At a Glance
Northern Lights by Puravankara | KVN is a 24.59-acre project at Bagalur inside the KIADB Aerospace Park, North Bengaluru — eight towers at ground plus 30 to 31 floors, in 1, 2, 3 and 4 BHK. From ₹77 lakh, with completion declared as 31 December 2029.
If you searched “Purva Esplanade” or “Purva Codename Flow”, this is the same project. All three names carry the same RERA registration, PRM/KA/RERA/1251/309/PR/120326/008523. But the figures attached to each name differ materially — the codename pages say ₹1.11 Cr and December 2030, while Puravankara’s own page says ₹77 lakh and 31 December 2029. That is roughly ₹34 lakh and twelve months apart for the same apartment.
We published this page from the codename figures on 29 September 2026 and corrected it the same day, once the shared registration number surfaced. Everything below now follows Puravankara’s own page.
Highlights
- Configuration1, 2, 3 & 4 BHK
- Starting price₹77 L
- Land24.59 acres
- TowersEight, G+30/31
- Open space~77%
- ClubhousesTwo, ~1 lakh sq ft
- Retail~72,500 sq ft
- Completion31 Dec 2029
Project Overview
Northern Lights by Puravankara | KVN sits at Bagalur, inside the KIADB Aerospace Park belt of North Bengaluru. Puravankara’s own project page gives the land area as approximately 24.59 acres across eight towers of ground plus 30 to 31 floors.
One project, three names, three sets of figures
This is the clearest case we have documented of a project’s name deciding what a buyer is told, and the registration number is what proves it.
A shared registration number is proof that two names are one project. It is the check we would now run first on any project carrying more than one name. The gap here is not trivial: a buyer working from the codename pages would budget ₹34 lakh too high, plan around a date a year too late, and never learn that a 1 BHK exists. Our guide to why codename pages carry stale figures covers the pattern; this is the sharpest example of it we have found.
Density and height
Puravankara’s page does not state a total unit count. Secondary sources report around 2,600 homes, which against the official 24.59 acres would be roughly 106 homes an acre — the densest project we track.
That density is delivered by height. Eight towers at ground plus 30 to 31 floors is exceptional for Bengaluru, and it is what allows ~77% of the site to be left open.
Ask for the unit count from the RERA filing and do the division yourself — see reading density before you buy. Height near an airport also deserves a question of its own, covered below.
Who This Suits
Northern Lights suits you if you want the most accessible entry into the airport corridor we currently track, you work in the aerospace, defence, logistics or data-centre economy of North Bengaluru, and you are comfortable in a genuinely tall building.
At ₹77 lakh the 1 BHK opens this corridor to first-time buyers and investors who are priced out of almost everything else near the airport. That is a meaningful thing at this location.
Who it does not suit
It does not suit anyone who wants space or quiet. Reported density here is the highest on our books, across towers of up to 31 floors.
It does not suit an eastern or southern commute, which crosses the city. And while a 2029 completion is nearer than most of our listings, it is still more than three years away.
Check which name your quote came from
Before you do anything else, look at the page or document your price came from. If it is headed Esplanade or Flow, treat the figures as pre-registration estimates.
Ask the sales team to confirm the current price and the declared completion date in writing, against the registration number. It is a five-minute check that is worth ₹34 lakh of budgeting here.
About the Developer
Puravankara is one of Bengaluru’s long-established developers, operating the Purva premium brand and the Provident mid-market brand across several Indian cities. This project is developed with KVN, which is why the official name carries both.
A joint development is worth understanding rather than glossing over. Ask which entity is the registered promoter on the RERA filing, because that is your counterparty and its obligations are the ones that apply.
Puravankara’s Bengaluru portfolio includes completed projects of varying ages across the city. We would push any buyer to walk one that is roughly ten years old — how a building looks then tells you what was specified behind the finish. See visiting a builder’s completed project.
This project is on Puravankara’s own Bangalore projects page, under the Northern Lights name. That is what allowed us to correct the figures on this page, and it is a reminder that the official site is the first place to check rather than the last.
Pricing
₹77 lakh onwards is Puravankara’s own published figure. We have deliberately not published a per-configuration price table, because the developer states only the entry point. A range of ₹1.11 Cr to ₹2.64 Cr circulates on pages headed Esplanade or Flow; those are pre-registration estimates and we have not carried them into the table. Sizes of 1,010 to 2,100 sq ft also circulate and are not on the official page. Confirm your configuration, its carpet area and its price in writing. Prices exclude GST, stamp duty, registration and statutory charges.
Why the 1 BHK matters here
The codename pages list this project as 2, 3 and 4 BHK. Puravankara’s own page lists 1 BHK as well, and the ₹77 lakh entry price almost certainly attaches to it.
For a buyer priced out of the airport corridor, an entire configuration existing or not existing is the difference between this project being reachable and not. It is the single most consequential thing the codename pages get wrong.
What You’ll Actually Pay
The quoted price is the base. Statutory charges add roughly 12.6% on top, in cash, and no bank funds any of it.
1 BHK — worked exampleOn Puravankara’s published entry price of ₹77 lakh
Base price Agreement value at the published entry point
₹77,00,000
Statutory — payable regardless of developer
GST @ 5% Under-construction, no input tax credit
₹3,85,000
Stamp duty @ 5% On the higher of guidance value or consideration
₹3,85,000
Municipal cess @ 10% of duty
₹38,500
Surcharge @ 2% of duty
₹7,700
Registration @ 2% Doubled from 1% on 31 August 2025
₹1,54,000
All-in, registered in your name
₹86,70,200
That is ₹9,70,200 above the quoted price. Registration alone doubled to 2% on 31 August 2025, adding ₹77,000 against the old rate. Full working in our Bangalore cost breakdown.
Above ₹50 lakh you are also responsible for deducting and depositing tax at source. It does not increase your outlay, but the compliance is yours rather than the seller’s — see TDS on property purchase. On a 2029 completion, add the carrying cost too: what a long possession actually costs.
Floor Plans
Puravankara’s own page lists 1, 2, 3 and 4 BHK. It does not publish unit sizes, and we have not reproduced the 1,010–2,100 sq ft range that circulates on codename pages, because it predates registration and omits the 1 BHK entirely.
What to ask for instead of a circulating size range
Ask for the RERA-disclosed carpet area of your exact unit, from the filing’s schedule. It is the only figure that compares cleanly against another project, and on this project it is the only size figure we would rely on at all.
Then ask which tower and which floor. In a tower of 31 floors the difference between floor four and floor twenty-eight is substantial on light, noise, wind and lift dependence — see living above the 25th floor and choosing a floor in a high-rise.
Finally ask what your unit faces and what is planned on that side of the 24.59-acre site. On a project this size, a clear outlook today can become a tower later.
Amenities
This is where Puravankara’s own page is unusually specific, and the figures are strong.
- Dual clubhouses totalling ~1 lakh sq ft
- ~7.89 acres of central green space, with ~77% of the site open
- ~72,500 sq ft of retail within the project
- Swimming pool, basketball and pickleball courts
- Skating rink and golf simulator
- Jogging track, cycling track, yoga space
- Kids play area and a pet corner
- 80-plus listed lifestyle amenities
The two figures worth dwelling on
A 1 lakh sq ft clubhouse provision across two buildings is genuinely large, and unusual at this price point. Against the reported 2,600 homes it works out near 38 sq ft per household — strong for a project of this density.
72,500 sq ft of retail inside the project matters more than it sounds on a corridor where daily amenity is thin. Retail within the gate means a pharmacy and a supermarket without a drive, which is exactly what this belt lacks.
Ask which clubhouse and which retail phase are delivered with your tower, and how maintenance is charged before the facilities open. On an eight-tower project these rarely all arrive together — see judging amenities rather than amenity lists and CAM, corpus and sinking fund.
Investment Opportunity
On yield
This has the best yield case of anything we currently track. A 1 BHK at ₹77 lakh, beside an operating employment park, with retail inside the gate, rents to a deep and local tenant pool.
Yields still sit in the ordinary 3–4% band, and maintenance on a 1 lakh sq ft amenity set will take a real share of gross rent. Get the projected rate before modelling — see who actually buys a small unit in a large project.
The honest horizon
A December 2029 completion plus time to settle makes this a six-to-nine year position — shorter than most of our listings. The liquidity case is the strongest part: a ₹77 lakh ticket has by far the widest buyer pool on this corridor.
The counterweight is supply, both on the corridor and within the project itself. A large project eventually produces a large number of sellers.
Nothing here is personalised financial advice. It is our reading of the fundamentals, and you should weigh it against your own position.
Location Advantages
Puravankara’s own page places this project at KIADB, Aerospace Park, Bagalur, North Bengaluru, on the corridor between the city and Kempegowda International Airport.
The economy here is aerospace, defence, precision manufacturing, logistics and data centres rather than IT. For anyone in those industries this is close to ideal; for anyone working in Whitefield, on the Outer Ring Road or in Electronic City it is a long daily crossing of the city.
We have not published distances in kilometres because we have no verified site coordinates, and a wrong distance is worse than none. Drive your own commute at nine on a weekday before deciding anything.
Our Bagalur and KIADB Aerospace Park guide covers what this belt is genuinely like to live in, and Bangalore’s other economy covers who the corridor is for. Other projects we track nearby: Sattva City and Lodha Beaumont Estate.
Construction Status
RERA registered under PRM/KA/RERA/1251/309/PR/120326/008523, with completion declared on Puravankara’s own page as 31 December 2029.
That same registration number appears on pages headed Purva Esplanade and Purva Codename Flow, which is how we established that all three names describe one project. Those pages give a December 2030 possession — a year later than the official date.
The embedded date in the number, 120326, corresponds to 12 March 2026, which is when registration was granted.
The height question we would ask first
Buildings within a defined radius of an aerodrome need height clearance from the airport authority, granted as a maximum permitted elevation rather than a floor count.
This site sits inside an aerospace park near an international airport, and eight towers at ground plus 30 to 31 floors is a notable clearance. Check the floor count declared in the RERA filing against the marketing figure, because a filing reflects approvals actually granted.
Read six things in the filing: the promoter entity name (this is a joint development with KVN), the project extent, the block and unit counts, the floors declared per block, the carpet area schedule, and the declared completion date. See how to read a RERA filing and airport height clearance.
Before You Book
- Check which name your quote came from. Esplanade and Flow pages carry pre-registration figures.
- Confirm the price against the official ₹77 L entry, in writing, for your configuration.
- Confirm the completion date as 31 December 2029, and read it in the filing yourself.
- Verify PRM/KA/RERA/1251/309/PR/120326/008523 on the Karnataka portal.
- Check the declared floor count against the G+30/31 figure, given the airport proximity.
- Ask which entity is the registered promoter — this is a joint development with KVN.
- Get carpet area for your exact unit from the filing’s schedule.
- Ask which clubhouse and retail phase comes with your tower, and how maintenance is billed before then.
- Budget 12.6% in cash — about ₹9.7 lakh at ₹77 L — plus your TDS compliance.
- Drive to your actual office at nine on a weekday, both directions.
Frequently Asked Questions
What is Northern Lights by Puravankara?
A 24.59-acre residential project by Puravankara with KVN at Bagalur, inside the KIADB Aerospace Park in North Bengaluru. Eight towers at ground plus 30 to 31 floors, in 1, 2, 3 and 4 BHK, from 77 lakh, with completion declared as 31 December 2029.
Is Purva Esplanade the same as Northern Lights?
Yes. Purva Esplanade and Purva Codename Flow are channel-partner names for the same project that Puravankara’s own page calls Northern Lights by Puravankara | KVN. All three carry the same RERA registration, PRM/KA/RERA/1251/309/PR/120326/008523.
Why do Purva Esplanade and Northern Lights show different prices?
Because the codename pages carry pre-registration estimates that were never updated. They say 1.11 crore and December 2030; Puravankara’s own page says 77 lakh and 31 December 2029. That is roughly 34 lakh and twelve months apart for the same apartment.
What does Northern Lights by Puravankara cost?
Puravankara’s published figure is 77 lakh onwards, which almost certainly attaches to the 1 BHK. Statutory charges add roughly 12.6 percent, taking that to about 86,70,200 registered. No per-configuration price list is published.
When is possession at Northern Lights by Puravankara?
Puravankara’s own page declares completion as 31 December 2029. Pages using the Esplanade or Flow names give December 2030. Read the declared completion date in the RERA filing for your phase and get it in writing.
Does Northern Lights have 1 BHK apartments?
Yes, according to Puravankara’s own page, which lists 1, 2, 3 and 4 BHK. Pages using the codename list only 2, 3 and 4 BHK, so a buyer working from those would never learn the 1 BHK exists.
What amenities does Northern Lights by Puravankara have?
Dual clubhouses totalling around 1 lakh sq ft, roughly 7.89 acres of central green with about 77 percent open space, around 72,500 sq ft of retail within the project, plus a pool, basketball and pickleball courts, a skating rink, golf simulator, tracks and 80-plus listed amenities.
How tall are the towers at Northern Lights?
Eight towers at ground plus 30 to 31 floors, which is exceptional for Bengaluru. Because the site sits near an international airport, confirm the floor count declared in the RERA filing and ask whether airport height clearance is in hand.
Important Information
A correction, stated rather than quietly made. We first published this page on 29 September 2026 using figures from pages headed Purva Esplanade and Purva Codename Flow, and corrected it the same day on finding that Puravankara’s own project page carries the same RERA registration number, PRM/KA/RERA/1251/309/PR/120326/008523, under the name Northern Lights by Puravankara | KVN. The codename figures we originally carried — ₹1.11 Cr from, December 2030 possession, 25 acres, and 2, 3 and 4 BHK only — are superseded by the official ones below. From Puravankara’s own page: the project name, the location at KIADB Aerospace Park, Bagalur, approximately 24.59 acres, eight towers at ground plus 30 to 31 floors, 1, 2, 3 and 4 BHK, ₹77 lakh onwards, completion of 31 December 2029, approximately 7.89 acres of central green with about 77% open space, dual clubhouses of around 1 lakh sq ft, around 72,500 sq ft of retail, and 80-plus listed amenities. Reported by secondary sources only and not carried into our tables: a total of around 2,600 homes, sizes of 1,010 to 2,100 sq ft, and an upper price of about ₹2.64 Cr. Our own arithmetic: the reported unit count against the official acreage gives roughly 106 homes an acre, and the clubhouse provision against that count gives about 38 sq ft per home — both indicative, because the unit count is not official. The thing we would verify first is the floor count declared in the RERA filing against the G+30/31 figure, because this site is near an international airport where height requires clearance from the airport authority. Sections deliberately left out: a location map and distances, because we have no verified coordinates; a payment schedule, because none is published; and a per-configuration price and size table, because only the entry price is official. Nothing here is an offer or a contract. Read the filing on the Karnataka RERA portal and the project page at puravankara.com, then confirm current pricing with us before paying any booking amount.
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