At a Glance
Lodha Beaumont Estate is a 70-acre neo-classical estate at Sadahalli in North Bengaluru, minutes from Kempegowda International Airport. Most listings call it Lodha Sadahalli, which is the locality rather than the project.
The residences are branded Fiorana. Cluster 1 holds 516 homes on 11.7 acres and is the RERA-approved part — roughly 44 homes an acre, which is genuinely low for Bengaluru.
Prices start near ₹3.10 Cr for a 3 BHK. The estate is built around an 18-acre natural lake, with 85% of the land given to open and green space.
Highlights
- Configuration3, 3.5 & 4 BHK
- Starting price~₹3.10 Cr
- Size range2,385 – 4,060 sq ft
- Cluster 1516 homes
- Cluster 1 land11.7 acres
- Estate70 acres
- Open space85%
- Lake18 acres
Project Overview
Lodha Beaumont Estate sits at Sadahalli, behind Prestige Tech Cloud and near the ITC factory, on the airport side of North Bengaluru. It is Lodha’s first estate-scale project in the city.
Three names, one development
Search for this project and you will meet three names used interchangeably. They are not the same thing, and knowing the difference is the difference between understanding what you are buying and not.
This is why the published figures disagree. You will see 70 acres and 104 acres, 4,000 homes and 6,780 homes, and two incompatible size tables. They are describing different levels of the same estate. Ask which cluster your unit sits in and everything resolves.
The density figure nobody publishes
Divide 516 homes by 11.7 acres and you get about 44 homes an acre for Cluster 1.
For comparison, a typical Bengaluru high-rise runs 60 to 80 an acre. Prestige Parklane down the road at KIADB runs roughly 150. Forty-four is low, and low density is most of what you are paying for here.
That number is arithmetic from two figures everyone quotes separately. It tells you more about daily life than any amenity list does.
Who This Suits
Lodha Beaumont Estate suits you if you want space and quiet at the top of the North Bengaluru market, and if a ₹3 Cr-plus budget is comfortable rather than a stretch.
It suits airport-linked professionals, senior aerospace and defence staff, and anyone whose work sits in the Devanahalli belt. It also suits a long-horizon buyer who believes the airport corridor keeps compounding.
Who it does not suit
It does not suit anyone working in Whitefield, on the Outer Ring Road, or in Electronic City. That commute is long and will stay long.
It does not suit a buyer who needs a home within two years, because this is pre-launch at estate level with contradictory possession reporting. And it does not suit anyone for whom ₹3.10 Cr is the ceiling — statutory charges add close to ₹39 lakh on top.
What the budget buys elsewhere
At ₹3.10 Cr you have real choice in Bengaluru. The same money buys a larger apartment in Whitefield, a plot with a built house further out, or two smaller flats on Sarjapur Road.
What it does not buy elsewhere is 44 homes an acre beside an 18-acre lake. That is the trade you are making, and it is worth naming plainly before you sign anything.
About the Developer
Lodha is one of India’s largest residential developers, with its deepest track record in the Mumbai market and a growing Bengaluru presence. In this city it also has Lodha Elanza on Sarjapur Road, alongside Azur, Haven and Mirabelle.
Beaumont Estate is a step up in ambition. Architecture is by Hafeez Contractor with interiors by Blink Design Group, and Lodha brings its in-house hospitality operation to the estate’s amenities.
A strong developer record reduces the risk of a project stalling and usually means the paperwork is in order. It does not guarantee a handover date, and it does not make a price right. Read the RERA filing for your cluster and judge the numbers yourself.
Pricing
Sources disagree on the entry price. We have seen ₹3.10 Cr, ₹3.25 Cr and ₹3.50 Cr quoted for the 3 BHK, all within the same few weeks. That spread is normal at pre-launch, when pricing moves between expressions of interest and allotment. Get the current figure in writing before you budget anything. Prices exclude GST, stamp duty, registration and statutory charges.
What You’ll Actually Pay
The price list is the base. Statutory charges add roughly 12.6% on top, in cash, and no bank funds any of it.
3 BHK · 2,385 sq ft — worked exampleOn a quoted price of ₹3.10 Cr
Base price Agreement value as quoted
₹3,10,00,000
Statutory — payable regardless of developer
GST @ 5% Under-construction, no input tax credit
₹15,50,000
Stamp duty @ 5% On the higher of guidance value or consideration
₹15,50,000
Municipal cess @ 10% of duty
₹1,55,000
Surcharge @ 2% of duty
₹31,000
Registration @ 2% Doubled from 1% on 31 August 2025
₹6,20,000
All-in, registered in your name
₹3,49,06,000
That is ₹39,06,000 above the quoted price. Registration alone doubled to 2% on 31 August 2025 and adds ₹3.10 lakh against the old rate — a great many price calculators still run 1%. Full working in our Bangalore cost breakdown.
Floor Plans
Fiorana offers 3, 3.5 and 4 BHK residences, with a limited run of larger Sky Residences and penthouses above them.
The carpet-area question
Published carpet figures for this estate run from 1,550 to 8,000 sq ft, which is a range so wide it spans several different products. That is a sign of estate-level marketing rather than a cluster-level spec sheet.
Ask for the carpet area of your exact unit, in writing. RERA requires it to be disclosed, and it is the only number that compares cleanly against another project.
Ask also which cluster the unit sits in, because Cluster 1 is the RERA-approved phase and later clusters are not yet.
What 2,385 sq ft actually means
A 2,385 sq ft 3 BHK is large by Bengaluru standards. Most 3 BHKs in the city run 1,400 to 1,800 sq ft, so this is closer to a compact 4 BHK in usable space.
Expect genuinely separate rooms rather than the shared-wall compromises smaller plans force, plus a utility area and a deep balcony. At the 4,060 sq ft end you are into duplex and large-family territory.
Amenities
The estate is planned around an 18-acre natural lake, with 85% of the land given to open and green space. At 44 homes an acre in Cluster 1, that open space is real rather than a rendering.
- 18-acre natural lake within the estate
- 85% open and green space
- Neo-classical architecture by Hafeez Contractor
- Interiors by Blink Design Group
- Lodha in-house hospitality services
- Landscaped gardens across the estate
- Clubhouse and recreation facilities
This list is drawn from prevailing project information. A stamped amenity specification has not been published, and amenity lists are commonly revised between launch and handover. Ask for the specification annexure to your agreement before relying on any single item.
Investment Opportunity
Taking the investor question seriously rather than answering it with adjectives.
On yield
Bengaluru rental yields sit in the ordinary 3–4% band, and we have no project-specific figure for Sadahalli to offer instead. At ₹3 Cr-plus, the tenant pool is thin.
Treat this as an appreciation and lifestyle purchase, not an income one. If the model needs rent to service the loan, the arithmetic will not work here.
The honest horizon
This suits a seven-to-ten year hold by someone who wants to live in it, or who is placing capital they do not need back on a schedule. It suits a three-year flip poorly.
Nothing here is personalised financial advice. It is our reading of the fundamentals, and you should weigh it against your own position.
Location Advantages
Sadahalli sits on the airport side of North Bengaluru, behind Prestige Tech Cloud and near the ITC factory. Kempegowda International Airport is minutes away.
North Bengaluru grew around the airport rather than the old city. Employment here is aerospace, defence, data centres and logistics — a genuinely different economy from the IT corridors east and south.
This corridor currently has the deepest project pipeline of any in Bengaluru, which cuts both ways. Infrastructure and services arrive faster. So does competing supply.
Nearby areas and connectivity
What the corridor gets next
Two things matter here more than any amenity. The suburban rail line and the Blue Line metro extension toward the airport both change how this corridor feels to live in.
Neither is finished. Buy for what exists today and treat the rest as upside, because infrastructure dates in Bengaluru have a long history of moving.
We have not published distances in kilometres because we have no verified coordinates for the site, and a wrong distance is worse than none. Drive your own commute at nine on a weekday before deciding anything.
Other projects we track on this corridor: Prestige Parklane at KIADB Phase 2, Arvind The Park at Kundana Hobli, and Prestige Marigold Phase 2 at Yelahanka.
Construction Status
Pre-launch at estate level, with Cluster 1 RERA-approved. Cluster 1 covers 516 residences across 11.7 acres, the first phase of the 70-acre masterplan.
We could not find the Cluster 1 registration number published anywhere. Approval is widely reported; the number itself is not. Ask for it and verify it on the Karnataka RERA portal before paying anything.
The possession contradiction
Two dates circulate: December 2030 and December 2027. Those are three years apart and cannot both be right.
We are not going to pick one. The date on the RERA filing for your cluster is the only one with consequences attached, and it is the number to ask for in writing.
Before You Book
- Ask which cluster your unit is in. Cluster 1 is RERA-approved. Later clusters are not yet.
- Get the RERA number for that cluster and verify it yourself on the Karnataka portal.
- Get the declared completion date in writing. Reported dates differ by three years.
- Confirm the current price. ₹3.10 Cr, ₹3.25 Cr and ₹3.50 Cr are all in circulation.
- Ask for carpet area for your exact unit, not the estate-wide range.
- Budget 12.6% in cash for statutory charges — about ₹39 lakh on a ₹3.10 Cr home.
- Ask what is built and what is planned across the estate, including the lake and the later clusters.
- Drive the commute at nine on a weekday from your actual office.
Frequently Asked Questions
What is Lodha Beaumont Estate?
Lodha Beaumont Estate is a 70-acre neo-classical estate at Sadahalli in North Bengaluru, minutes from Kempegowda International Airport. Its residences are branded Fiorana, and Cluster 1 holds 516 homes across 11.7 acres. It is commonly searched as Lodha Sadahalli, which is the locality rather than the project name.
Is Lodha Sadahalli the same as Lodha Beaumont Estate?
Yes. Beaumont Estate is the official name that appears on Lodha’s own site; Lodha Sadahalli is the locality-based name used in most listings. Fiorana is the residential offering inside the estate and Cluster 1 is its first, RERA-approved phase.
How many acres is Lodha Beaumont Estate?
The estate is 70 acres, planned to expand to around 104. Cluster 1, the RERA-approved first phase, is 11.7 acres holding 516 residences. Sources that quote 70 and 104 acres are describing different stages of the same estate.
How dense is Lodha Beaumont Estate?
About 44 homes an acre in Cluster 1 – 516 residences across 11.7 acres. A typical Bengaluru high-rise runs 60 to 80, so this is low density. The figure is arithmetic from two numbers quoted separately rather than a published statistic.
What does Lodha Beaumont Estate cost?
The 3 BHK from 2,385 sq ft starts near 3.10 crore, with sources also quoting 3.25 and 3.50 crore. Sky Residences and 5 BHK penthouses start around 8 crore. Add about 12.6 percent for statutory charges, taking a 3.10 crore home to roughly 3,49,06,000 registered.
Is Lodha Beaumont Estate RERA registered?
Cluster 1 is reported as RERA-approved, covering 516 residences on 11.7 acres. We could not find the registration number published anywhere, so ask for it and verify it on the Karnataka RERA portal before paying any booking amount.
When is possession at Lodha Beaumont Estate?
Reported dates contradict – December 2030 and December 2027 both circulate, three years apart. We are not picking one. Ask for the completion date declared on the RERA filing for your specific cluster, in writing.
What are the amenities at Lodha Beaumont Estate?
The estate is planned around an 18-acre natural lake with 85 percent open and green space, neo-classical architecture by Hafeez Contractor, interiors by Blink Design Group, and Lodha’s in-house hospitality services. A stamped amenity specification has not yet been published.
Important Information
Lodha Beaumont Estate at Sadahalli is marketed with its residences branded Fiorana; Cluster 1 is reported as RERA-approved covering 516 residences on 11.7 acres, though we could not locate the registration number in any published source. Configurations, areas, pricing and amenities above are indicative, drawn from Lodha’s own project listing and prevailing project information, and are subject to change; the sanctioned plan and the RERA filing are the authoritative record. Where sources disagreed we have stated both positions rather than picking one — on the entry price, on the possession date, and on estate acreage and unit counts. Sections deliberately left out: a location map and distances in kilometres, because we have no verified coordinates and a wrong distance is worse than none; and a payment schedule, because none is published. Nothing here constitutes an offer or a contract. Verify the registration on the Karnataka RERA portal and see Lodha’s official site, then confirm current pricing with us before paying any booking amount.
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