The Prestige Evergreen price starts at ₹92 lakh for a 1 BHK and runs to about ₹3.07 Cr for a 4.5 BHK. But the number that should drive your decision isn’t the price — it’s the rate per square foot, and it varies by more than ₹2,000 between configurations in the same project.

The price list, and the rate hidden inside it

That last column is the useful one. The 2 BHK costs about ₹2,035 per square foot less than the 1 BHK — on 1,174 sq ft that’s roughly ₹24 lakh of value against the same rate applied to the smaller unit.

Why does it happen? A kitchen and a bathroom cost roughly the same to build whether they sit in a 659 sq ft flat or an 1,174 sq ft one. Spread over less floor, that fixed cost lifts the per-foot rate. It’s normal, it’s not a trick, and almost every project does it — but it means “the cheapest flat” and “the best-value flat” are rarely the same unit. If you can reach ₹1.40 Cr, reach.

Carpet area is the number that’s legally fixed

Notice the project publishes both saleable and carpet areas. That’s a consequence of RERA registration, and it’s worth understanding.

Saleable area includes your share of common spaces — lobbies, corridors, lift shafts. Carpet area is the floor you can actually walk on. On the 2 BHK here, 1,174 sq ft saleable corresponds to 749 sq ft carpet, a loading of roughly 36%. That’s within normal range for Bengaluru high-rise, though not generous.

Because the project is RERA-registered, the carpet figure is fixed on a legal document rather than a brochure. If you’re comparing against an unregistered pre-launch elsewhere, you’re comparing a legally-defined number against a marketing one — and the second can move. Always compare carpet to carpet.

A practical way to use this: divide the price by carpet rather than by saleable area, for every project on your shortlist. On the 2 BHK here that’s ₹1.40 Cr over 749 sq ft, or about ₹18,690 per carpet foot. The number looks alarming next to the ₹11,925 saleable rate, but it’s the one that describes the floor you’ll actually live on — and it’s the only basis on which two projects with different loading percentages can be compared honestly.

The worked example

Here’s the 2 BHK — the best rate on the sheet — taken through to a realistic all-in figure at current Karnataka rates.

₹17,64,000 on top — about 12.6%. Banks fund the agreement value and nothing else, so all of it is cash sitting on top of your down payment. Plan a 20% deposit of ₹28 lakh and you actually need closer to ₹45.6 lakh before the developer’s own extras.

Why GST applies, and what it costs you

GST at 5% applies because this is under-construction property with handover in 2030. There’s no input tax credit on this slab, so the full 5% lands on you — ₹7,00,000 on the 2 BHK.

If you bought a completed flat with an occupancy certificate already issued, GST wouldn’t apply at all. That’s a genuine, quantifiable cost of buying four years early, and it rarely appears in any comparison of under-construction against ready inventory.

There’s a subtler layer as well. Before April 2019, under-construction homes carried 12% GST but developers could claim credit on cement, steel and contractor bills. The regime changed to a flat 5% with no credit — lower on the face of it, but the developer’s own non-creditable input taxes now sit inside the base price rather than being netted off. You can’t itemise it and you can’t avoid it. The true tax load is higher than the single line marked GST suggests.

The missing payment schedule

No payment plan is published for Prestige Evergreen by any source we could find. That’s a gap, and it’s one you should close before committing.

The structure matters enormously. A construction-linked plan ties your instalments to build milestones, so if the project slows your outflow slows with it. A time-linked plan bills you on dates regardless of whether anything has been poured — under those, a two-year delay still empties your account on schedule. A possession-linked plan keeps your outflow low during construction but requires a large balance at handover.

Ask which one you’re being offered, get it in writing, and check what triggers each instalment. Also confirm with your bank how it disburses against that structure, and whether you’ll pay pre-EMI on drawn amounts only during construction — that materially changes your monthly outflow in the early years.

What isn’t in the table

• Floor rise. On a 19-floor tower the spread between a low and a high unit runs to several lakh. Get the per-floor figure in writing.
• Preferred location charges for corner, park-facing or lake-facing units — and think hard about what a lake-facing premium is actually worth here.
• Car parking, usually charged per bay.
• Club membership, a one-time joining charge separate from monthly maintenance.
• Maintenance advance and corpus fund, both payable at handover in 2030.
• Khata, legal and documentation charges, plus BESCOM and BWSSB deposits.

On the lake-facing premium specifically: Varthur Lake has a documented froth and pollution history. Paying a preferred-location charge for a view of it is a decision worth making after a monsoon site visit, not before.