Ashwin Sheth Bannerghatta Review: Rs 18,000 a Foot on a Rs 9,650 Road

The indicative rate on Ashwin Sheth's Bannerghatta Road project is Rs 18,000 per square foot. Apartments on Bannerghatta Road average about Rs 9,650 per square foot, and the top of the observed range is around Rs 14,150. That is not a premium. That is a different market. Anyone considering this project needs to start there, because 262 homes on 5.2 acres at G+28 is otherwise a conventional proposition.

Short answer: Ashwin Sheth Bannerghatta is a pre-launch high-rise development on Bannerghatta Road, Bangalore, with 262 homes on 5.2 acres in a G+28 configuration, offering 2, 3 and 3.5 BHK formats. The indicative rate is Rs 18,000 per square foot, no K-RERA registration exists, and the project page lists an expected launch of January 2026 that has since passed. The trade-off is severe: the quoted rate sits far above everything transacting on this corridor.

What is this project?

A mid-sized high-rise community. Two hundred and sixty-two homes on 5.2 acres at ground plus 28 floors, which works out to about 50 homes per acre, a sensible density that leaves genuine room on the ground. The configuration ladder runs 2, 3 and 3.5 BHK, which is broad for a project positioned at this rate: a 2 BHK at Rs 18,000 per square foot would be an unusual product anywhere in Bangalore, let alone on Bannerghatta Road.

Is Rs 18,000 per square foot defensible here?

On the published evidence, no, and this is the central finding of the review. Flats on Bannerghatta Road range from about Rs 6,500 to Rs 14,150 per square foot, averaging roughly Rs 9,650, and the corridor has appreciated strongly over the past year. Rs 18,000 is roughly 86 percent above that average and above the top of the observed range entirely.

A rate like that is normally seen in central Bangalore or in genuinely rarefied product. It is possible the figure refers to a specification and finish level the corridor has not previously seen, and it is equally possible the number is an early indicative figure that will settle lower at launch. Either way, treat it as unconfirmed, ask what the final price list says, and benchmark it against transacted rates rather than asking rates before you commit.

What does the passed launch date tell you?

That the timeline has already slipped. The project page carries an expected launch of January 2026, which is eight months behind us as of September 2026, with no registration and no confirmed price list in the interim. Launch delays at pre-launch stage are common and are not by themselves alarming, but combined with an indicative rate well above the market they suggest a project still working out its positioning. Ask directly when the launch is now expected and what changed.

Does Bannerghatta Road support a premium project?

The corridor itself is improving genuinely. Bannerghatta Road carries strong social infrastructure, with established schools, hospitals including a major multi-specialty cluster, and retail, and the Pink Line metro under construction along the corridor is the main structural upgrade ahead. Corridor rates have moved sharply over the past year on the back of that.

The counterweight is traffic, which on Bannerghatta Road is severe at peak and has been for a decade, and the fact that the Pink Line is still years from operation. A premium project here is buying into an improving address rather than an already-premium one, and the pricing should reflect which of those two it is.

What will it cost all in?

No base price has been published for any configuration, only the indicative per square foot rate, so an all-in figure cannot be computed without unit sizes. The structure is standard. On whatever total you are quoted, add 5 percent GST and roughly 6.6 percent for Karnataka stamp duty, registration and cess, then floor rise across 28 storeys, car parking, the clubhouse and infrastructure deposit, corpus and advance maintenance. At Rs 18,000 per square foot even a modest 1,600 square foot 3 BHK would reach roughly Rs 2.88 crore before any of that is added.

Is it registered, and when is possession?

No K-RERA registration has been confirmed and no possession date is published, which follows from the launch not having happened. Without registration there is no mandated project account, no enforceable completion date and no delay-compensation protection. Karnataka RERA has been firmer this year, penalising builders who fail to file annual audit reports, but that authority does not reach unregistered projects. Search rera.karnataka.gov.in by promoter name before accepting any number quoted to you.

How does it compare with other Bannerghatta options?

Against the registered competition on the same road, the rate is the outlier.

For a registered option on the same road at a published entry price, Godrej Bannerghatta Road at Dinnepalya starts at Rs 1.57 crore. For registered low-rise luxury nearby, Sobha Magnus at Kothnur is a G+9 project from Rs 3.2 crore with a May 2030 registered date.

There is a useful sanity check available here. Sobha Magnus, on the same corridor, is a registered low-rise luxury product asking Rs 3.2 crore and upward, and Godrej is registered and asking from Rs 1.57 crore. If Ashwin Sheth's rate holds, its 3 BHK would land in or above the Sobha range while carrying neither the registration nor the low-rise format. That is the comparison to put in front of the sales team and ask them to justify line by line.

The 2 BHK in the configuration list is the detail that makes the pricing hardest to read. At the quoted rate a compact two bedroom home of around 1,100 square feet would cost close to Rs 2 crore before taxes and charges, which is a price point at which most Bangalore buyers move to a 3 BHK in a different micro-market entirely. Either the 2 BHK here is far larger than the format usually implies, or the rate will not survive contact with the launch. Ask which it is.

What are the honest risks?

The rate is first, last and in between. Paying roughly 86 percent above the corridor average on an unregistered project with no published launch date is a difficult position to defend, and resale would require the whole of Bannerghatta Road to reprice upward to match. Second, the passed launch date and absent registration mean nothing about this project is currently fixed. Third, with only 262 homes, the amenity cost per household will be higher than in the large townships nearby, which compounds the price question rather than offsetting it.

What should you check before you book?

Every question here starts with the price.

Verdict: should you consider Ashwin Sheth Bannerghatta?

Not on the currently published information. The site and the format are reasonable, 50 homes per acre is a comfortable density, and the developer has another project on the same corridor priced far more conventionally. But an indicative rate of Rs 18,000 per square foot on a road averaging Rs 9,650, with no registration, no published unit sizes, no possession date and a launch date that has already passed, is not something a buyer can sensibly underwrite. Ask for the final price list and the registration, and revisit only when both exist.

Is Ashwin Sheth Bannerghatta RERA registered?

No K-RERA registration has been confirmed and the project remains at pre-launch. Search rera.karnataka.gov.in by promoter name and verify the position yourself before paying any booking or expression-of-interest amount.

What is the price at Ashwin Sheth Bannerghatta?

The indicative rate is Rs 18,000 per square foot. No base price has been published for any configuration and unit sizes are not available, so a total price per home cannot currently be computed.

How large is the project?

Two hundred and sixty-two homes on 5.2 acres in a ground plus 28 floor configuration, which works out to about 50 homes per acre. Configurations offered are 2, 3 and 3.5 BHK.

When is possession?

No possession date has been published. The project page lists an expected launch of January 2026, which has passed, and the project has neither launched publicly nor registered with Karnataka RERA since.

This review reflects information available as of September 18, 2026.

Talk to PropNewz to evaluate this project. Let's chat.

By PropNewz Team