The Prestige Raintree Park price depends heavily on which of five series you’re looking at, and on whether the source quoting you a “starting price” means the 3 BHK or the 4 BHK. That confusion is why you’ll see the entry quoted anywhere between ₹2.75 Cr and ₹3.5 Cr. Here’s the full ladder, the arithmetic on top of it, and how to tell which number applies to you.

The five-series ladder

Unlike most projects, this one doesn’t sell a simple 2 BHK / 3 BHK / 4 BHK ladder. It sells five named series, two of which are 3 BHK and two of which are 4 BHK, differing by size and specification rather than by bedroom count alone.

Note the two 3 BHK series. The gap between an Urbania and a Regalia is ₹30 lakh and about 180 sq ft plus a home office. That’s the kind of decision that gets made quickly in a sales gallery and regretted slowly, so it’s worth working out in advance which one you actually need.

Why published entry prices disagree

Search for this project and you’ll find the starting price given as ₹2.75 Cr, as ₹3.41 Cr, and as “from ₹3.5 Crore”. Those look like contradictions. Mostly they aren’t.

A source quoting ₹3.5 Cr for a 2,451 sq ft home is quoting the 4 BHK Imperia. A source quoting ₹2.75 Cr is quoting the 3 BHK Urbania. Both can be describing the same project honestly while producing wildly different headline numbers, because they’ve each picked a different series as the entry point.

Where genuine uncertainty remains is at the margins. One source puts the Imperia at ₹3.39 Cr where another says ₹3.5 Cr, and a third gives a whole-project band of ₹3.41 Cr to ₹6.29 Cr. So the ladder above is published as indicative, single-source, and to be confirmed against a dated cost sheet.

The rate that makes it check out

There’s one piece of arithmetic that gives the lower ladder some credibility, and it’s worth showing rather than asserting.

Two independent sources put the rate here at roughly ₹13,700 to ₹13,725 per square foot. Take the Urbania at 2,004 sq ft and multiply: 2,004 × 13,725 comes to ₹2.75 Cr. That’s the published entry price, reached independently from a rate quoted by a different source.

Run the same rate across the ladder and the other series land close to their quoted prices too. That internal consistency doesn’t make the figures official, but it does distinguish them from numbers that reconcile with nothing.

The statutory layer, itemised

These charges go to the state and apply to any under-construction apartment in Bengaluru regardless of developer. They are not negotiable.

GST runs at 5% with no input tax credit. Stamp duty is 5% for property above ₹45 lakh. A cess at 10% of the stamp duty and a surcharge at 2% of the stamp duty sit on top, taking the effective stamp duty component to about 5.6%. Registration is 2%. Total: 12.6%.

Worth knowing that these are charged on different bases. GST is levied on the consideration you actually pay. Stamp duty is charged on the higher of the guidance value or the consideration, so where the state’s guidance value for the location exceeds your agreement price, the duty is worked out on the larger of the two. Registration follows the same valuation. For most buyers at this price point in Varthur the consideration is the higher figure and it makes no difference, but it is the sort of detail that can move a total by a lakh or two and is worth confirming with your lawyer rather than assuming.

Why this hurts more at the top of the ladder

Statutory charges are a percentage, so they grow in step with the home. On a project where the top series is nearly twice the price of the entry one, that produces some large absolute numbers.

Stepping from the Urbania to the Aurum Suites is a ₹2.13 Cr decision on the base price and a ₹2.39 Cr decision once the state is included. The extra ₹26 lakh buys no additional floor space.

The same logic applies to the smaller steps. Moving from Urbania to Regalia looks like ₹30 lakh; with statutory charges it’s closer to ₹33.8 lakh. Moving from Imperia to Infinia looks like ₹62 lakh and is nearer ₹70 lakh. None of that makes an upgrade wrong, but it should be part of the comparison at the point of decision rather than a surprise at registration.

One more line to budget for that isn’t in the table: the maintenance corpus. This is a one-time deposit held against the community’s future upkeep, and on a large township with an extensive amenity programme it is not trivial. It sits outside the statutory 12.6% and outside your loan, so treat it as additional cash alongside stamp duty and registration.

The registration change nobody flagged

On 31 August 2025 Karnataka doubled the registration charge from 1% to 2%. It attracted little attention at the time and it quietly changed the cash requirement on every purchase in the state.

On the entry Urbania, registration went from ₹2.75 lakh to ₹5.5 lakh. On the Aurum Suites it went from ₹4.88 lakh to ₹9.76 lakh. That’s an extra ₹4.88 lakh in cash, at registration, on a home at the top of this ladder.

Many online calculators and older cost sheets still show 1%. If your budget was built on one of those, it is understated, and the shortfall lands at exactly the moment you can least easily absorb it.

What the developer adds separately

The 12.6% is only the statutory layer. On top, the developer applies its own charges, and on an 18-tower site with 19 floors these vary considerably between units.

Expect a floor rise charge that climbs with height. Expect covered car parking, a one-time clubhouse or amenity charge, a maintenance corpus deposit, and separate khata and legal fees. On a phased 107-acre township, also ask specifically which phase your amenity charge is buying into — whether the clubhouse, the arrival plaza and the landscaped courtyard are contracted to your phase or to a later one.

The booking amount is published as a 10% down payment, with the balance across a construction-linked schedule and the final tranche at handover in December 2028.

What your loan won’t cover

A lender underwrites against the agreement value and funds a percentage of it. It generally does not fund GST, stamp duty, registration, or the developer’s incidental charges.

So on the entry Urbania you need your down payment on ₹2.75 Cr, plus roughly ₹34.65 lakh of statutory charges, plus floor rise and the rest — all in cash. On the Aurum Suites the statutory cash requirement alone is over ₹61 lakh.

There’s a timing dimension too. A construction-linked plan spreads payments across the build, which helps cash flow but means you’ll service pre-EMI interest on a partly disbursed loan for two years or more before you can move in. If you’re renting in the meantime, you carry both at once until December 2028.

The four documents to ask for

All four exist already. None of them requires the developer to do anything unusual.

Ask for the dated, unit-specific cost sheet with every line itemised. Ask for the carpet area against saleable area for that unit — homes here are large on paper and you should know what the 2,004 sq ft actually gives you. Ask for the payment schedule. And pull the RERA registration yourself on the Karnataka portal, checking the promoter reads Prestige Estates Projects Limited and reading the declared completion date.

Do that and the pricing confusion in the published sources stops mattering, because you’ll be working from the developer’s own paper rather than from a search result.

One addition specific to a phased township: ask which phase your amenity charge buys into. The arrival plaza, the landscaped courtyard and the clubhouse are marketed across the whole scheme, but each is contracted to a particular phase. If a facility you’re paying for arrives with a phase completing after yours, that is something to know before you sign rather than after you move in.