Amberstone Codename Lake One Review: Anjanapura Lakeside Pre-Launch Weighed

On October 5, 2026, Knight Frank India reported that Bengaluru sold 43,140 homes between January and September, up 5 percent while national sales stayed flat, Free Press Journal reported. Two days later, the Reserve Bank of India raised the repo rate to 5.50 percent, its first hike since February 2023. Along Kanakapura Road, where asking rates rose from about Rs 9,600 to about Rs 11,600 per sq ft between June 2025 and March 2026 according to Square Yards data, a smaller name is lining up a lakeside launch. Amberstone Codename Lake One is being marketed before it has a RERA number.

Short answer: Amberstone Codename Lake One is a pre-launch project of about 194 two, two-and-a-half and three bedroom homes in three towers on roughly 2.2 acres beside Thippasandra Lake in JP Nagar 9th Phase, Anjanapura, with indicative broker prices from about Rs 1.1 crore to about Rs 2 crore. It is RERA-pending and not yet registered with K-RERA. The single biggest trade-off is uncertainty: the unit count, possession date and even the price inclusions differ between listings.

What is Amberstone Codename Lake One, and who is it for?

Amberstone Codename Lake One is a compact, mid-segment high-rise planned by Amberstone Properties in a settled part of south Bengaluru, not a frontier township. Broker listings describe three towers of two basements, a stilt level and 22 floors, a clubhouse and a pool. An environmental clearance application, SIA/KA/INFRA2/574203/2026, was filed on May 8, 2026 by Amberstone Infrastructures for a residential project with a clubhouse in Tippasandra village. PropNewz reads that filing as this project because the village, the group and the timing match, but the developer has not said so. The Lake One project page carries the detail.

It suits families making a first or second purchase who work in south Bengaluru or Electronic City and want an address near the Green Line and established schools. It is a weaker fit for anyone who needs a confirmed price or handover date, or who commutes daily to Whitefield, the Outer Ring Road or north Bengaluru.

Is Amberstone Properties a builder you can trust?

Amberstone Properties has a visible, active pipeline in south and south-east Bengaluru, but its delivery record is not well documented. Off Sarjapur Road it sells Vectra and Ventara at Chambenahalli. Nearer this site it has Amberstone Codename Pride of JP Nagar at Kothnur, and Illumina, The Ninth and Elanza around JP Nagar 9th Phase and Kanakapura Road. Several carry K-RERA numbers.

Listing sites disagree on its history: one dates the brand to 2023, another claims 16 years and 20 finished projects. PropNewz has not verified either. Ask for occupancy certificates on two delivered Amberstone buildings, then walk through one. Also note that the environmental filing names Amberstone Infrastructures, not Amberstone Properties, so ask which legal entity owns the land and will sign your agreement.

How good is the Anjanapura location?

The location is the project's strongest card: a filled-in residential belt with metro, ring road and schools already in place. The site is listed on the Anjanapura 80 Feet Road side of JP Nagar 9th Phase, between JP Nagar, Anjanapura and Talaghattapura. Kanakapura Road and the Namma Metro Green Line are a short drive west, though listings disagree on the distance to the nearest station. NICE Road, just south, is the tolled link east to Electronic City, about 12 to 13 km as the crow flies by one listing's estimate. Banashankari is about 7 to 8 km away, and Forum South Bengaluru at Konanakunte is close.

The costs are distance and lake risk. Whitefield, the Outer Ring Road and north Bengaluru are long commutes, and the airport run usually takes well over an hour. Lake frontage sells, but check the lake's present condition and the buffer zone marked on the sanctioned plan, not the render. Second-airport talk is speculation: Square Yards notes sites are still under evaluation, with commissioning after 2033.

What homes do you get, and how dense is it?

You get a mid-sized 2, 2.5 or 3 BHK in a 22-floor tower, in a community of moderate density for south Bengaluru. Two platforms list matching super built-up sizes. The 2 BHK comes in at roughly 1,200 or 1,250 sq ft, the 2.5 BHK at 1,300 or 1,500 sq ft, and the 3 BHK at 1,600 or 1,880 sq ft.

About 194 homes on 2.2 acres is close to 90 homes per acre, which keeps the clubhouse load manageable, but leaves less open land than the 75 percent open space claim in some marketing implies. Listed amenities are the usual club, gym, pool, courts and gardens. One listing mentions about 150 homes, another lists 2.5 acres and a single tower, so the plan is not fixed.

What will a home at Amberstone Codename Lake One really cost?

Broker listings suggest about Rs 1.1 crore to Rs 1.31 crore for a 2 BHK, Rs 1.19 crore to Rs 1.57 crore for a 2.5 BHK and Rs 1.46 crore to Rs 1.97 crore for a 3 BHK. These are indicative only. For an identical unit, the two main listings can be Rs 15 lakh to Rs 25 lakh apart, and only one calls its price all-inclusive. On the quoted bands, that is roughly Rs 9,200 per sq ft for the smallest 2 BHK and about Rs 10,500 for the largest 3 BHK, below the corridor's reported average asking rate of about Rs 11,600.

That gap is the buying case, and it may narrow at launch. When a cost sheet appears, get parking, club membership, BESCOM and BWSSB deposits, development charges, floor rise, any lake-view premium, the corpus fund and advance maintenance in writing, with GST, stamp duty and registration listed separately. With the repo rate at 5.50 percent and possession likely around 2030, model several years of EMI and rent together.

What is the RERA status, and when is possession?

Amberstone Codename Lake One is RERA-pending: no K-RERA registration number had been found as of October 2026. Under Section 3 of the RERA Act, a project cannot be advertised or sold before registration, so any expression of interest you pay now carries none of RERA's protections. The PARIVESH proposal number is an environmental filing, not a sales registration, and should never be offered to you as a substitute for one.

PARIVESH records the filed cost as 9,571, most likely in lakh, or about Rs 95.7 crore; confirm the unit on the portal. On possession, one listing says December 2028 onwards and another December 30, 2030. For a project that has not launched, 2030 is the realistic planning date, and only the RERA date will bind the developer.

How does Amberstone Codename Lake One compare with nearby options?

Lake One offers a lake address and possibly a lower entry rate, but registered neighbours give you dates and paperwork today. NCC Urban Lake Springs is a registered lake-facing 3 BHK project in the same pocket, Sattva Forest Ridge sits on the same 80 Feet Road, and Amberstone's own Pride of JP Nagar is nearby in Kothnur.

What are the biggest risks and trade-offs?

The biggest risks are unprotected money, thin and conflicting data, and an untested developer record. The project is pre-RERA, the listings disagree on homes, land, towers and dates, and the filing entity differs from the brand name. Kanakapura Road and Anjanapura also carry a heavy pipeline of launches from larger developers, which helps you bargain now but can slow resale later. Use these checks before committing.

Our verdict: should you buy at Amberstone Codename Lake One?

Amberstone Codename Lake One is worth tracking for a south Bengaluru family that wants a 2 or 3 BHK under about Rs 2 crore near the Green Line, and not yet worth booking. The location, a likely entry rate below the corridor average and moderate density are real strengths. The missing RERA registration, conflicting listing data, the entity mismatch and an unverified delivery record are real weaknesses. Wait for the K-RERA number and a written cost sheet, then compare it with the registered projects on the same road.

What do buyers ask most about Amberstone Codename Lake One?

What is the price of Amberstone Codename Lake One?

No official price exists yet. Broker listings put a 2 BHK at about Rs 1.1 crore and the largest 3 BHK near Rs 2 crore, but the two main listings can sit Rs 15 lakh to Rs 25 lakh apart for one unit and disagree on inclusions. Treat every figure as indicative until K-RERA registration.

Is Amberstone Codename Lake One RERA registered?

No. The project is RERA-pending and not yet registered with K-RERA as of October 2026. An environmental application, SIA/KA/INFRA2/574203/2026, was filed on May 8, 2026 by Amberstone Infrastructures for Tippasandra village, which PropNewz links to this project. Pay nothing, including an expression of interest, before a registration number appears.

When is possession at Amberstone Codename Lake One?

There is no binding date. One listing says December 2028 onwards and another gives December 30, 2030, the safer assumption for a project that has not launched. Only the completion date in the eventual K-RERA registration and the agreement for sale should drive your rent and EMI planning.

Who should consider Amberstone Codename Lake One?

It suits families who work in south Bengaluru or Electronic City and want a 2 or 3 BHK under about Rs 2 crore in a settled neighbourhood near the Green Line. It does not suit buyers who need a fixed price, a registered date, an early handover or a long, verified developer record.

This review reflects information available as of October 25, 2026.

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By PropNewz Team