MAIA The Seven Basavanagudi Review: Price, RERA, Possession and Trade-offs

On October 5, 2026, Knight Frank data reported by The Realty Today counted 258,238 homes sold across India's eight largest housing markets between January and September, against 279,899 new launches. Very few of them sit within walking distance of the Bull Temple on a parcel of nearly four acres.

That is the context for MAIA The Seven, a two-tower, 4 BHK-only project near Vidyapeeta Circle where Basavanagudi meets Thyagarajanagar. It is rare stock in a supply-starved neighbourhood, and it carries a ticket size that narrows the field of buyers sharply.

Short answer: MAIA The Seven is a serious option for end users who want a large new-build home in South Bengaluru's heritage core. Prices start around ₹13.5 Cr (indicative), all homes are 4 BHK of about 4,419 to 4,950 sq ft, and the project is registered with Karnataka RERA (PRM/KA/RERA/1251/310/PR/270326/008558). The biggest trade-off is time: listings citing RERA give possession as March 2031, while the developer has spoken of 2029.

What is MAIA The Seven and who is it for?

MAIA The Seven is an ultra-premium apartment project of two high-rise towers on about 3.67 acres in Basavanagudi, offering only large-format 4 BHK residences. Launch coverage in The Realty Today puts the plan at 128 homes across roughly six lakh sq ft, with construction slated to begin in early 2026.

The scale is what sets it apart. New premium supply in Basavanagudi usually arrives as a boutique block on a former bungalow plot of an acre or less. Here, a single parcel of nearly four acres allows two towers, two clubhouses and a large share of open ground. The buyer it fits best is an established family or HNI who wants to stay in South Bengaluru, near schools, temples and old markets, but with a modern building, power backup and staff quarters. It is a weaker fit for anyone chasing rental yield or a quick exit.

Who is MAIA Estates and what is its track record?

MAIA Estates is a Bengaluru developer founded in 2016 by Mayank Ruia, who previously led a large residential project for Phoenix Mills. Its earlier work in North Bengaluru and the central business district includes 27 Summit, The Beacon, Pelican Gardens and Pelican Grove, all positioned at the premium end with relatively low unit counts.

The Seven is the firm's first project in South Bengaluru and is being developed under a joint development agreement with the landowner. In November 2025, Entrepreneur India reported ₹120 crore of debt funding from Arnya for the project. Lender backing signals diligence, not a delivery guarantee, and MAIA's portfolio is still young, so buyers should visit a completed MAIA building, speak to residents there, and compare promised and actual handover dates before booking.

How well connected is the Basavanagudi location?

The location is strong for daily life in South Bengaluru and average for a tech-park commute. Listings place the Bull Temple about 1.1 km from the site, Jayanagar 4th Block market about 1.9 km, Gandhi Bazaar about 2.4 km and Lalbagh about 3.1 km. Several Namma Metro Green Line stations lie within roughly 2 to 4 km, and Kanakapura Road is the main southbound artery.

Social infrastructure is the real draw. Vidyaniketan School is listed under a kilometre away and Carmel School about 1.7 km, Promed Hospital is close by, and the Jayadeva Institute of Cardiology is about 4 km out. The weak spot is office access: Embassy GolfLinks and Electronic City are roughly 10 to 17 km away, so buyers who commute to Whitefield or Outer Ring Road daily should test the trip at 9 am before committing.

What do the homes, sizes and amenities look like?

Every home is a 4 BHK, with saleable areas listed at about 4,419 to 4,950 sq ft. Listings describe a layout with no shared walls between neighbours, homes open on at least three sides, a staff room with its own entry, and large private decks. Launch coverage says each tower rises 36 floors, though one source cites G+32, so confirm the approved height on the RERA filing.

Shared facilities are spread over two clubhouses that together exceed 100,000 sq ft, with a resort-style pool, gym, yoga pavilion, spa, steam and sauna, courts for tennis, squash and badminton, a multi-use games area and a running track. Specifications listed include imported marble in living areas, engineered stone kitchen counters, premium German and Japanese bath fittings, double-glazed windows and full power backup. One point to clarify: some listings quote a carpet area near 2,983 sq ft, which suggests the gap between saleable and carpet area is large. Ask for the RERA carpet area of the exact unit you are considering.

What will a home at MAIA The Seven actually cost?

Expect an indicative base price of about ₹13.5 Cr to ₹15.12 Cr, which works out to roughly ₹27,500 per sq ft on saleable area. Some listings show lower entry figures of ₹8.5 Cr or ₹10.78 Cr, but these appear to use a different area basis or unit mix, so treat them with caution until you hold a developer cost sheet.

The base price is not the full bill. On an under-construction home, GST is charged at 5 percent. Listings estimate stamp duty and registration together at roughly 7.66 percent of the agreement value. On a ₹13.5 Cr base, that alone adds about ₹1.7 Cr before floor rise, car parking, clubhouse membership, maintenance deposits and legal fees, none of which have been published in detail. Request a full, signed cost sheet and a payment schedule linked to construction milestones, not to calendar dates.

Is MAIA The Seven RERA registered and when is possession?

Yes, the project is registered with Karnataka RERA under PRM/KA/RERA/1251/310/PR/270326/008558, dated March 2026. The possession date is the softer point. Listing sites that cite the RERA filing give March 2031, while launch press coverage spoke of completion by 2029.

A gap of up to two years between a developer target and the RERA date is common in high-rise luxury construction, and the RERA date is the one that carries legal weight. Plan your finances, rental exit and school decisions around March 2031, and treat 2029 as an upside. Check the certificate, approved unit count and project completion date yourself on the Karnataka RERA portal, since sources disagree on whether the project has 128 or 76 homes.

How does MAIA The Seven compare with nearby premium projects?

The closest under-construction alternative is Purva Orient Grand on Lalbagh Road, a single Puravankara tower of 3 and 4 BHK homes that the developer's site prices from about ₹5.5 Cr. For buyers who want a finished building today, Prestige Kingfisher Towers on Vittal Mallya Road trades on the resale market, where The News Minute reported two 8,321 sq ft homes selling for about ₹35 Cr each in 2022.

Orient Grand costs far less per home and should deliver years earlier, but in a smaller single tower on about 1.15 acres. Kingfisher Towers removes construction risk entirely, at more than double the ticket and a CBD rather than South Bengaluru setting. The Seven sits between them: new-build, larger land, a heritage address, and a long wait.

What are the main risks and trade-offs?

The first risk is exit liquidity. A ₹13 crore plus apartment has a small pool of resale buyers, so selling quickly at a fair price depends on finding another wealthy family that wants this exact address. The second is time. Between the 2029 target and the March 2031 RERA date, your capital may be locked into a building site for four to five years from launch.

The third is data quality. Sources differ on the unit count (128 or 76), the tower height (36 floors or G+32) and the area basis (saleable versus a much smaller carpet figure). Check each against the RERA filing. The fourth is price premium: at about ₹27,500 per sq ft, The Seven sits above the ₹18,000 to ₹26,000 range listings quote for other premium Basavanagudi launches, so near-term appreciation is unlikely to be fast. Finally, years of high-rise construction will bring noise and truck traffic to nearby streets.

What do buyers usually ask about MAIA The Seven?

What is the starting price of MAIA The Seven?

MAIA The Seven starts at about ₹13.5 crore, with listings showing a range up to ₹15.12 crore. That works out to roughly ₹27,500 per sq ft. All figures are indicative, and GST, stamp duty, registration, parking and deposits are extra, so ask for a full cost sheet.

Is MAIA The Seven approved by RERA?

Yes. The project is registered with Karnataka RERA under PRM/KA/RERA/1251/310/PR/270326/008558, dated March 2026. Confirm the approved unit count, carpet areas and completion date on the Karnataka RERA portal before booking.

When will MAIA The Seven be ready?

Listings citing the RERA filing give possession as March 2031, while launch coverage mentioned a 2029 target. Plan around the RERA date, and treat an earlier handover as a bonus rather than a promise.

Who should consider MAIA The Seven?

It suits established families and HNI end users who want a large, new 4 BHK in South Bengaluru near schools, hospitals and old markets, and who can hold the purchase through a long build. Yield-focused investors should look elsewhere.

Is MAIA The Seven worth a closer look?

For an end user who values the Basavanagudi address, wants a large, newly built home with staff quarters and generous decks, and can carry a ₹13 crore plus commitment through a 2029 to 2031 delivery window, MAIA The Seven deserves a site visit and a careful read of the RERA documents.

For buyers who want possession soon, a lower ticket, or a fast resale, the trade-offs are significant, and Purva Orient Grand or a finished resale home is likely the better fit. Use the checklist below before booking.

This review reflects information available as of November 14, 2026.

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By PropNewz Team