About This Listing
At a Glance
Prestige Pine Forest is a low-density luxury project by Prestige Group on ECC Road at Pattandur Agrahara, Whitefield — 4 towers, 316 apartments across 9 acres. Homes are large: 3 and 4 BHK from 2,621 to 3,556 sq ft.
Prices run from about ₹3.50 Cr to ₹5.60 Cr. This is the top of the Whitefield market, and the project does not pretend otherwise.
Two things set it apart from most of what we list. It is RERA-registered since August 2024 (PRM/KA/RERA/1251/446/PR/190924/007048) and already under construction, with possession declared for December 2028 — roughly two years away rather than five.
Highlights
- Configuration3 & 4 BHK
- Starting price₹3.50 Cr
- Size range2,621 – 3,556 sq ft
- Land parcel9 acres
- Towers4
- Total units316
- PossessionDec 2028
- RERARegistered
Project Overview
Prestige Pine Forest sits on ECC Road in Pattandur Agrahara village, Whitefield, on a 9-acre parcel holding four towers and 316 apartments. Roughly 6.9 acres is given to open and landscaped space.
Density is the headline number and it is genuinely low: about 35 homes an acre. For context, most Bengaluru high-rise runs 50 to 80. Four towers rather than fourteen means fewer people sharing the clubhouse, shorter lift waits, and — because the towers are spaced across nine acres — a real chance that your windows do not look directly into someone else’s. Sources describe unobstructed views across all units, which at this density is plausible rather than marketing.
The layout is eight flats per floor with four lifts and two staircases. That ratio matters more than most buyers realise: two flats per lift is comfortable, four or more is where the morning queue starts.
| Property type | Apartment — low-density gated community |
| Developer | Prestige Estates Projects Limited |
| Location | ECC Road, Pattandur Agrahara, Whitefield, Bengaluru 560066 |
| Land area | 9 acres (one source states 8) |
| Open space | Approximately 6.9 acres |
| Structure | 4 towers, 2B+G+14 (one source states 15–16) |
| Total units | 316 apartments |
| Density | ~35 homes per acre |
| Unit types | 3 BHK, 3 BHK + home office, 3 BHK + office + studio, 4 BHK + maid’s room |
| Size range | 2,621 – 3,556 sq ft saleable |
| Price range | ₹3.50 Cr – ₹5.60 Cr |
| Possession | December 2028 (declared to RERA) |
| RERA | PRM/KA/RERA/1251/446/PR/190924/007048 |
Who This Suits
Good fit if
- You want a large home. The smallest unit here is 2,621 sq ft. That is bigger than the largest flat in most Whitefield projects.
- You want possession sooner. December 2028 is roughly two years out, not five, and the project is already under construction.
- You want RERA certainty. Registered since August 2024, with the completion date on record.
- Low density matters to you — about 35 homes an acre across four towers.
- You work at ITPL or in the Whitefield tech belt. ITPL is around 1.3 km.
- You want metro access. Pattandur Agrahara station on the Purple Line is about 1.4 km.
Think twice if
- This is expensive, and sources say so. One review lists “slightly higher pricing compared to competing developments” as its main drawback.
- Maintenance is substantial — reported at ₹15,200–17,200 a month for a 3 BHK. That is roughly ₹2 lakh a year, forever.
- You need a smaller or cheaper home. There is no 2 BHK and nothing below about ₹3.50 Cr.
- Statutory charges add about ₹44 lakh in cash on the entry unit. No bank funds that.
- Whitefield traffic is what it is. ECC Road and the ITPL stretch are heavily congested at peak.
- You were told the metro is 900 m away. It is not — see Location Advantages.
About the Developer
Prestige Group is a Bengaluru-headquartered developer, founded in 1986 and listed on both the BSE and the NSE since 2010. It builds across residential, retail, commercial, hospitality and property management, and operates in more than a dozen Indian cities. Whitefield is core Prestige territory — the group has been building here for decades, which means there is a large body of completed, occupied work you can go and inspect before committing.
The listing is the part you can actually use. A listed company files audited accounts and quarterly results publicly, so you can check the developer’s financial position yourself rather than taking a sales team’s word for its stability.
- Founded1986
- ListedBSE & NSE
- HeadquartersBengaluru
- SegmentsHomes, retail, offices, hospitality
Verify the developer independently: Prestige Group official website and the company profile on Wikipedia. We have not reproduced completed-project or delivered-unit counts because published figures vary between sources.
Pricing
Sizes and configurations as published. Per-unit pricing at this project varies with tower, floor and view rather than strictly with area, so treat the range as the guide and ask for a quote on the specific unit.
| Configuration | Saleable area | Carpet area | Indicative price |
|---|---|---|---|
| 3 BHK + home office | 2,757 sq ft | 1,690 sq ft | from ₹3.50 Cr |
| 3 BHK + home office | 2,796 sq ft | 1,725 sq ft | — |
| 3 BHK | 3,121 sq ft | 1,895 sq ft | — |
| 3 BHK + office + studio | 3,160 sq ft | 1,999 sq ft | — |
| 3 BHK + office + studio | 3,235 sq ft | 2,065 sq ft | — |
| 4 BHK + maid’s room | 3,540 – 3,556 sq ft | 2,211 – 2,218 sq ft | up to ₹5.60 Cr |
If you have been quoted two different prices for the same flat, both are probably correct. You will see this project quoted at “from ₹3.50 Cr” and also at figures like ₹3.93 Cr for the same 2,757 sq ft unit. The second is an all-inclusive number — base price plus the roughly 12.6% of GST, stamp duty and registration set out below. ₹3.50 Cr × 1.126 is ₹3.94 Cr, which is where that figure comes from. Always ask which of the two you are being shown before comparing anything.
Carpet loading here runs around 61–64% of saleable area, which is normal for this segment. Compare carpet to carpet when weighing this against another project — it is the only basis on which two buildings with different loading are comparable. Prices exclude floor-rise and preferred-location charges.
What You’ll Actually Pay
Here is the entry unit worked through to a realistic all-in figure at current Karnataka rates. The percentages apply to any configuration here.
That is ₹44.10 lakh — about 12.6% — on top of the sticker price, and banks do not fund any of it. At this price point that is a large cash requirement sitting on top of your down payment, and it is the single most common thing buyers underestimate.
The running cost, which nobody quotes you
Maintenance at this project is reported at ₹15,200–17,200 a month for a 3 BHK and ₹19,500–19,600 for a 4 BHK. Call it ₹1.8–2.4 lakh a year, every year, rising with inflation. Over ten years that is ₹20 lakh or more. It buys real things — the clubhouse, the landscaping, the security across nine acres — but low density means fewer households sharing those fixed costs, which is precisely why the figure is high. Low density is a benefit you pay for monthly, not just once.
Still to be confirmed with the developer
- Floor rise. Pricing here varies by floor and view more than by area. 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 maintenance.
- Maintenance advance and corpus fund at handover.
- Khata, legal and documentation charges, plus BESCOM and BWSSB deposits.
- The payment schedule. Not published — ask whether it is construction-linked or time-linked.
Ask us for the current charge sheet and we will send it exactly as the developer issues it.
Master Plan & Floor Plans
Unit layouts for every configuration and the site master plan are released by the developer to registered buyers. Both are available on request, exactly as issued.
Tower placement and open space across the 9-acre site
Request master plan
Amenities
- Clubhouse
- Amphitheatre
- Indoor games
- Swimming pool
- Kids’ play area
- Gymnasium
- Jogging trail
- Tennis court
- Lap pool
- Landscaped gardens
- Senior citizen zone
- Open green space
- Basement parking
- Four lifts per core
- Power backup
- Water treatment
- Wi-Fi ready
- Waste management
- Solar provisions
- Rainwater harvesting
- Intercom
- Multi-purpose court
Sources describe 40+ amenities including a cricket pitch, basketball and tennis courts. The list above is what is consistently reported; the contracted schedule is the one in your agreement, not the one in marketing material. Ask us for it before booking.
Location Advantages
Pattandur Agrahara sits in the middle of Whitefield, on ECC Road, a short distance from ITPL. This is not an outer-suburb address being sold as central — it genuinely is inside the tech belt, and the surrounding infrastructure has been built out for years rather than promised.
One widely-repeated claim about this project is wrong, and you should know before you visit. Several listings state the project is “900 metres from Kadugodi Metro Station”. It is not. Measured from the coordinates in the project’s own registered address, Kadugodi Tree Park station is about 2.96 km away. The nearest metro is Pattandur Agrahara (ITPL) station, roughly 1.4 km — still genuinely close, still on the Purple Line, and still a real advantage. But it is not a 900-metre walk, and you should not plan your commute as though it were.
| Category | Nearby | Distance |
|---|---|---|
| Metro | Pattandur Agrahara (ITPL), Purple Line | ~1.4 km — the nearest station |
| Metro | Kadugodi Tree Park, Purple Line | ~3.0 km |
| IT and workplaces | ITPL | ~1.3 km |
| Whitefield centre | Hope Farm area | ~1.8 km |
| Healthcare | Manipal Hospital, Whitefield | ~2.5 km |
| Schools | The Deems Academy | Immediately adjacent |
| Retail | Forum Shantiniketan, Phoenix Marketcity | Whitefield / ORR |
The honest counterweight is traffic. ECC Road and the ITPL stretch are among the busiest in East Bengaluru, and a 1.3 km drive to ITPL at 9am is not a 1.3 km drive at 9am. Being close to work here means a short distance, not necessarily a short journey. Drive your own route at your real office hour before deciding.
Commute Times
Measured from the coordinates in the project’s registered address, not taken from marketing material — which is why the metro figures here differ from what you will read elsewhere. The lower time is a quiet run, the upper a weekday peak.
- ITPLapprox. 1.3 km5–20 min
- Pattandur Agrahara metro (ITPL)approx. 1.4 km5–15 min
- Hope Farm, Whitefieldapprox. 1.8 km8–20 min
- Manipal Hospital, Whitefieldapprox. 2.5 km10–25 min
- Kadugodi Tree Park metroapprox. 3.0 km10–25 min
- Outer Ring Road, Marathahalliapprox. 9 km25–50 min
- Kempegowda International Airportapprox. 40 km60–90 min
Straight-line distances, so road routes run slightly longer. Test your own commute at your real office hours — ask us and we will map it for your workplace.
Location Map
Construction Status
This project is further along than most of what we list, and here is exactly where it stands.
- RERA registrationIssued Aug 2024PRM/KA/RERA/1251/446/PR/190924/007048, granted 16 August 2024 and valid to December 2028. Verify it yourself on the Karnataka RERA portal.
- Land parcel and masterplanDeclared9 acres, 4 towers, 316 apartments, roughly 6.9 acres of open space. Registered against specific survey numbers in Pattandur Agrahara village.
- Under constructionReported ~30%One source reported the project at roughly 30% complete as of March 2026. That is a single source, so treat it as indicative — but the project is unambiguously under construction, not pre-launch. Ask to see current site progress.
- Target possessionDecember 2028Declared to RERA, which puts the date on record with the regulator rather than in a brochure. Roughly two years out at the time of writing — a materially shorter wait than most new launches on this corridor.
Because this project is registered, 70% of your payments must sit in a project-specific escrow account and the completion date carries regulatory consequences if it slips. Neither protection exists on an unregistered pre-launch, and it is the main reason a registered project at a higher price can be the cheaper decision.
Other Properties in This Area
If Prestige Pine Forest is on your shortlist, these are the other projects we track in the same belt. They answer different questions on price, format and distance — worth seeing alongside it rather than instead of it.
-
Brigade Group
Brigade Granada
Whitefield-Hoskote Road, Sannatammanahalli1, 2, 3 & 4 BHKfrom 1.07 Cr2030 -
Godrej Properties
Godrej Villa Whitefield
Soukya Road, Hemmandahalli4 & 5 BHK villasfrom 5.40 CrDecember 2029 -
Prestige Group
Prestige Evergreen
Varthur, Whitefield1 to 4.5 BHKfrom 92 L30 June 2030
We are an authorised channel partner on every project listed here, paid by the developer either way, so we have no reason to push you toward one over another. Ask us for a side-by-side on any two.
Before You Book
We are an authorised channel partner, so booking through us costs you exactly what going direct costs. That also means we have no reason to rush you past your own diligence. Work through this before any money moves.
- Verify the RERA number yourselfPRM/KA/RERA/1251/446/PR/190924/007048 on rera.karnataka.gov.in. Confirm the declared date, the survey numbers and the sanctioned plan match what you were shown.
- Walk to the metro before you believe any distanceThe commonly quoted 900 m to Kadugodi is wrong; the nearest station is Pattandur Agrahara at about 1.4 km. Walk it or drive it yourself.
- Ask which price you are being quotedBase or all-inclusive. The difference is about 12.6% and it is the reason two people get two different numbers for the same flat.
- Get the maintenance figure in writingReported at 15,200 to 17,200 a month for a 3 BHK. Over ten years that is more than 20 lakh, and it is not optional.
- Ask for the floor-rise schedulePricing here varies by floor and view more than by area. Get the per-floor figure before you pick a unit.
- See current site progressThe project is under construction. Ask for photographs of your specific tower, not a render.
- Check title, khata and encumbranceAsk for the title deed, khata extract and encumbrance certificate, and have your own lawyer read them.
- Drive the ITPL stretch at peakECC Road and the ITPL approach are heavily congested. A short distance is not the same as a short journey.
Frequently Asked Questions
Is Prestige Pine Forest RERA approved?
Yes. It is registered under Karnataka RERA number PRM/KA/RERA/1251/446/PR/190924/007048, granted on 16 August 2024 and valid to December 2028. You can verify it on the Karnataka RERA portal.
What is the price of Prestige Pine Forest?
From about 3.50 Cr for a 3 BHK to around 5.60 Cr for a 4 BHK. Note that some quotes are all-inclusive figures, which add roughly 12.6 percent of statutory charges on top of the base price.
When is possession?
December 2028, declared to RERA. The project is already under construction, so this is a shorter wait than most new launches in Whitefield.
Where exactly is Prestige Pine Forest?
On ECC Road at Pattandur Agrahara village, Whitefield, Bengaluru 560066, close to ITPL.
How far is the metro really?
The nearest station is Pattandur Agrahara (ITPL) on the Purple Line, about 1.4 km away. Several listings claim 900 metres to Kadugodi Tree Park station, but measured from the project’s registered address that station is about 3 km away.
What sizes are available?
3 BHK and 4 BHK homes from 2,621 to 3,556 sq ft saleable, with carpet areas from about 1,690 to 2,218 sq ft. There is no 2 BHK.
How many apartments are there?
316 apartments across 4 towers on 9 acres, which is about 35 homes per acre. That is low density for a Bengaluru high-rise.
What is the monthly maintenance?
Reported at 15,200 to 17,200 a month for a 3 BHK and about 19,500 for a 4 BHK. Over ten years that is more than 20 lakh, so it belongs in your budget from the start.
Important Information
Prestige Pine Forest is registered under Karnataka RERA number PRM/KA/RERA/1251/446/PR/190924/007048, granted 16 August 2024, with a declared completion date of December 2028. Configurations, areas, pricing, amenities and construction progress above are indicative, drawn from prevailing project information; the sanctioned plan and the RERA filing are the authoritative record. Where sources disagreed — on land area and floor count — we have taken the majority figure and said so on this page. Distances have been measured from the coordinates in the project’s registered address rather than reproduced from marketing material, and where a widely-quoted figure did not hold we have published the measured one instead. No payment schedule is published for this project, so none is reproduced here. Nothing on this page constitutes an offer or a contract. Please verify the registration on the Karnataka RERA portal and confirm current pricing with us before paying any booking amount.
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