Sumadhura Edition, Nallurahalli Road: 1,650 Homes in Whitefield

At a Glance

Highlights

• Configuration2, 3 & 4 BHK
• PriceNot published
• Land20 acres
• TowersEleven, 2B+G+18
• Homes1,650
• Density~82 per acre
• Clubhouse66,000 sq ft
• PossessionDec 2029

Project Overview

Whitefield has no shortage of new apartments. What it has less of is projects that stay under twenty floors, and Edition is one of them — eleven towers at two basements, ground and eighteen floors, across 20 acres.

That matters more than it sounds. An 18-floor tower fills and empties differently from a 30-floor one: shorter lift runs, fewer households per core, a shorter wait at 8.45am. It also means a wider building footprint for the same unit count, which is where the 82.5 homes an acre comes from.

Where it actually is

Nallurahalli Road at Siddapura. This is inner Whitefield rather than the Hoskote-ward stretch — you are close to the ITPL and EPIP employment belt rather than twenty minutes past it. Nallurahalli itself is an established neighbourhood with its own retail, not a new layout waiting for shops to arrive.

Ask for the survey number anyway. Whitefield covers a lot of ground and the difference between the Nallurahalli end and the Kadugodi end is real money and fifteen minutes.

Smart, Classic and Grand

Sumadhura splits the 2, 3 and 4 BHK homes into three layout families rather than offering one plan per configuration. The names are the developer’s; what sits behind them is not published.

So treat them as a prompt rather than a specification. Ask what distinguishes a Smart 3 BHK from a Classic 3 BHK — is it carpet area, ceiling height, balcony depth, kitchen format, or simply the tower it sits in? The answer decides whether you are choosing between genuinely different homes or between price points for the same floor plate.

Who This Suits

It works if

You work in the ITPL, EPIP or Brookefield belt and want to stay inside Whitefield rather than commute into it. From Nallurahalli that is a short run rather than a corridor crawl, and for a Whitefield employee that is the single strongest argument here.

It also works if you want amenities at scale. A 66,000 sq ft clubhouse with 150-plus amenities is only viable because 1,650 households are paying for it. A 200-home project cannot fund that, and if your family will genuinely use a clubhouse, the economics of a large project work in your favour.

And the mid-rise height suits anyone who has lived in a tall tower and disliked it. Eighteen floors is a different daily experience from thirty-five.

It doesn’t work if

You want to know what it costs before you engage. Sumadhura publishes neither price nor size, so there is no way to work out a rate per square foot from public information. If you need to compare before you visit, you cannot — not yet.

It also doesn’t work if you want low density or a quiet community. At roughly 82 homes an acre with 1,650 households, the pool, the ramp and the gate are busy at predictable times.

And if you work on the Outer Ring Road south or in the north around Hebbal, Whitefield is the wrong corner of the city and no amount of in-project amenity fixes that.

About the Developer

Sumadhura Infracon has been building in Bengaluru and Hyderabad for over two decades, with a concentration in east Bengaluru — Whitefield, Panathur, Thubarahalli and the Soukya Road belt.

Edition is described on Sumadhura’s own site as its largest Whitefield masterplan, which is a useful thing to know: a developer’s biggest project in a market it already knows well tends to get more attention than a one-off in an unfamiliar corridor.

The practical check is the same as always. Sumadhura has completed projects in this part of the city — Folium at Whitefield among them. Go and walk one that has been occupied for a few years. Look at the external paint after a monsoon, an upper-floor lobby, the basement, and the clubhouse after real use. Then ask whether Edition is being built to the same specification, and get that answer in writing.

Pricing

Sumadhura publishes no price for Edition and no size for any configuration. The table reflects that honestly.

What is being reported, and why we did not put it in the table

Secondary sources report roughly ₹13,500 to ₹16,500 per sq ft, with 2 BHK homes of 1,280–1,360 sq ft, 3 BHK of 1,490–1,820 and 4 BHK of 1,900–2,295, giving a total range near ₹2.01 Cr to ₹3.1 Cr.

Those figures hold together internally — ₹2.01 Cr over 1,280 sq ft is about ₹15,700 per sq ft, and ₹3.10 Cr over 2,295 sq ft is about ₹13,500, both inside the reported band. That consistency is a point in their favour and it is why we mention them at all.

But none of it comes from Sumadhura, so none of it belongs in a specification table on a page that also carries a RERA number. Use it to sense-check a quote, not to budget.

What You’ll Actually Pay

We cannot give you an all-in figure for a price that has not been published. What we can give you are the rates, and a worked example on the reported entry figure so you can see the shape of it.

So about ₹25.3 lakh of statutory charges, or 12.6% on top. Whatever Sumadhura eventually quotes, add roughly an eighth to it and you will be close.

Two things people get caught by. Registration doubled from 1% to 2% on 31 August 2025, so an older cost sheet understates your bill. And none of this is financeable — your lender funds the agreement value, not the tax on it, so the full amount comes out of savings on registration day.

Not included above: floor rise, car parking, the clubhouse and infrastructure deposits, legal fees and the maintenance advance. On a 66,000 sq ft clubhouse the deposit is unlikely to be small, so ask for it as a line item early.

Floor Plans

Three configurations, each offered in three layout families. Sumadhura publishes no areas.

The three numbers to ask for

RERA carpet area for the exact unit, in square feet and square metres. It is defined in law and filed with the registration; super built-up is neither.

Saleable area for the same unit, which is what the price will be quoted against.

The loading between them. Divide one by the other. Bengaluru loading commonly runs 25 to 30%. On a project with a 66,000 sq ft clubhouse and 150 amenities, expect to be at the upper end of that — all of that shared space is apportioned across the 1,650 homes and you pay for your share of it.

That last point is worth sitting with. A large amenity package is not free. It arrives inside your loading.

Amenities

A 66,000 sq ft clubhouse and more than 150 curated amenities, per Sumadhura — pools, gym, yoga lawn, sports courts, gardens, play areas and wellness facilities.

That is a genuinely large clubhouse. For comparison, many Bengaluru projects of this size run 25,000 to 40,000 sq ft. Sumadhura’s own Solace at Thubarahalli is 45,000 sq ft, and the company describes Edition’s as its largest.

The ratio is what to interrogate, not the count. 150 amenities shared by 1,650 households is about eleven homes per amenity, which sounds fine until you notice most of those 150 are small items and the ones people actually queue for — the pool, the gym, the courts — are a handful. Ask how many pools, how many gyms, and whether the clubhouse is one building or several across the 20 acres. On a site this size, two or three smaller clubhouses serve residents far better than one large one.

Ask too when it opens. On a phased 1,650-home project the clubhouse sometimes lands with a later tower, which means early residents pay maintenance for something they cannot use yet.

Investment Opportunity

Whitefield is the most established tech employment market in Bengaluru and the rental demand behind it is not speculative — ITPL, EPIP and the surrounding parks have been filling flats here for twenty years.

Nallurahalli specifically is inner Whitefield, which matters for tenants. A tenant working at ITPL will pay more to be ten minutes away than twenty-five, and that premium is durable in a way that a promised metro station is not.

The honest arithmetic

On the reported ₹2.01 Cr entry, all-in near ₹2.26 Cr, a 4% gross yield needs about ₹75,400 a month and 3% needs about ₹56,500. Whitefield 2 BHK rents can reach the lower figure; the upper one is a stretch.

Net of maintenance, property tax and vacancy, expect 1 to 1.5 points below gross. This is a live-in or long-hold asset rather than a yield play.

What works against it

Supply, and your own neighbours. 1,650 homes is a lot of near-identical stock, and when a phase completes, a large tranche reaches the rental and resale market at once. Expect soft pricing in the first six to twelve months after each handover.

Differentiate where it is cheap to do so: floor, aspect, and a second car park. Those are fixed at purchase and they are what separates your flat from the other 1,649 later.

Location Advantages

Nallurahalli Road, Siddapura, Whitefield, east Bengaluru. This is the established part of Whitefield rather than the outer stretch towards Hoskote.

The employment case is immediate: ITPL, EPIP and the Brookefield office belt are all short runs rather than commutes. For anyone working in those, this address removes the single worst part of living in Bengaluru.

What to check before you believe the map

Whitefield’s internal roads are congested at peak in a way that distance does not capture. Varthur Road, the Kundalahalli stretch and the ITPL approach all back up between 8.30 and 10. A three-kilometre trip can take twenty-five minutes.

The Purple Line metro reaching Whitefield has improved things materially for anyone travelling towards the city, which is a genuine, built advantage rather than a promised one. Check how far the nearest station is from the project gate and how you would actually get there each morning — a station you drive to is a different proposition from one you walk to.

We have not published a map pin. Sumadhura gives a road and locality rather than coordinates, and on a 20-acre site a wrong pin is worse than none. Ask for the survey number and check it yourself.

Construction Status

Sumadhura lists Edition as New Launched, with possession declared for December 2029 under Karnataka RERA registration PRM/KA/RERA/1251/446/PR/111225/008328. The digits after PR read 11 December 2025, which is the filing date.

A December 2029 handover from a project registered in December 2025 is a four-year build, which is normal for eleven towers.

Check whether your tower is covered by that number. On an eleven-tower project it is common for later towers to carry their own registrations with their own completion dates. Sumadhura’s sister project at Thubarahalli has two. Get the registration that covers your specific tower, read the completion date in that filing, and make sure it is the date written into your agreement rather than a date quoted at the sales desk.

Between now and 2029 you will be paying rent or an existing EMI alongside construction-linked instalments. On a flat near ₹2.26 Cr all-in, four years of carrying cost is a large number and it belongs in your budget from the start.

Before You Book

1. Get a written price for a named unit. Nothing on this page is a developer quote, because Sumadhura has not published one.
2. Get the RERA carpet area and the saleable area for that unit, and calculate the loading yourself. With a 66,000 sq ft clubhouse in the shared pool, expect it to be high.
3. Confirm which RERA number covers your tower and read the completion date in that filing, not the marketing page.
4. Ask what Smart, Classic and Grand actually mean. If the difference is only the tower, you are choosing a price point, not a home.
5. Ask when the clubhouse opens and whether it is one building or several. Paying maintenance for an unopened clubhouse is common and avoidable.
6. Get the full cost sheet — floor rise, car park, clubhouse and infrastructure deposits, legal, maintenance advance — each with an amount.
7. Walk a completed Sumadhura project in east Bengaluru and talk to residents about what took longest to fix.
8. Drive to your office at 9am on a weekday. Whitefield’s internal roads are the test, not the distance.
9. Check the guidance value on the survey number — stamp duty is charged on the higher of guidance or agreement value.

Frequently Asked Questions

Important Information

What is official here. Taken from Sumadhura’s own project page for Edition, read on 10 October 2026: Nallurahalli Road, Siddapura, Whitefield, east Bengaluru; 20 acres; eleven towers at 2B+G+18; 1,650 units; 2, 3 and 4 BHK in Smart, Classic and Grand layout families; a 66,000 sq ft clubhouse with over 150 amenities; possession December 2029; Karnataka RERA registration PRM/KA/RERA/1251/446/PR/111225/008328; status New Launched. What Sumadhura does not publish, and we have therefore left blank rather than filled in: any price, and any unit size for any configuration. Reported but not developer-confirmed, and shown only as context: roughly ₹13,500–16,500 per sq ft, 2 BHK of 1,280–1,360 sq ft, 3 BHK of 1,490–1,820, 4 BHK of 1,900–2,295, and a total range near ₹2.01–3.1 Cr. We publish those only because they reconcile arithmetically with each other, not because any of them is official. Our own arithmetic, shown as ours: about 82.5 homes an acre, 150 homes per tower, roughly 8 homes per floor, and an all-in cost of about ₹2,26,32,600 worked on the reported entry figure. Statutory rates were verified on 10 October 2026 — stamp duty 5% above ₹45 lakh, registration 2% following the increase from 1% on 31 August 2025, cess 10% of stamp duty and surcharge 2% inside BBMP limits — and they change, so confirm them on the day you register. We will fill the pricing table as soon as Sumadhura publishes a price list. Nothing here is an offer or a contract. Verify any registration number on the Karnataka RERA portal and check current prices and availability with the developer at sumadhuragroup.com.