Arvind publishes a price for Sylva but no area, which means there is no rate per square foot — and the rate is the only number that lets you compare two projects honestly. Here is what you can work out anyway, and what to demand.

Why there is no rate per square foot

On most listings we publish, we divide the price by the area and show you the rate, because that single number is what makes two projects comparable. A ₹2.2 Cr flat and a ₹2.6 Cr flat tell you nothing until you know how big each one is.

We cannot do it here. Arvind publishes a starting price of ₹2.20 Cr+ and no carpet area, no saleable area and no size band for either the 3 or the 4 BHK.

So ₹2.20 Cr is currently a number without a denominator. It could be excellent value or poor value for this stretch of Sarjapur Road, and nobody outside Arvind’s sales office can say which. That is the honest position, and any site telling you otherwise has filled the gap with an assumption.

The prices that circulate, and why we did not use them

Third-party listings quote entry prices of ₹1.96 Cr and ₹2.12 Cr for Sylva. Both sit below Arvind’s own published ₹2.20 Cr+.

Usually there is an innocent explanation — a stale figure from an earlier release, or a number calculated on a different basis. Occasionally a low headline price is simply bait to generate an enquiry.

Either way, do not anchor your budget or your negotiation to a figure the developer has never published. If you walk in expecting ₹1.96 Cr and the real number is ₹2.20 Cr before floor rise, you will either be disappointed or pushed into a decision you had not planned. Work from the developer’s number and treat anything lower as a question.

The sensible move is to ask the question plainly at the sales desk: your website says ₹2.20 Cr and this listing says ₹1.96 Cr — which is current, and what changed? A straight answer usually follows, and it tells you whether you are talking to the developer’s own team or to a channel partner working from an old sheet.

What the purchase actually costs

Take Arvind’s ₹2.20 Cr and add statutory charges at the rates in force on 3 October 2026. The Mullur stretch of Sarjapur Road is outside BBMP limits, so the surcharge is 3% of duty rather than 2%.

GST at 5% is ₹11,00,000. Stamp duty at 5% is another ₹11,00,000. Cess at 10% of the duty adds ₹1,10,000, surcharge at 3% adds ₹33,000, and registration at 2% is ₹4,40,000.

Charges total ₹27,83,000 — about 12.7%. All-in: ₹2,47,83,000.

Registration doubled from 1% to 2% on 31 August 2025, which on this unit is an extra ₹2.2 lakh against an older cost sheet. Check which rate any sheet you are shown uses.

One more thing to verify before you fix a budget: stamp duty is charged on the higher of your agreement value or the government guidance value for that land. Guidance values along Sarjapur Road have been revised upward repeatedly as the corridor has built out. Ask for the survey number and check it, because if guidance value exceeds ₹2.20 Cr your duty, cess and surcharge are all calculated on the larger figure.

The three numbers that fix the problem

Ask for these and the missing rate reappears.

RERA carpet area for your specific unit. Not the configuration — the unit number. Carpet area is defined in law and filed with the registration. It is the floor you can walk on.

Saleable area for the same unit. This is usually what the price is quoted against, and it includes your share of lobbies, stairs, lift shafts and the clubhouse.

The loading between them. Divide saleable by carpet. Bengaluru loading commonly runs 25 to 30%. At 30%, a 1,800 sq ft quoted flat gives you about 1,385 sq ft of actual floor.

With those three you can calculate two rates — price per saleable foot and price per carpet foot — and compare both against other registered projects nearby. Our note on what you actually pay for in carpet area explains where the difference goes.

What else is not in the ₹2.48 Cr

Everything above is statutory. The developer’s own extras sit on top.

Floor rise, charged per floor above a baseline. Car parking — ask whether ₹2.20 Cr includes one space and what a second costs. Clubhouse and infrastructure deposits, usually a few lakh combined. Legal and documentation charges. And the maintenance advance, commonly 12 to 24 months collected up front.

Together these routinely add five to eight lakh on a purchase at this level. Ask for each as a line item with an amount before you pay a booking cheque. A cost sheet that stops at stamp duty is incomplete, and the gap between the incomplete version and the real one is where budgets break.

Remember too that your lender funds the agreement value, not the taxes on it. The ₹27.83 lakh of statutory charges comes out of your own pocket, in cash, at registration. Buyers who plan only for the down payment and the EMI are routinely caught out by this at exactly the moment they have least flexibility.

How to tell whether ₹2.20 Cr is fair

Once you have a carpet area, three checks settle it.

Compare against three registered projects within two kilometres, on price per carpet foot rather than headline price. Same corridor, same stage of construction if possible.

Check the guidance value on the survey number. If it is close to or above your agreement value, the price is at the top of what the area supports, and your stamp duty will be calculated on the higher figure.

Ask what the 4 BHK costs per carpet foot. If it is materially above the 3 BHK’s rate, you are paying a size premium on top of a location premium.

If Sylva stands up on all three, the early-stage entry and the Wipro-adjacent location make it a reasonable buy. If the sales team will not give you a carpet area for a named unit, you cannot run any of these checks — and that, by itself, is a reason to be careful rather than to assume the best.

Figures from Arvind SmartSpaces’ own project page, read 3 October 2026, and from Karnataka RERA filings. Statutory rates verified 3 October 2026 and subject to change. Nothing here is an offer or a contract — verify any registration number on the Karnataka RERA portal.