There’s no L&T Thanisandra price yet. L&T Realty’s website doesn’t list a project in Thanisandra or Jakkur, and there’s no Karnataka RERA registration for one. This guide covers what you can still work out: what L&T has said officially, what it has charged in Bangalore before, what a registered project nearby costs, what every ₹1 Cr turns into on registration day, and how to handle expression-of-interest money before there’s a price list.

What L&T Has Said

Almost nothing about this project. L&T Realty’s website lists two Bangalore residences: Elara Celestia and Raintree Boulevard, both off Bellary Road. Neither its project pages nor its sitemap mention Thanisandra or Jakkur.

The one official signal is a Larsen & Toubro press release of 27 April 2026. It says that during FY 2025-26, L&T Realty Properties and L&T Realty Developers “cumulatively completed land acquisitions across Mumbai, Delhi and Bengaluru, having an aggregate development potential of 3 million square feet.”

So L&T did buy land in Bengaluru last year. The release doesn’t say where, how much, or what it’ll build. Linking it to Thanisandra would be a guess.

That means the only L&T Thanisandra price that counts will be the one L&T puts in writing after it registers with RERA. Our guide to price on request projects explains how to get a written quote without committing early.

The Figures Going Around

Search for the L&T Thanisandra price and you’ll find starting prices on listing sites. They disagree widely. Some put the entry point several times higher than others, and they don’t agree on the land area, the number of homes or the BHK mix either.

We don’t quote any of those numbers. None of them comes from L&T, and some sites describe a second “L&T Jakkur” project on the same lake, so it isn’t even clear if they’re pricing one project or two.

Here’s the honest problem: with no RERA filing and no price list, there’s nothing official to check a quote against. A figure you hear on a call today may not be the one in your agreement.

L&T’s Own Benchmark: Raintree Boulevard

L&T’s only published Bangalore price is on its Raintree Boulevard page: 3 and 4 BHK homes “starting from Rs. 2.33 Cr*”. The same page now says “All homes sold out.”

Raintree Boulevard is off Bellary Road in Byatarayanapura, part of what L&T calls a 65-acre mixed-use development. Its five clusters were registered between 2017 and 2019, with RERA completion dates from 2020 to 2023, and L&T says its 55,000 sq ft clubhouse is ready to use.

It’s a useful reference for how L&T sells in Bangalore: a published starting price per home type. It isn’t a guide to a new launch in 2026 or 2027. The location’s different, the price dates from an earlier sales cycle, and there’s nothing left to buy.

A Registered Benchmark Nearby

If you want a number from the same part of the city, Sumadhura Solea is the closest registered launch we cover. It’s in Rachenahalli, behind Manyata Tech Park, with 233 homes in two wings of ground plus 14 floors.

Sumadhura quotes a “Launch Entry from ₹2.2 Cr” for 3 and 4 BHK homes with RERA carpet areas of 985 to 1,378 sq ft. Its RERA completion date is 30 June 2029. Our Sumadhura Solea price guide works through what that entry price buys.

That’s a real, checkable price today. It isn’t L&T’s price, and a different builder, size and amenity set can change the number a lot. Use it to sense-check any L&T quote, not to predict one.

The All-In Cost on Every ₹1 Cr

Whatever the price turns out to be, the charges on top are predictable. A new project is sold under construction, so 5% GST applies. Thanisandra and Jakkur are inside BBMP, where the stamp duty surcharge is 2% of the duty. The exact site isn’t public, so confirm this on the khata once it is.

That’s 12.6% on top. If the site turns out to be outside BBMP, the surcharge is 3% of the duty and the total is 12.65%. Scale it to any quote: a ₹3 Cr agreement value comes to about ₹3.38 Cr, and a ₹5 Cr one to about ₹5.63 Cr.

Car parking, clubhouse membership, a maintenance deposit and utility charges are often billed outside the agreement value. Ask for them on the same sheet.

How much of your own cash

Above ₹75 lakh, RBI rules cap a home loan at 75% of the value, and banks don’t fund stamp duty or registration. On every ₹1 Cr, that’s ₹25 lakh of your own plus ₹7.6 lakh in stamp duty, cess, surcharge and registration: about ₹32.6 lakh before GST.

At an assumed 8.5% over 20 years, each ₹1 lakh borrowed costs about ₹868 a month. A ₹75 lakh loan, the 75% on ₹1 Cr, comes to about ₹65,100 a month. That’s an assumption, not a bank quote.

EOI Money and the 10% Rule

An expression of interest paid before RERA registration isn’t a booking. There’s no registered project, no approved plan and no price in force, so you can’t hold L&T to a unit or a rate.

If you pay one, get a receipt that names the amount, says it’s fully refundable, and gives a refund deadline. Our guide on what an expression of interest should say lists the clauses to look for.

Once a project is registered, RERA caps what a promoter can take before a registered agreement for sale at 10% of the price. That’s ₹10 lakh on every ₹1 Cr. Anything more before the agreement is a red flag.

What to Ask For Before You Pay

A call from a sales team isn’t a price. Ask for these in writing:

• The RERA registration number, once L&T files. Check it on the Karnataka RERA portal.
• Which L&T company is the promoter, and the exact site with survey numbers.
• Whether Thanisandra and Jakkur are one project or two.
• The unit: tower, floor, facing and home type being quoted.
• Its RERA carpet area, and whether the rate is on carpet or saleable area.
• The full cost sheet, with floor-rise and view premiums shown separately.
• Every extra charge: parking, clubhouse, maintenance deposit, utilities.
• The EOI terms: amount, refund conditions and how it’s adjusted against the price.

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