Purva Codename Flow at Bagalur Aerospace Park: A 25-Acre North Bangalore Township Decoded

If you have driven the New Airport Road towards Devanahalli on a weekday morning over the last 18 months, you will have watched the Aerospace SEZ corridor crystallise from concept into actual ground reality. Boundary walls, security cabins, branded campuses and the early signs of township scale residential construction now dot what was, until very recently, mostly farmland and small holdings. The corridor has shifted from a long horizon thesis into a corridor that hosts daily working populations of meaningful size.

Purva Codename Flow, the Puravankara pre-launch positioned at the heart of this corridor, is one of the marquee residential responses to that shift. Quick facts to anchor the rest of this read: approximately 25 acres at Bagalur in Gummanahalli, North Bangalore (560 562149), inside the Aerospace SEZ corridor; 8 high-rise towers in a 2 basement plus stilt plus 30 to 31 floor format; around 2,600 plus units; 2, 3 and 4 BHK apartments from roughly 1,010 to 2,400 square feet; pre-launch pricing from approximately Rs 1.10 crore for the 2 BHK at around Rs 11,000 per square foot plus taxes; K-RERA registration under process; possession targeted for December 2029 to December 2030.

About Purva Codename Flow

Puravankara is a four decade old listed developer with a particularly deep South Indian footprint and a track record of large-scale township execution. Codename Flow is the brand's largest North Bangalore township play in this cycle, likely to be officially branded at launch as Purva Esplanade. The 25 acre footprint, 8 tower configuration, and 2,600 plus unit count put it firmly in township territory rather than standalone tower positioning, which has implications for both amenity depth and absorption timeline.

The buyer base maps cleanly onto the corridor's employment story. The first segment is working professionals at the Aerospace Park, Devanahalli SEZ, the broader airport corridor's GCC clusters, and the rapidly expanding Walmart Global Tech and adjacent BFSI office presence in North Bangalore. The second is families relocating from the Whitefield-Sarjapur Road belt who want larger units, deeper amenities and shorter commutes than the IT corridors now offer. The third is NRI investors looking for clean Tier-1 brand exposure in a corridor still pricing meaningfully below mature Bangalore.

Location and Connectivity

The project sits at Bagalur in Gummanahalli, off BK Halli Road and the New Airport Road (NH 104). The functional commute geography is built around four anchors. Devanahalli town and the SEZ are roughly 15 minutes away. Yelahanka and Jakkur are 20 to 30 minutes off peak. Hebbal junction is 30 to 40 minutes. The airport is 20 to 30 minutes by road, depending on whether you take BK Halli Road or NH 44.

Three connectivity threads matter for the 2026 buyer. The first is the airport corridor's continued operational growth, with international travel demand from Bangalore expanding faster than any other Indian metro. The second is the Phase 3 metro alignment, which extends through the Hebbal, Yelahanka and Thanisandra corridor and is staggered for commissioning across 2027 and 2028. Buyers should not pay an inflated metro premium today, but the alignment optionality through this corridor is materially better than it is for any other Bangalore growth zone. The third is the STRR and Bangalore-Chennai Expressway connectivity, which is more relevant for regional logistics and weekend travel than for daily commute, but compounds the corridor's long horizon thesis.

Amenities and Lifestyle

The 100,000 square foot clubhouse is the project's anchor amenity. Inside, the typical Puravankara high-rise township inventory applies: an Olympic length swimming pool, a fully equipped gymnasium and dedicated yoga and Pilates studios, indoor games rooms covering table tennis, billiards and chess, and a multipurpose hall and theatre. Outside, sky gardens at multiple tower levels, jogging and walking trails through the township's open spaces, dedicated children's play zones, and outdoor sports courts including tennis, basketball and badminton round out the package.

Around 80 percent open space is the structural feature that distinguishes a township scale community from a tower scale one. With 2,600 plus units across 25 acres, the density per acre is well within the comfort range for a high-rise project, and the open space ratio supports the daily living rhythm that tower-only projects often struggle with. Wellness and retail amenities planned within the township include cafe and restaurant space, a convenience grocery format, and dedicated co-working zones suited to the corridor's hybrid-work professional base.

Pricing, Configurations and Investment View

Pre-launch pricing is approximately Rs 11,000 per square foot plus taxes. On indicative super built-up areas, the 2 BHK at 1,010 to 1,220 sqft prices from approximately Rs 1.10 to 1.18 crore, the 3 BHK at 1,500 to 1,800 sqft sits in the Rs 1.65 to 2.0 crore band, and the 4 BHK at 2,100 to 2,400 sqft prices in the Rs 2.3 to 2.65 crore range.

The expression-of-interest token is around Rs 1 lakh, used to secure priority allotment by timestamp at launch. GST applies at the prevailing rate, Karnataka stamp duty and registration are extra, and the typical Puravankara amenity, club and corpus charges layer on top. A buyer should always demand a fully loaded quote that includes all of these, plus floor rise and parking allocation, before treating the headline price as the actual cost.

The investment view rests on the airport corridor's continued employment build-out, the supply curve dynamics across the 2026 to 2028 launch window, and the regulatory cycle. Pre-launch entry below Rs 11,000 per square foot in a Tier-1 township-scale community in this corridor is structurally interesting, but the discipline that has stood up well in 2026 applies. Pay only the EOI token at this stage, and wait for K-RERA registration before signing the Allotment Letter.

How It Compares in the Airport Corridor

Within Puravankara's own portfolio, the closest comparable for a North Bangalore buyer is Purva Codename Tech Living at Panathur, which serves the Sarjapur Road and ORR South-East buyer rather than the airport corridor. For a buyer who specifically wants Puravankara's brand backing in North Bangalore, Codename Flow is the marquee 2026 launch.

Looking at the broader airport corridor, Brigade Savannah at Gummanahalli, Devanahalli is the closest Tier-1 alternative by a different builder. Brigade Savannah operates at a different scale and amenity emphasis. Buyers should evaluate the two on density per acre, amenity depth, phase delivery commitment and the realistic 2030 to 2031 possession math before committing capital. Both projects benefit from the same corridor-level employment and connectivity story.

Frequently Asked Questions

Where is the project located?

Bagalur in Gummanahalli, North Bangalore (560 562149), inside the KIADB Aerospace SEZ corridor.

What is the configuration set?

2, 3 and 4 BHK apartments across 8 high-rise towers, with super built-up areas from approximately 1,010 to 2,400 square feet.

What is the pre-launch price?

Approximately Rs 11,000 per square foot plus taxes, with 2 BHK from around Rs 1.10 crore.

Is K-RERA in place?

K-RERA registration is currently under process. Buyers should not sign the Allotment Letter or Agreement of Sale until the registration number is visible on rera.karnataka.gov.in.

When is possession expected?

December 2029 to December 2030, subject to RERA registration.

How big is the project?

Approximately 25 acres, 8 high-rise towers, around 2,600 plus units, with 80 percent open space and a 100,000 square foot clubhouse.

Thinking about Purva Codename Flow? The PropNewz team can walk you through the configuration trade-offs, the realistic possession math, and the airport corridor's broader supply pipeline without any pressure. Get in touch and we will set up a site visit or a virtual walkthrough at a time that works for you.