Prestige Eaton Park price is quoted three different ways online, and two of those numbers are the same figure with different things added to it. This breakdown takes the indicative base price for Prestige Eaton Park on Sarjapur Road, adds every statutory charge at the rate that actually applies in September 2026, and shows you where the developer’s own charges sit on top of all of it.
Key takeaways
- Statutory charges add roughly 12.6% to the base price. On a Rs 1.9 crore home that is about Rs 23.94 lakh.
- Registration doubled from 1% to 2% on 31 August 2025. Older online calculators understate this purchase by about Rs 1.9 lakh.
- GST is 5% with no input tax credit while under construction, and nothing at all after the occupancy certificate.
- Rs 1.9 Cr and “Rs 2.13 Cr all-inclusive” are the same home. The difference is exactly the statutory stack.
- Clubhouse, corpus, floor rise, car park and maintenance advance sit outside every figure below. Get them itemised.
Start with the base price, and its health warning
Prestige has not published a price for Prestige Eaton Park. We checked the developer’s own project page on 7 September 2026 and there is no rate card on it — the fact panels load with JavaScript and carry no pricing at all.
What circulates in third-party listings is roughly Rs 1.9 crore onwards for a 3 BHK, and about Rs 2.87 crore all-inclusive for a 4 BHK. A Prestige Eaton Park price of Rs 66 lakh also appears on some pages. We have not used that one anywhere, because it cannot describe a 3 or 4 BHK apartment at this location and most plausibly belongs to a different phase of The Prestige City township.
So treat every number in this article as a working figure for planning, not a quote. The arithmetic is exact; the starting point is indicative. When Prestige releases a rate card, the method below still applies — substitute your own base price and the percentages do the rest.
One habit worth building: always ask for the price as a rate per square foot on carpet area, not as a headline number for the unit. Carpet area is what RERA requires in your agreement, and it is the only basis on which two quotes can be compared honestly.
The statutory stack, line by line
These are the charges set by the state and the GST Council. They are not negotiable, they are not waivable, and no developer discount touches them. Rates below were re-verified on 7 September 2026.
| Charge | Rate | Applies to |
|---|---|---|
| Stamp duty | 5% | Properties above Rs 45 lakh |
| Cess | 10% of the stamp duty | Effectively 0.5% of value |
| Surcharge | 2% of the stamp duty | Urban areas; effectively 0.1% |
| Registration | 2% | Doubled from 1% on 31 Aug 2025 |
| GST | 5%, no input tax credit | Under-construction only |
Two of those deserve a second look. The cess and surcharge are charged on the stamp duty, not on the property value, which is why they look alarming as percentages and turn out small in rupees. And the registration change is recent enough to catch people out — Karnataka doubled it from 1% to 2% on 31 August 2025, so a calculator you bookmarked in 2024 is now wrong by a full percentage point of the purchase price.
A 3 BHK, worked all the way through
Here is the whole thing on the indicative Rs 1.9 crore base.
| Line | Rate | Amount |
|---|---|---|
| Base consideration | Indicative | ₹1,90,00,000 |
| Stamp duty | 5% | ₹9,50,000 |
| Cess | 10% of duty | ₹95,000 |
| Surcharge | 2% of duty | ₹19,000 |
| Registration | 2% | ₹3,80,000 |
| Statutory subtotal | — | ₹14,44,000 |
| GST | 5%, no ITC | ₹9,50,000 |
| Total outflow | — | ₹2,13,94,000 |
Rs 23.94 lakh on top of the base. That is 12.6%, and it is the number most buyers underestimate when they set a budget — people plan around the sticker price and then discover a figure the size of a small car sitting on the far side of it.
Now look at what that total lands on: Rs 2.14 crore. You will find “all-inclusive Rs 2.13 crore onwards” quoted for the 3 BHK at Prestige Eaton Park Sarjapur Road, and it reads like a contradiction of the Rs 1.9 crore figure. It isn’t. It is the same home, quoted with the statutory stack already added. The 4 BHK’s Rs 2.87 crore all-inclusive figure works backwards the same way to a base near Rs 2.55 crore.
The GST decision, which is worth Rs 9.5 lakh
This is the single largest lever a buyer controls on this purchase, and it gets almost no attention in sales conversations for reasons that are not hard to guess.
GST at 5% without input tax credit applies to under-construction residential property. It does not apply at all once the occupancy certificate has been issued. Buy the same home from the same developer after the OC and the GST line simply disappears — Rs 9,50,000 on the example above.
| Scenario | GST | Total on a ₹1.9 Cr base |
|---|---|---|
| Buy under construction, before OC | 5%, no ITC | ₹2,13,94,000 |
| Buy after the occupancy certificate | Nil | ₹2,04,44,000 |
What you give up by waiting is real: choice of unit, floor and aspect, plus any pre-launch or early-stage pricing the developer offers. On a project completing in June 2030, waiting also means five more years of rent. So this is a trade, not a free lunch — but it should be a conscious trade, and most buyers never run the two numbers side by side.
What the table above does not include
Everything so far is base price plus government charges. The developer’s own charges are separate, and they are where two apparently identical quotes diverge.
- Floor rise. Charged per floor above a baseline. On a tall tower this can run to several lakh between a low and a high unit.
- Car parking. Sometimes bundled, frequently not, and a second space is almost always extra.
- Clubhouse charge. A one-time amount, often five or six figures.
- Corpus fund and maintenance advance. Typically collected for a year or two upfront, before the residents’ association takes over.
- Khata, legal and documentation charges. Individually small, collectively not.
Ask for all of it on one sheet, in writing, before you pay a booking amount. A developer who itemises these readily is telling you something useful about how the rest of the transaction will go.
The guidance value trap
One detail that surprises buyers of under-construction homes, and it matters more here than on a ready property because of the timeline.
Stamp duty and registration are charged on the sale-deed value or the government guidance value for that locality, whichever is higher. You register at the end, not at booking. So the rate you pay is set by the guidance value in force when your sale deed is executed — which for this project could be 2030.
Guidance values in Bengaluru have been revised upward repeatedly, and the deeper Sarjapur corridor is exactly the kind of area where they move as infrastructure arrives. If the guidance value for Sompura rises before your registration, your stamp duty and registration rise with it — on a value you did not agree and cannot control. Budget a margin for it rather than assuming today’s number holds for four years.
How to use these numbers
Take your own Prestige Eaton Park base price the moment Prestige gives you one, then apply 12.6% for the statutory stack and add the developer’s itemised charges on top. That is your real outflow, and it is the number your loan eligibility and your savings plan should be built on.
Then run it twice: once as an under-construction purchase and once as a post-OC purchase. The difference is roughly 5% of the base price, and for some buyers on some timelines it is decisive. If you are comparing this against a project nearer completion, that comparison is not just about waiting time — it is about a tax line that one of them carries and the other does not.
How the loan actually works on this
One structural point about financing Prestige Eaton Park that reshapes the deposit you need, and it surprises people every time.
Lenders finance a percentage of the agreement value. They do not finance stamp duty, registration, cess, surcharge or GST — those are excluded from the property cost for loan-to-value purposes and have to come from your own funds. On the Rs 1.9 crore example, that is Rs 23.94 lakh of cash you need on top of whatever down payment your lender requires.
| Component | Funded by the loan? | On a ₹1.9 Cr base |
|---|---|---|
| Base consideration | Partly, per your lender’s LTV | ₹1,90,00,000 |
| Stamp duty, cess, surcharge | No | ₹10,64,000 |
| Registration | No | ₹3,80,000 |
| GST | No | ₹9,50,000 |
| Developer charges | Usually no | Ask for the itemised sheet |
Ask your lender two things before you commit: the loan-to-value they will offer at your ticket size, and how disbursement works on an under-construction property. On a project completing in 2030 you will likely be on pre-EMI — paying interest on the amount disbursed so far — for years before the full EMI starts. Model that alongside your rent, because for most buyers those two run in parallel for the whole construction period.
Frequently asked questions
What is the price of Prestige Eaton Park?
Prestige publishes no price for this project. Third-party listings indicate roughly Rs 1.9 crore onwards for a 3 BHK and about Rs 2.87 crore all-inclusive for a 4 BHK. Those figures are indicative and unconfirmed. Add roughly 12.6% to any base price for stamp duty, cess, surcharge, registration and GST.
What are the stamp duty and registration charges in Karnataka in 2026?
Stamp duty is 5% on properties above Rs 45 lakh, plus a cess of 10% of the duty and an urban surcharge of 2% of the duty. Registration is 2%, having doubled from 1% on 31 August 2025. Together that is about 7.6% of the property value.
Do I pay GST on Prestige Eaton Park?
Yes, if you buy while the project is under construction: 5% with no input tax credit. If you buy after the occupancy certificate has been issued, no GST applies at all. On a Rs 1.9 crore base that difference is Rs 9.5 lakh.
Why do sources quote both Rs 1.9 crore and Rs 2.13 crore?
Because they are the same home quoted differently. Rs 1.9 crore is the base consideration; Rs 2.13 crore is that figure with stamp duty, cess, surcharge, registration and GST added. Our worked example lands at Rs 2,13,94,000, which is why the two numbers reconcile rather than conflict.
Is stamp duty charged on the agreement value or the guidance value?
On whichever is higher. Since registration happens at handover rather than at booking, the guidance value that applies is the one in force when your sale deed is executed — potentially 2030 for this project. Budget a margin for an upward revision.
What extra charges does the developer add?
Typically floor rise, car parking, a one-time clubhouse charge, a corpus fund, an advance maintenance deposit, and khata and legal charges. None of these appear in the statutory calculation. Ask for them itemised on a single sheet in writing before you pay any booking amount.
Will my bank fund the stamp duty and GST?
No. Lenders finance a percentage of the agreement value and exclude stamp duty, registration, cess, surcharge and GST from the property cost for loan-to-value purposes. On the Rs 1.9 crore example that is Rs 23.94 lakh you must fund yourself, on top of your down payment. Confirm your lender’s current loan-to-value at your ticket size before you fix a budget.
Related reading
Want the real cost sheet?
We will ask Prestige for the itemised price breakdown — base, floor rise, parking, clubhouse, corpus and maintenance — and send it to you alongside the statutory calculation for your specific unit.
