Purva Mandur Review: A Pre-RERA Old Madras Road Campus Weighed for Buyers

On October 13, 2026, Puravankara reported pre-sales of Rs 2,136 crore for the July to September quarter, up 62 percent on a year earlier, with average realisation rising to about Rs 11,651 per sq ft, Business Today reported. Part of what will feed future quarters is a 14.57-acre parcel at Mandur, off Old Madras Road, which the group's Purvaland Private Limited filed for environmental clearance in July. PropNewz calls it Purva Mandur because it has no marketing name yet. Here is what a buyer can and cannot judge today.

Short answer: Purva Mandur is a planned Purva Land residential development of about 1.8 million sq ft saleable on roughly 14.57 acres at Mandur, east of Budigere Cross in East Bengaluru. It is RERA-pending and not yet registered, with no price, no configurations and no possession date. The biggest trade-off is that the location is early and carries baggage: thin social infrastructure, heavy supply on the corridor and the legacy of the old Mandur landfill. Track it; do not pay anything yet.

What is Purva Mandur, and who is it for?

Purva Mandur is a working name for a large Puravankara group project that exists today as a land deal and a filing. The Purva Mandur project page records proposal SIA/KA/INFRA2/581888/2026, submitted to Karnataka's State Environment Impact Assessment Authority on July 22, 2026, for a residential development at Manduru village, Bengaluru East taluk, at a filed cost of about Rs 1,118 crore.

The land deal was disclosed in May. Puravankara put the potential gross development value at about Rs 2,300 crore, with about 7.92 acres held under a joint development agreement and about 6.65 acres bought outright, The Tribune reported. That is a big multi-tower campus in the making. It is for a patient buyer who works in Whitefield or along Old Madras Road and wants a branded gated community at an early-stage entry point. It is not for anyone who needs keys within three or four years.

Is Puravankara a builder you can trust?

Puravankara has a long, public delivery record, which is the best argument for watching this project. Founded in 1975 and listed on the BSE and NSE, it sells under the Purva, Provident and Purva Land brands, reported record sales of about Rs 7,407 crore for FY26, and handed over 977 homes in the July to September 2026 quarter alone. Finished group projects open to inspection include Purva Palm Beach in the Hennur area and Purva Highlands at Mallasandra.

Purva Land, the brand on this filing, has Purva Kensho Hills and Purva Tranquility under way near Sarjapur, plus Purva Northern Lights at the KIADB Aerospace Park, a K-RERA registered project with a December 2029 date that is the best live guide to the brand's current product and pricing. A listed parent means land deals, launches and collections are disclosed to exchanges. That helps, but like any large developer Puravankara has run late on some projects in past cycles, so read every phase's quarterly RERA filings.

How good is the Mandur location?

Mandur is an emerging edge location, useful for Whitefield and the airport, and weak on day-to-day living. The village sits past Budigere Cross, wedged between the Old Madras Road highway and the roads that run towards Budigere and Hoskote. Whitefield, ITPL and Kadugodi are roughly 12 to 15 km by road. KR Puram and the Outer Ring Road are reached along Old Madras Road, a national highway, and the Purple Line metro runs to Whitefield on the city side. The airport is reachable through Budigere and Devanahalli without crossing the core city.

The Satellite Town Ring Road and industrial growth around Hoskote are often pitched as future drivers. Treat them as possibilities, not timetables. Schools, hospitals and retail mostly mean a drive today. Then there is the landfill. Mandur hosted one of Bengaluru's largest garbage dumps, closed in the mid 2010s after long local protests, and residents have reported contaminated water and health problems, as Citizen Matters documented. Ask exactly how far the parcel is from the old site, and for groundwater test results.

What homes will Purva Mandur offer?

Nobody outside the company knows yet. No configurations, tower or floor counts, unit sizes or amenity list have been published. The filing says only residential development. Roughly 1.8 million sq ft of saleable space across the 14.57 acres suggests mid-rise or high-rise apartments rather than plots or villas, though Puravankara has not confirmed the format.

For scale, 1.8 million sq ft at a typical 1,300 to 1,600 sq ft per home would be well over 1,000 homes, but that is arithmetic, not a disclosed unit count. A campus that big usually comes with a sizeable clubhouse, sports courts and landscaped open areas. When the registration lands, read the carpet areas, the homes per floor, the tower spacing, the parking ratio and the phasing before anything else. Large campuses are often launched in phases, which means construction around early buyers for years.

What will a home at Purva Mandur really cost?

There is no price, and PropNewz is not estimating one. The only number in public is a company planning figure: about Rs 2,300 crore of GDV over about 1.8 million sq ft, or roughly Rs 12,800 per sq ft on average. That covers the whole project over several years, and should not be read as a launch rate. For context, nearby Sattva Aangane is indicated at about Rs 11,500 per sq ft through channel partners.

When a cost sheet appears, ask in writing for car parking, clubhouse membership, BESCOM and BWSSB connection charges, power backup, the maintenance deposit and advance maintenance, floor rise and preferred location charges, legal fees and the GST rate. Stamp duty and registration are extra. Because this is partly a joint development, ask whether your unit is from the developer's share or the landowners' share, since landowner inventory is sometimes sold separately at different prices. With the Reserve Bank of India having raised the repo rate to 5.50 percent on October 7, also budget for a loan rate above today's offers.

What is the RERA status, and when is possession?

Purva Mandur is not yet registered with Karnataka RERA, and no possession date exists. The approval status is Under Process. The environmental filing went in on July 22, 2026, and plan sanction and K-RERA registration still lie ahead, so any handover is several years away.

That sequence protects you if you respect it. Section 3 of the RERA Act bars a promoter from advertising, booking or selling homes in a project that requires registration until it is registered, and Section 13 caps the advance at 10 percent before a registered agreement for sale. A pre-launch expression of interest paid now, even a refundable one, sits outside those protections. There is also a small entity variance to resolve: the exchange filing refers to Puravankara Limited at Mandur, whereas the environmental proposal is in the name of Purvaland Private Limited at Manduru village. Confirm the promoter on the eventual registration.

How does Purva Mandur compare with nearby options?

Purva Mandur is the least defined project on this stretch, and possibly the furthest out in time. Brigade Citrine at Bidarahalli near Budigere Cross is registered with a December 2028 date and the widest size range. Sattva Aangane on NH 75 was registered in September 2026 with large 3 and 4 BHK homes. Sattva Sanio at Budigere is, like Mandur, still awaiting RERA.

What are the biggest risks and trade-offs?

The biggest risks are the unknown product, the landfill legacy, the joint development structure and corridor supply. Everything about the homes is still undisclosed. The old dump raises questions on water and perception that could weigh on resale. Joint development means landowners hold part of the inventory. And Old Madras Road and Budigere carry many large launches from Sattva, Brigade, Godrej and others, so resale in a belt with thin social infrastructure may be slow. Use this checklist once a launch is announced.

Our verdict: should you consider Purva Mandur?

Purva Mandur is a watch-list project, not a purchase. Its strengths are scale and a listed developer that discloses its land deals and has a long delivery record. Its weaknesses are that the product, price and timeline are all unknown, the location is early and has a landfill history to answer for, and registered alternatives already exist nearby. Revisit it once the K-RERA registration and first price list are public, and compare it then with Brigade Citrine and Sattva Aangane.

What do buyers ask most about Purva Mandur?

What is the price of Purva Mandur?

Purva Mandur has no announced price. Puravankara has put the project's gross development value at about Rs 2,300 crore on roughly 1.8 million sq ft of saleable area, which averages about Rs 12,800 per sq ft, but that is a planning figure over several years, not a launch price. Wait for the registered cost sheet.

Is Purva Mandur RERA registered?

No. Purva Mandur is RERA-pending and not yet registered with Karnataka RERA as of October 25, 2026. Its environmental proposal, SIA/KA/INFRA2/581888/2026, was filed in July 2026, and plan sanction still lies ahead. Do not pay any booking or expression of interest amount until a registration appears on rera.karnataka.gov.in.

When will Purva Mandur be ready?

No launch or possession date exists. Environmental clearance, plan sanction and K-RERA registration must come first, and a campus of about 1.8 million sq ft is usually built in phases over several years. The binding date will be the completion date the promoter declares in each phase's K-RERA registration.

Who should consider Purva Mandur?

It suits buyers working in Whitefield, ITPL or along Old Madras Road who want a large branded campus, can wait several years and are willing to enter an emerging belt early. It does not suit anyone needing a home soon, wanting schools and hospitals nearby, or uneasy about Mandur's landfill history.

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

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By PropNewz Team