Koramangala has barely produced a new apartment project in a decade. The land went years ago, what trades is resale stock from the 1990s and 2000s, and a 4.7-acre site with 196 new homes on it is rare enough to be the whole story.

Why there is no new supply

Koramangala was laid out as a residential suburb in the 1970s and 80s and was substantially complete long before Bengaluru’s apartment boom. The blocks were built as individual sites, sold to individual owners, and built on. There was never a large undeveloped tract waiting for a developer.

To build an apartment project here now, somebody has to assemble land — buy several adjoining sites from several unrelated owners, each of whom knows exactly what Koramangala land is worth and has no particular reason to sell. That is slow, expensive and frequently collapses when one owner holds out.

The result is that new launches in this postcode arrive perhaps once every few years. When one does, it prices accordingly, because the developer is recovering a land cost that reflects an assembly premium rather than an open-market purchase.

What Sobha Infinia actually is

Sobha publishes 4.708 acres and 196 apartments, in 3 and 4 BHK configurations sized between 1,768 and 3,264 sq ft, starting from ₹4.3 Cr. The address is Sarjapur–Marathahalli Road, Jakkasandra Extension, Koramangala 560034.

Be precise about that address, because it matters to what you are buying. This is the eastern edge of Koramangala, where it runs into HSR Layout and the Outer Ring Road. It is not 4th Block or 5th Block, and it does not feel like inner Koramangala — the street character is arterial road, not leafy residential.

That is not a complaint. The ORR frontage is precisely why the location commands what it does for anyone working in the tech belt. But if your mental picture of Koramangala is the restaurants off 80 Feet Road, go and stand on the actual site before you let that picture do the deciding.

The price of scarcity

₹4.3 Cr against the smallest published size of 1,768 sq ft works out to roughly ₹24,300 per square foot. That is our arithmetic, and it sits near the top of the Bengaluru range.

You are not paying that for marble or for a better gym. You are paying it because there is almost nothing else new to buy in this postcode, and because a certain kind of buyer wants to stay in Koramangala specifically — the children are already at school here, the parents live three streets away, the office is ten minutes rather than fifty.

Scarcity pricing is perfectly rational and it tends to hold value well. It also means the price already assumes the scarcity. For this to work as an investment rather than a home, Koramangala has to keep outperforming from a level where it is already the most expensive option in the city.

What you give up to buy new here

Time, mostly. Sobha declares June 2030 for Wing 5 and December 2030 for Wings 1 and 2. That is more than four years from now.

In most of Bengaluru that trade-off is unavoidable because the ready stock is in a different suburb. In Koramangala it is not — there are hundreds of 3 BHK flats here you could buy and occupy within two months. They are older, they lack basement parking and a clubhouse, and many have no lift redundancy. But they exist, today.

So the honest framing is not new versus nothing. It is a new flat in 2030 versus an older flat next month, at prices that are closer than people assume once you add four years of rent or EMI on your current home to the new-build figure. We have set that comparison out properly in a separate piece.

Who the new stock actually suits

Three groups, and if you are not in one of them the resale market probably serves you better.

Trading up from an older Koramangala flat. You already live here, you have substantial equity in a 1,400 sq ft 1990s building, and this is one of the few ways to stay in the postcode while getting a modern floor plate, basement parking and a lift that works.

Buyers who need parking. This is underrated. Older Koramangala buildings commonly provide one space or none, and street parking has become genuinely difficult. A new project with planned basement parking solves a daily problem that gets worse every year.

Long-horizon buyers. If you are buying somewhere to hold for fifteen years, four years of construction is a fifth of the holding period rather than an eternity, and you end up owning the newest building on the street.

What to check before you decide the postcode is worth it

Drive the Sarjapur–Marathahalli road at 9am and again at 7pm. The Agara and Iblur junctions are the pinch points and they can take fifteen minutes on their own. A location that is three kilometres from your office is not a ten-minute commute if those three kilometres include Agara at peak.

Then price the alternative properly. Get quotes on two or three ready 3 BHK resale flats within a kilometre. Add registration and any renovation to each. Compare that total against Infinia’s all-in cost plus four years of whatever you are currently paying in rent or EMI.

Sometimes the new build still wins, particularly if parking and building condition matter to you. Sometimes it does not. The point is to make that comparison with numbers rather than assuming new is automatically better, which is how most people in this position decide.

Figures from Sobha’s 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.