Kalyani Living Tree Review: Bagalur 1, 2 and 3 BHK Apartments Near the Airport

Rs 45 lakh. That is the quoted entry ticket for a 1 BHK at Kalyani Living Tree in Bagalur, in a quarter when Bengaluru's average asking price climbed to Rs 11,293 per sq ft, up 14.5 percent year on year, with North Bengaluru leading new launches (PropNewz coverage of the NoBroker Q3 2026 data). At the bottom of the channel partner's range, that 576 sq ft home works out to about Rs 7,800 per sq ft, with parking and club charges already bundled in. Cheap entry near the airport is the headline. The fine print is a first-time residential developer, 2,522 homes in one gated estate, and records that disagree on the RERA number.

Short answer: Kalyani Living Tree is a RERA registered (PRM/KA/RERA/1251/309/PR/260924/007084, per the channel partner) project of 2,522 apartments in 10 towers on 25 acres inside the KIADB Aerospace Park at Bagalur, with 1, 2 and 3 BHK homes from about Rs 45 lakh to Rs 1.72 crore (indicative) and possession listed as September 2029 onwards (tentative). It suits aerospace, airport and Manyata-belt workers who want a well-equipped home under Rs 1 crore. The biggest trade-off is that Kalyani has no completed housing project to inspect.

What is Kalyani Living Tree, and who is it for?

Kalyani Living Tree is a large, under-construction apartment community on Plot 7 of the KIADB Hi-Tech Defence and Aerospace Park, off the Hennur to Bagalur road in North Bengaluru. It places 2,522 homes in 10 towers of basement, ground and 24 floors on 25 acres, and the developer says about 20 of those acres stay open as landscape.

The unit mix is wide, which is unusual for this belt. A compact 1 BHK of about 576 sq ft suits a single professional at an aerospace campus, while 3 BHK formats up to about 1,927 sq ft suit families who want space near the airport without paying Hebbal or Thanisandra prices. Investors with a five-year view may also find the 2 BHK ticket attractive for rental demand from the industrial park.

Can a first-time residential developer be trusted with 2,522 homes?

Kalyani Developers is a well-known Bengaluru name in offices and hospitality, but Living Tree is its first residential project, so buyers are backing a commercial track record rather than a housing one. Trade coverage at launch described it in exactly those terms (Realty+). The group's office campuses such as Kalyani Magnum and Kalyani Vista are known quantities among corporate tenants.

Offices and homes are different businesses. Apartment buyers care about finish quality, handover snag lists, the transition to a residents' association and how maintenance is run in year three. None of that can be tested yet. The partial mitigation is that construction is visibly under way: the developer's own updates showed work across Buildings 1 to 6 as of July 2026, and buyers can visit the site and compare progress with the RERA quarterly filings.

How connected is the Bagalur site to the airport and job hubs?

For anyone working in the Aerospace Park or at the airport, the location removes the cross-city commute; for anyone working in central Bengaluru, it adds one. By straight-line distance, KIADB Hardware Park is about 2.1 km away, the airport roughly 7 km (closer to 12 km on the road, which the developer puts at about 15 minutes) and Bhartiya City about 7.8 km. The developer also points to access to NH 44 (Airport Road) and to the future Satellite Town Ring Road.

The Namma Metro Blue Line to the airport passes about 3.8 km from the site. The most recent public figure we found put overall civil progress at about 72 percent in August 2026 (Business Today), with a full opening widely reported for around the end of 2027. Daily needs are reasonable for a growing belt: Delhi Public School, National Public School and Presidency School are within driving range, along with Presidency University, CMR University, and malls such as Phoenix Mall of Asia and Elements Mall.

What do the homes and amenities look like?

There are six layouts. The 1 BHK is about 576 to 579 sq ft, the 2 BHK about 1,041 to 1,054 sq ft, the 2 BHK plus study about 1,135 to 1,143 sq ft, and the 3 BHK comes in Smart (about 1,314 sq ft), Optimal (about 1,637 sq ft) and Luxe (about 1,927 sq ft) versions. Marketing material promises two balconies per home, Vastu-aligned plans and no shared walls, claims worth checking on the plan for your specific unit.

The amenity list is long, with more than 60 items claimed. Highlights include a dual clubhouse, swimming and lap pools, a gym and spa, a cricket ground with box cricket, mini golf, a skate park, a climbing wall, a trampoline park, co-working rooms, a mini theatre and a pet park. Specifications are practical rather than premium: vitrified tiles, engineered wood door frames, wall-hung WCs and solar hot water on the top two floors. One caution: project material gives the clubhouse as roughly 50,000 sq ft, but is unclear whether that is the combined figure or the size of each of the two clubs.

What will an apartment at Kalyani Living Tree really cost?

A 2 BHK will likely land close to Rs 1 crore once taxes and registration are added, even though it is marketed in the Rs 80 lakh range. Channel partner pricing for November 2026 places the 1 BHK at about Rs 45 lakh to Rs 52 lakh, the 2 BHK at about Rs 82 lakh to Rs 90 lakh, the 2 BHK plus study at about Rs 92 lakh to Rs 98 lakh, the 3 BHK Smart and Optimal at about Rs 1.08 crore to Rs 1.45 crore, and the 3 BHK Luxe at about Rs 1.60 crore to Rs 1.72 crore. All are indicative.

These quotes are agreement values with parking, club membership, legal fees and the first maintenance deposit already folded in. Expect to pay GST, any preferred location premium, water and power connection deposits, franking, stamp duty and registration separately. Ask for an itemised cost sheet for your unit and floor.

Is Kalyani Living Tree RERA registered, and when is possession?

Yes, but verify the number. The channel partner and several listings carry PRM/KA/RERA/1251/309/PR/260924/007084, while one aggregator shows PRM/KA/RERA/1251/472/PR/050224/006611. That could reflect two phases, since one listing splits the project into 1,630 homes in Phase 1 and 892 in Phase 2, or simply a data error. Search both on the Karnataka RERA portal and confirm which registration covers your tower.

Possession is listed as September 2029 onwards on a tentative basis, while some listings show a December 2028 target. Treat the RERA completion date for your tower as the binding one, and make sure the agreement for sale carries it.

How does it compare with other Aerospace Park projects?

Kalyani Living Tree is the cheapest entry and the largest open area in this group, while its neighbours offer either a longer residential record or a more premium 3 BHK product. The table uses figures from each project page.

Brigade El Dorado is the option for buyers who want an experienced residential developer and an earlier handover in the same park. Assetz Codename Summit suits buyers who want only a larger 3 BHK in a smaller community of 676 homes, at a higher ticket.

What are the honest risks and trade-offs?

Supply is the first risk. Several large launches from Assetz, Brigade, Purva, Prestige and others are competing for the same buyers within a few kilometres, and 2,522 homes in one estate means many owners could try to resell or rent at the same time around 2029 and 2030. That can cap appreciation in the first years after handover.

The second is developer inexperience in housing, discussed above. The third is distance: until the metro and ring road arrive, daily trips to the central business district or the Outer Ring Road's southern stretch will be long. The fourth is data quality. The RERA number, possession date and clubhouse size all vary across sources, which is a reason for careful document checks rather than a reason to walk away.

Should you buy at Kalyani Living Tree?

Buy it if your work is in the Aerospace Park, at the airport or in the Manyata to Hebbal belt, you want a well-equipped home under Rs 1 crore, and you can wait until about 2029. Open space, size range and visible construction are real positives. Skip it if you need a short commute to central Bengaluru now, or if a delivered residential track record is non-negotiable. Run these seven checks before booking.

What else do buyers ask about Kalyani Living Tree?

What is the starting price at Kalyani Living Tree?

Prices start at about Rs 45 lakh for a 1 BHK and top out near Rs 1.72 crore for the 3 BHK Luxe, on channel partner quotes from November 2026. These include parking and club charges but exclude GST, stamp duty and registration.

Is Kalyani Living Tree RERA approved?

Yes. The channel partner lists PRM/KA/RERA/1251/309/PR/260924/007084, but one aggregator shows a different number. Check both on the Karnataka RERA portal and confirm which registration and phase cover your unit before paying.

When will Kalyani Living Tree be ready?

Possession is listed as September 2029 onwards on a tentative basis, with some listings showing December 2028. Work was under way across Buildings 1 to 6 as of July 2026. Rely on the RERA completion date for your tower.

Who is Kalyani Living Tree best for?

It suits buyers working in the Aerospace Park, at the airport or in the Manyata to Hebbal belt who want a well-equipped home under Rs 1 crore and can wait until about 2029. It suits less well those needing a short city commute today.

See the full fact sheet on the Kalyani Living Tree project page.

This review reflects information available as of November 5, 2026.

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

By PropNewz Team