The Prestige Garden Breez price starts at ₹2.28 Cr for the 1,900 sq ft three-bedroom. Registered in your name, that flat costs ₹2,56,72,800 — and your bank will not lend against the ₹28.72 lakh difference. Here’s every line of it.

The worked example

Everything below is the 1,900 sq ft three-bedroom at ₹2.28 Cr, at current Karnataka rates. The percentages apply to the 4 BHK too — only the base changes.

One phrase there does more work than the rest: stamp duty is charged on the higher of guidance value or consideration. Guidance value is the government’s benchmark rate for the locality; consideration is what you’re actually paying. The state charges on whichever is larger, which is why understating the price on paper doesn’t reduce your duty — it only weakens your legal position later. In Ittangur, where the locality average sits well below township pricing, consideration is comfortably the higher figure.

Why it’s cash, and why that catches people

Banks fund the agreement value. They do not fund stamp duty, registration or GST.

So the ₹28,72,800 above sits on top of your down payment rather than inside it. If you’d planned a 20% deposit of ₹45.6 lakh and assumed that was your cash requirement, the real number is closer to ₹74.3 lakh before the developer’s own extras land.

This is the most common miscalculation we see, and it’s an expensive one to discover late. People budget carefully for the EMI, get a sanction letter, and then find themselves short at the registration desk with a deadline attached. Work the all-in figure out first, then decide what you can afford — not the other way round.

Why GST applies

GST at 5% applies because this is under-construction property with possession years away. There’s no input tax credit on this slab, so the full 5% lands on you — ₹11,40,000 here.

The corollary is worth knowing. If you bought a completed flat with an occupancy certificate already issued, GST wouldn’t apply at all. On this purchase that’s an ₹11.4 lakh difference, and it’s one of the genuine, quantifiable costs of buying early that almost never appears in a comparison of under-construction against ready inventory.

There’s a subtler point too. 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 that and you can’t avoid it. The real tax load is higher than the single line marked GST suggests.

The payment schedule changes your maths

Garden Breez uses a possession-linked plan rather than the usual construction-linked one, and the difference is substantial.

Compare that with a standard 10/10/80 construction-linked plan, where 80% is drawn across the build. Here you fund 40% and then nothing until handover. Your loan draws down less, your interest during construction is far lower, and the balance stays in your hands earning something for four years. On a purchase this size that’s a meaningful saving.

The catch is at the end, and it’s not small. You need ₹1.37 crore available in 2030. Loan sanctions expire and have to be revalidated, incomes change, and a lender’s view of you in 2030 is not guaranteed to match its view today. Confirm with your bank how a possession-linked disbursement works for them before you commit — some are noticeably less comfortable with it than with the standard structure.

What isn’t in the table

₹2,56,72,800 is the floor, not the ceiling. These are still to be confirmed with the developer, and each is real money:

• Floor rise. On a 27-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 clubhouse-facing units.
• 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 — on top of that 60%.
• Khata, legal and documentation charges, plus BESCOM and BWSSB deposits.

Note where several of those land. Maintenance advance, corpus and connection deposits all fall due at possession, in the same year as your ₹1.37 crore balance. Budget them together rather than separately.

The rate, in context

₹12,000 per square foot, flat across every configuration. Locality data for Ittangur puts the average apartment rate at roughly ₹6,300 — so you’re paying close to double the neighbourhood average.

That’s not automatically wrong. A locality average blends resale, older buildings, small builders and plots; a Prestige township with a clubhouse and 27-floor towers is a different product, and branded schemes carry a premium everywhere in Bengaluru. But the size of the gap is worth confronting. Further up the corridor at Carmelaram, Godrej Sarjapur Road runs about ₹9,500 per sq ft while being closer to the city. You’re paying more per foot to be further out, and the township is what you’re buying with the difference.

The practical test is a simple one. Ask yourself what you’d pay for the same 1,900 sq ft in a standalone building at Ittangur with no township around it — and whether the gap between that and ₹2.28 Cr is worth the clubhouse, the low density and the built infrastructure of the earlier phases. For plenty of buyers it genuinely is. The mistake is paying it without having asked the question, or assuming that a lower locality average means you’ve found a bargain.