The Prestige Pine Forest price starts at about ₹3.50 Cr for a 2,757 sq ft three-bedroom. Registered in your name that flat costs ₹3,94,10,000 — and then it costs you roughly ₹2 lakh a year, every year, in maintenance. Both numbers belong in your decision.
Key takeaways
- Base from ₹3.50 Cr, up to about ₹5.60 Cr for the 4 BHK.
- Statutory charges add ₹44,10,000 — 12.6%, all of it cash.
- All-in on the entry unit: ₹3,94,10,000.
- Two prices quoted for the same flat? One is base, one is all-inclusive. Both are right.
- Maintenance ₹15,200–17,200 a month for a 3 BHK — over ₹20 lakh across ten years.
Why you keep seeing two different prices
This is the single most confusing thing about pricing at this project, and it’s worth clearing up first.
You will see Pine Forest quoted at “from ₹3.50 Cr”. You will also see the same 2,757 sq ft flat listed at ₹3.93 Cr. Neither is wrong and neither is a negotiating trick — they are measuring different things. ₹3.50 Cr is the base agreement value. ₹3.93 Cr is the all-inclusive figure with statutory charges already added.
Check the arithmetic: ₹3.50 Cr × 1.126 = ₹3.94 Cr. The 12.6% is the GST, stamp duty, cess, surcharge and registration set out below. That reconciles the two figures almost exactly.
Always ask which number you’re being shown before comparing this project against another. Comparing someone’s all-inclusive price to another project’s base price makes the first look 12.6% more expensive than it is — and that mistake has talked people out of the better buy more than once.
The worked example
| Line | Basis | Amount |
|---|---|---|
| Base price | 3 BHK, 2,757 sq ft, agreement value | ₹3,50,00,000 |
| GST @ 5% | Under-construction, no input tax credit | ₹17,50,000 |
| Stamp duty @ 5% | Higher of guidance value or consideration | ₹17,50,000 |
| Municipal cess @ 10% of duty | — | ₹1,75,000 |
| Surcharge @ 2% of duty | — | ₹35,000 |
| Registration @ 2% | Doubled from 1% on 31 Aug 2025 | ₹7,00,000 |
| Indicative all-in | Before developer charges | ₹3,94,10,000 |
₹44,10,000 on top of the sticker. Banks fund the agreement value and nothing else, so every rupee of that is cash sitting on top of your down payment. Plan a 20% deposit of ₹70 lakh and your actual cash requirement is closer to ₹1.14 crore before the developer’s own extras. At this price point that gap is large enough to change what you can afford, and it is the single most common thing buyers underestimate.
Check the registration rate before trusting any calculator. Karnataka moved registration from 1% to 2% with effect from 31 August 2025. Many price tools still run the old figure, which understates your cost by ₹3.5 lakh on this flat alone.
Sizes, carpet area, and comparing honestly
| Configuration | Saleable | Carpet | Loading |
|---|---|---|---|
| 3 BHK + home office | 2,757 sq ft | 1,690 sq ft | ~61% |
| 3 BHK + home office | 2,796 sq ft | 1,725 sq ft | ~62% |
| 3 BHK | 3,121 sq ft | 1,895 sq ft | ~61% |
| 3 BHK + office + studio | 3,160 sq ft | 1,999 sq ft | ~63% |
| 3 BHK + office + studio | 3,235 sq ft | 2,065 sq ft | ~64% |
| 4 BHK + maid’s room | 3,540–3,556 sq ft | 2,211–2,218 sq ft | ~62% |
Carpet area is the floor you can actually walk on; saleable includes your share of lobbies, corridors and lift shafts. Here carpet runs about 61–64% of saleable, which is normal for this segment.
Because the project is RERA-registered, that carpet figure is fixed on a legal document rather than a brochure. When you compare Pine Forest against anything else, compare carpet to carpet. Two projects quoting the same saleable area can differ by 200 sq ft of actual floor, and the loading percentage is where that difference hides. On an unregistered pre-launch, the carpet figure you’re given isn’t fixed at all.
Pricing doesn’t follow size here
One quirk worth understanding before you shortlist a unit: at this project, price does not scale neatly with area.
Published all-inclusive figures include a 3,121 sq ft home at a higher price than a 3,235 sq ft one. That looks like an error and isn’t. Floor level, tower position and view drive pricing here at least as much as floor area does — which is what you’d expect in a low-density project where a genuine view is part of what’s being sold.
The practical consequence: do not shortlist on square footage alone. Ask for the price of the specific unit on the specific floor, and ask for the floor-rise schedule so you can see how much of the difference is height. It is entirely possible to pay more for less space here and be right to do so — or to pay more for less space and not realise it.
The cost nobody quotes: maintenance
Maintenance at Pine Forest is reported at ₹15,200–17,200 a month for a 3 BHK and around ₹19,500 for a 4 BHK.
That is ₹1.8 to ₹2.4 lakh a year, and it rises with inflation. Across ten years it is comfortably north of ₹20 lakh — real money that never appears in a price comparison and that most buyers only discover after possession.
It is not a rip-off. It is arithmetic. This project has 316 homes on nine acres, with a clubhouse, tennis and basketball courts, a cricket pitch, an amphitheatre, two pools and 6.9 acres of landscaping to maintain. Those fixed costs are divided among 316 families rather than 2,000. Low density is a benefit you pay for monthly, not once — and if you’re comparing this against a larger project with a lower per-flat maintenance figure, that difference is precisely what you’re buying.
What isn’t in the table
- Floor rise. Given how much pricing varies by floor here, this is more significant than usual. Get the per-floor figure in writing.
- Preferred location charges for corner and better-aspect units.
- Car parking, usually charged per bay.
- Club membership, a one-time joining charge separate from monthly maintenance.
- Maintenance advance and corpus fund at handover in 2028.
- Khata, legal and documentation charges, plus BESCOM and BWSSB deposits.
- The payment schedule itself — not published. Ask whether it is construction-linked or time-linked, and get it in writing.
That last one matters. Construction-linked ties your instalments to build milestones, so if the project slows your outflow slows too. Time-linked bills you on dates regardless. With handover in December 2028 and the project already part-built, the difference over the remaining period is smaller than on a five-year launch — but it is still worth knowing which one you have signed.
Common questions
What is the all-in price of the entry unit?
₹3,94,10,000 on the ₹3.50 Cr base, before floor rise, parking and club charges.
Why have I been quoted ₹3.93 Cr and ₹3.50 Cr for the same flat?
One is base agreement value, the other is all-inclusive with the 12.6% statutory charges added. ₹3.50 Cr × 1.126 = ₹3.94 Cr.
How much is stamp duty in Karnataka?
5% of the higher of guidance value or consideration, plus 10% cess and 2% surcharge on the duty — ₹19,60,000 together on this flat.
Will my home loan cover the statutory charges?
No. Banks lend against agreement value only, so the ₹44.10 lakh has to be cash.
What is the monthly maintenance?
Reported at ₹15,200–17,200 for a 3 BHK and about ₹19,500 for a 4 BHK — roughly ₹2 lakh a year, rising over time.
Why does a larger flat sometimes cost less?
Floor, tower and view drive pricing here as much as area does. Always ask for the price of the specific unit rather than shortlisting by size.
Related reading
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