Kalyani LivingTree, Bagalur: 1 to 3 BHK on 25 Acres from ~Rs 41 Lakh

At a Glance

Highlights

• Configuration1, 2, 2.5 & 3 BHK
• Price from~₹41.47 L
• Land25 acres
• TowersTen, 24 floors
• Homes~2,522 reported
• Sizes576–1,927 sq ft
• Airport15 minutes
• Amenities60+

Project Overview

Most new Bengaluru supply has drifted upmarket. Launches under ₹50 lakh have become rare enough that a buyer on a first-home budget is mostly shopping resale. LivingTree is one of the exceptions, and that is the main reason it’s worth a page.

Kalyani’s own description is a 25-acre community of ten 24-floor towers with over 60 amenities, pitched at households of several generations living together. Construction is live: the developer has published building-by-building progress through July 2026 for the first six towers.

The scale, and what we could verify

Kalyani publishes the land area and the tower count but not the number of homes. Secondary sources report 2,522.

We did the obvious check before repeating it. Ten towers of 24 floors is 240 floors; 2,522 homes across them is about 10.5 homes per floor, which is an ordinary mid-segment floor plate. The reported number reconciles with Kalyani’s own tower count, which is why we’ve published it — flagged as reported, not as specification.

Work the density out and it’s roughly 101 homes an acre. That’s high. It is also what makes a ₹41 lakh entry price possible on land fifteen minutes from the airport, and pretending otherwise would be dishonest. You are buying a dense project. That’s the trade.

What Kalyani doesn’t publish

No price, no configuration list, no unit count, no RERA number, no possession date. All of those come from secondary sources, and we’ve marked them as such everywhere they appear on this page.

Who This Suits

It works if

You’re buying a first home in Bengaluru on a budget that most new launches have left behind. A 1 BHK at around ₹41 lakh with an all-in cost near ₹44 lakh is genuinely within reach of a single income, and in a new building rather than a twenty-year-old one.

It also works if you work in the airport corridor — the aerospace park, the airport itself, or one of the north Bengaluru business parks. Fifteen minutes to the terminal is a real advantage if your job is there.

And the configuration spread is unusually wide for one project: 1, 2, 2.5 and 3 BHK. Families who want to buy two units near each other, or buy small now and bigger later in the same community, have options here that a 3-and-4-BHK-only project doesn’t give them.

It doesn’t work if

You want space and quiet. About 101 homes an acre across ten 24-storey towers means lifts, parking and the pool are shared with a lot of people. At peak times you will feel that. Go at 8.30am on a weekday and watch the basement, not at 11am on a Sunday.

It also doesn’t work if you need a confirmed handover date. Kalyani publishes construction updates but no completion date; secondary sources suggest late 2028 for the first six towers, and we could not confirm that.

And Bagalur is still developing. Schools, hospitals and daily retail are thinner than in established Bengaluru. That is improving, but you should drive the area and see for yourself rather than take anyone’s word for it.

About the Developer

Kalyani Developers is a Bengaluru builder, and LivingTree is the project it leads with on its own website.

The most useful thing about the developer’s site for a buyer is not the marketing — it’s the construction update section, which publishes dated progress for Buildings 1 through 6 running to July 2026. A developer willing to publish building-level progress on a public page is making a claim you can go and test against what’s actually standing on site.

Do test it. Take the most recent published update, go to the site, and check whether the building in the photograph matches the building in front of you. On a project where the developer publishes no RERA number and no completion date, physical progress is the most reliable signal available to you.

Pricing

Kalyani publishes no price list. These figures are reported consistently by secondary sources and we are showing them as reported, not as developer-confirmed.

Treat every figure in that table as an indication, not a quote. Kalyani has not published a price list, so none of this is a developer number. Ask for a written price for the specific unit you want, and if the written price differs from the table above, the written one is the real one.

The rate, roughly

₹41.47 lakh over a reported 576 sq ft works out near ₹7,200 per sq ft. At the other end, ₹1.39 Cr over 1,927 sq ft is about ₹7,215. Our arithmetic, from reported inputs.

Those two numbers landing within ₹20 of each other is a point in the data’s favour — a consistent rate across the range is what you’d expect from a real price list and not what you usually get from invented figures. It’s still reported. But it’s reported data that holds together.

What You’ll Actually Pay

This is the section where LivingTree genuinely differs from everything else at its size, so we’ve worked two units rather than one. Rates are those in force on 3 October 2026. Bagalur is outside BBMP limits, so the surcharge is 3%.

That’s ₹2.65 lakh of charges, or about 6.4%.

₹11.99 lakh of charges, or about 12.7% — almost exactly double the proportion the 1 BHK pays.

Two conditions you must confirm in writing before relying on the first table. The 3% stamp duty rate applies only to a first sale from the builder, not a resale. And the 1% GST rate applies only where carpet area is 60 sq m or less and the value is at or under ₹45 lakh — at a reported 576 sq ft saleable the carpet area is very likely well inside that, but “very likely” is not a tax position. Ask the builder to state the carpet area in square metres and confirm the GST rate they will charge. If the unit is priced even slightly above ₹45 lakh after floor rise or car park, both concessions disappear and you jump to the second table.

Floor Plans

Four reported configurations across a wide size band.

Reported sizes run 576 to 1,927 sq ft across the range. Kalyani does not publish a size per configuration, so we have not split it.

The 2.5 BHK, and what it usually means

A “2.5 BHK” in Bengaluru is normally a two-bedroom flat with a small third room — a study, a staff room, or a bedroom that fits a single bed and nothing else. At a reported ₹7 lakh over the 2 BHK, the question is whether that half room is usable space or a cupboard with a window.

Go and stand in one. Take a tape measure. If it won’t take a bed and a wardrobe, it is a study, and you should price it as a study.

Amenities

Kalyani names a spa, a kids’ play area, a multipurpose court, a swimming pool, a gym and open garden areas, within a claim of over 60 amenities across the 25 acres.

Sixty-plus is a large number and on 25 acres there is genuinely room for it. The thing to interrogate is not the count but the ratio.

Do this arithmetic at the site visit. If the reported 2,522 homes is right, that’s roughly 2,522 households sharing one pool and one gym. A single swimming pool serving that many homes is busy at every hour anyone wants to swim. Ask how many pools, how many gyms, and whether the clubhouse is one building or several — and ask whether all of it is delivered with Phase 1 or staged across the full build. Amenities promised with the last tower are amenities you may not see for years.

Also ask the parking question: how many covered spaces per flat, whether a 1 BHK gets one at all, and how many visitor bays exist for 2,522 homes.

Investment Opportunity

The case here is affordability and the airport, in that order.

A new-build 1 BHK at an all-in ₹44.1 lakh is a genuinely low entry point for north Bengaluru, and the airport corridor has a steady tenant base: airport staff, aerospace park employees, and younger workers priced out of Hebbal and Yelahanka. 1 and 2 BHK stock rents more readily in that market than 3 and 4 BHK does.

The yield arithmetic

At an all-in ₹44.1 lakh, a 1 BHK would need about ₹14,700 a month to clear a 4% gross yield, or about ₹11,000 for 3%. Those are achievable numbers in this corridor for a new 1 BHK, which is more than can be said for most of what we cover — the ₹4 Cr Koramangala flat needs ₹1.6 lakh a month to do the same job.

Small units in dense projects usually produce the better yield. They also appreciate more slowly than larger homes in low-density projects. You are choosing rental income over capital growth, and that’s a legitimate choice as long as it’s a deliberate one.

What would worry us

Supply of the same thing. 2,522 homes in one community, heavily weighted to smaller units, means your eventual landlord competition is the other 2,521 owners — many of whom bought for exactly the same reason and will be listing at the same time on handover. Expect rents to be soft in the first year after each phase completes.

And the absence of a published RERA number is the gap that matters most here. Without it you cannot check the sanctioned plan, the declared completion date or the promoter’s record. Get it before you pay.

Location Advantages

Bagalur sits in north Bengaluru on the airport side of the city. Kalyani puts the project 15 minutes from Kempegowda International Airport.

The surrounding employment is the aerospace and hardware park cluster and the broader airport corridor, which has been the city’s most consistent growth story for a decade. If you work in that belt, this is a short commute rather than a Bengaluru commute, and the difference is an hour of your day.

The parts nobody puts in a brochure

Bagalur’s day-to-day infrastructure lags its housing. Schools, hospitals and supermarkets exist but are fewer and further apart than in Hebbal or Yelahanka, and you will drive for things you’d walk to in an older part of the city.

Southbound traffic is the other issue. Getting to central Bengaluru means the airport road and then Hebbal, and Hebbal is the city’s most durable bottleneck. If your office is in Koramangala or Electronic City, this is not your address, whatever the airport distance says.

We have not published a map pin. Kalyani gives a locality rather than a street address or coordinates, and on a 25-acre site a wrong pin is worse than none. Ask for the survey number and check it yourself.

Construction Status

Under construction. Kalyani publishes dated building-level progress on its own site, running through July 2026 and covering Buildings 1 to 6.

That’s a more useful disclosure than most developers offer, and it tells you the first six of the ten towers are the live phase. Secondary sources report a late-2028 target for that phase; we could not confirm it with Kalyani.

The missing piece is the registration. Kalyani does not publish a RERA number for LivingTree. Secondary sources give PRM/KA/RERA/1251/309/PR/260924/007084, and we have not been able to confirm that against the developer. Do not pay a non-refundable amount on this project until you have a registration number from the builder in writing and you have looked it up yourself on the Karnataka RERA portal. The filing carries the declared completion date, the sanctioned unit count and the approved plan — every one of which is absent from the public marketing.

Before You Book

1. Get the RERA number from Kalyani in writing and verify it on the Karnataka portal. Everything else on this list is secondary to that one.
2. Read the declared completion date in the filing for your tower. Kalyani publishes progress photos, not dates.
3. Ask for the carpet area in square metres if you’re buying the 1 BHK. The 1% GST rate depends on it being 60 sq m or less, and that single answer is worth about ₹1.66 lakh.
4. Confirm the 3% stamp duty applies — it is a first-sale-from-builder concession and does not survive a resale. Confirm the final price stays under ₹45 lakh after floor rise and car park, or you lose both concessions.
5. Get a written price for your exact unit. Nothing in our pricing table is a developer quote.
6. Count the pools, gyms and clubhouses against 2,522 homes, and ask which are delivered with Phase 1 rather than the final tower.
7. Check parking — spaces per flat, whether the 1 BHK gets one, and total visitor bays.
8. Visit the site and match it to the July 2026 progress photos. Physical progress is your most reliable signal on a project with no public registration.
9. Go at 8.30am on a weekday. At about 101 homes an acre, the morning exit is the honest test of this project.

Frequently Asked Questions

Important Information

What is official and what is not. Taken from Kalyani Developers’ own project page on 3 October 2026: the name LivingTree by Kalyani Developers, a location of Bagalur approximately 15 minutes from the international airport, a 25-acre community, ten 24-floored towers, over 60 amenities including a spa, kids’ play area, multipurpose court, swimming pool, gym and open gardens, and dated construction progress through July 2026 for Buildings 1 to 6. Everything else on this page is reported by secondary sources and could not be confirmed with Kalyani: around 2,522 homes; 1, 2, 2.5 and 3 BHK configurations; sizes of 576 to 1,927 sq ft; prices from about ₹41.47 lakh to ₹1.39 Cr; RERA registration PRM/KA/RERA/1251/309/PR/260924/007084; and a late-2028 target for the first six towers. Kalyani publishes no price list, no unit count, no RERA number and no completion date. Our own arithmetic, shown as ours: about 101 homes an acre and 10.5 homes per floor on the reported unit count, roughly ₹7,200 per sq ft at both ends of the reported range, an all-in registered cost of about ₹44,11,993 on the 1 BHK and ₹1,06,73,588 on the 3 BHK. Statutory rates were verified on 3 October 2026: stamp duty 5% above ₹45 lakh and 3% between ₹20 and ₹45 lakh on a first sale from the builder, registration 2% following the increase from 1% on 31 August 2025, cess 10% of stamp duty, surcharge 3% outside BBMP limits, and GST of 1% on affordable housing where carpet area is 60 sq m or less and value is ₹45 lakh or under, otherwise 5%. Rates change, so confirm them on the day you register, and confirm your own eligibility for the concessional rates in writing. Our position: do not pay a non-refundable amount here until Kalyani gives you a registration number you can verify yourself. Nothing on this page is an offer or a contract. Check the number on the Karnataka RERA portal and confirm current prices and availability with the developer at kalyanidevelopers.com.