Tata Varnam, Shettigere: 3 BHK & 5 BHK Duplex in Carnatica Township

At a Glance

Highlights

• Configuration3 BHK & 5 BHK duplex
• Price from₹1.69 Cr
• Land19.48 acres
• Township135+ acres
• Airport6.8 km
• Metro2.5 km, upcoming
• RERAFour, phases 1A–1D
• StatusPh 1 handed over

Project Overview

Carnatica is the township. Varnam is the part of it you can buy into right now. Tata describes Carnatica as 135+ acres and Varnam as 19.48 of them, which makes Varnam roughly a seventh of the whole plan.

That distinction matters more than it sounds. When a salesperson walks you through the Carnatica masterplan — the retail, the school site, the spine road — most of what you’re looking at sits outside the 19.48 acres your flat is on, and most of it is a plan rather than a building. Ask which items have a completion date attached and which don’t.

What’s actually on sale

Three products. A 3 BHK with two bathrooms from ₹1.69 Cr. A 3 BHK with three bathrooms from ₹2.21 Cr. And a 5 BHK duplex from ₹4.50 Cr with around 2,800–2,900 sq ft of usable area.

The ₹52 lakh gap between the two 3 BHKs is wide for what is nominally one extra bathroom, which tells you the larger one is a materially bigger flat — Tata just doesn’t publish how much bigger. Get both floor plans side by side before you decide the cheaper one is the bargain.

Four RERA registrations, not one

Varnam Phase I is split into 1A, 1B, 1C and 1D, and each is registered separately with Karnataka RERA. Three of them — 1A, 1B and 1C — were registered on 11 August 2025. Phase 1D came later, on 31 December 2025.

A split registration is normal for a township and it’s not a warning sign. It does mean the declared completion date on your agreement is the one in your phase’s filing, and those dates can differ by a year or more between phases on the same site. Check the number against the Karnataka RERA portal before you pay anything.

Who This Suits

It works if

You work at or near the airport, in the aerospace park, or at one of the north Bengaluru business parks. At 6.8 km from the terminal, Varnam is close enough that the airport run stops being an event. If you fly twice a month, that’s worth real money in taxi fares and lost evenings.

It also works if you want a township rather than a standalone tower and you’re willing to wait for the township to fill in. Tata has already handed over Phase 1, which is more than most Devanahalli projects can say.

It doesn’t work if

You need to be in central or south Bengaluru on a weekday. Shettigere to Koramangala is not a commute anyone enjoys, and the metro that would help is 2.5 km away and not open yet.

It also doesn’t work if you need a completion date today. Tata publishes starting prices and RERA numbers but no possession date for the phases currently selling. If your rent clock matters — and at ₹1.69 Cr it should — you need that date in writing before you commit.

And if everyday life matters more than the airport: Shettigere still has thin retail, limited schooling and few hospitals compared with Hebbal or Yelahanka. That improves every year. It isn’t there yet.

About the Developer

Tata Housing Development Company is part of the Tata group, and Varnam is being built through One Bangalore Luxury Projects LLP — that’s the entity named on Tata’s own project address, and it’s the name that will appear on your agreement. Don’t be surprised by it.

The practical argument for a Tata project in Devanahalli is delivery history rather than design. Phase 1 of Varnam has been handed over. In a corridor where several launches from 2019 and 2020 are still incomplete, a developer who has actually given possession on the same site is a meaningfully different proposition from one who has not.

Tata also runs Tata Swaram in Devanahalli, so there’s more than one Tata address in the area. Make sure the brochure you’re reading matches the project you’re visiting.

Pricing

These are Tata’s published starting prices, taken from the developer’s own project page on 3 October 2026.

“Starting at” is doing a lot of work in that table. It’s the cheapest unit in the cheapest stack on the least desirable floor. Floor rise, facing and corner premiums are charged on top and they are not small in a tall building. Ask for the price of the specific unit number you want, not the configuration.

What the duplex tells you about rate

The 5 BHK is the only unit where Tata publishes both a price and an area, so it’s the only one we can turn into a rate. ₹4.50 Cr over roughly 2,850 sq ft works out to about ₹15,800 per sq ft of usable area. That’s our arithmetic, not Tata’s.

Use it as a sanity check. When you’re quoted a 3 BHK, divide the price by the area you’re given and see whether the answer lands anywhere near that figure. If it’s wildly below, you’re probably being quoted on a larger saleable area rather than usable area — and those are different numbers.

What You’ll Actually Pay

The sticker price isn’t the number that leaves your account. Here’s the 3 BHK + 2T at ₹1.69 Cr with every statutory charge added, at the rates in force on 3 October 2026.

So ₹21.4 lakh on top of the quoted price, or about 12.6%. People routinely budget for the flat and forget this, then scramble at registration.

Two things that move this number. Registration went from 1% to 2% on 31 August 2025 — if you’re reading an older cost sheet, it understates your bill by roughly ₹1.7 lakh on this unit. And stamp duty is charged on the higher of the agreement value or the government guidance value, so if guidance value on the parcel exceeds ₹1.69 Cr, duty is calculated on that instead.

Not included above: floor rise, car park charges, the clubhouse or infrastructure deposit, legal fees, and the maintenance advance. Ask for a written cost sheet listing every one of them before you pay a booking amount.

Floor Plans

Tata publishes three configurations for Varnam. Only the duplex comes with a published area.

We’ve left those cells empty on purpose. Tata doesn’t publish carpet or saleable area for either 3 BHK, and we’re not going to print an aggregator’s guess as though it were a specification. Ask the sales team for the RERA-registered carpet area of your exact unit — that figure is filed and legally defined, unlike “super built-up”, which isn’t.

The one question to ask about the duplex

Tata describes the 5 BHK’s 2,800–2,900 sq ft as usable area. That’s an unusually honest way to put it, and it is not the same as the super built-up number most Bengaluru brochures lead with. When you compare this duplex against a competitor quoting 3,200 sq ft, check whether the competitor is quoting the same thing. Often they aren’t.

Amenities

Tata lists a clubhouse with 25+ external amenities for Varnam, inside a township that is planned for considerably more.

Here’s the distinction worth holding on to. Amenities inside the 19.48 acres of Varnam are what you’re buying. Amenities drawn on the wider 135-acre Carnatica masterplan — the retail, the school, the larger sports facilities — are what you’re hoping for. Both appear in the same presentation. Only one of them is in your agreement.

So ask two questions at the site visit. Which amenities sit inside Varnam’s own boundary? And for anything outside it, what’s the committed delivery date and is it written into anything you’re signing? If the answer to the second is vague, price the project as though those items don’t exist. If they arrive, that’s upside.

Investment Opportunity

The north Bengaluru case is the airport, and it’s a real one. Kempegowda International handles the city’s entire air traffic, the aerospace park next door keeps adding employers, and the corridor has absorbed a decade of sustained development without running out of demand.

Varnam’s specific advantage over most of its neighbours is that Tata has already handed over Phase 1 on this land. For a rental buyer that’s the difference between an asset that can earn now and one that might earn in 2030.

What has to go right

Two things, and neither is in Tata’s control.

The first is the metro. Tata’s page puts an upcoming station 2.5 km away. Blue Line phase 2B runs to the airport, and until it opens, Shettigere depends entirely on road. A 2.5 km station is a walk too far and a drive too short — useful, but it won’t transform the address the way a station at the gate would.

The second is retail and schooling. Devanahalli’s residential supply has run ahead of its day-to-day infrastructure for years. Rental demand from families follows schools, not airports. Until the township’s own social infrastructure is built and occupied, the tenant pool here skews towards airport and aerospace staff rather than the broader family market.

The honest rental maths

At an all-in ₹1.90 Cr for the 3 BHK + 2T, you’d need roughly ₹63,000 a month to clear a 4% gross yield, and about ₹47,500 for 3%. Devanahalli 3 BHK rents have generally sat below those figures. Buy this for the airport proximity and the township thesis, not because the rent will cover the EMI. It won’t, not at the start.

Location Advantages

The address Tata publishes is Chikkajala to Shettigere Road, off Airport Road, Village Akkalenahalli–Mallenahalli, Bengaluru 562 157. In plain terms: you turn off the airport highway before the toll plaza and head towards Shettigere.

What the distance doesn’t tell you

6.8 km to the terminal is genuinely close — most of it on a highway, so it’s a 15-minute run outside peak. The catch is that the same highway is how you reach the rest of Bengaluru, and southbound into the city it carries the entire airport corridor’s traffic. Hebbal is the bottleneck, and it has been for fifteen years.

If your working life is north of Hebbal, this is a good address. If it’s south of it, drive the route at 9am on a Tuesday before you sign anything. Do it yourself. Don’t accept a time quoted by someone who wants the sale.

We haven’t published a map pin for Varnam. Tata gives a village-level address rather than coordinates, and we’d rather give you no pin than a wrong one. The site office can show you the exact boundary.

Construction Status

Tata’s position as of its own project page: Phase 1 possession has been given, and Phase 1B is under construction.

That’s a short sentence carrying a lot. Handover on Phase 1 means the roads, water, power and at least part of the clubhouse are real and working, which you can go and stand in. It also means the people living there can tell you what the finish quality is actually like — and on a site visit, that conversation is worth more than the show flat.

What’s missing is the date that matters to you. Tata publishes no possession date for the phases now selling. Each of 1A, 1B, 1C and 1D has a completion date declared in its own RERA filing, and that filed date is the one with legal force. Get your phase’s RERA number, look it up yourself, and write the date into your agreement. A date spoken at a sales desk is not a commitment.

Before You Book

1. Confirm which phase your unit is in — 1A, 1B, 1C or 1D — and get that phase’s RERA number. The four are not interchangeable and their completion dates differ.
2. Look the number up yourself on the Karnataka RERA portal. Check the declared completion date, the approved plan and the promoter’s other registrations. Takes five minutes.
3. Get the RERA carpet area in writing for your exact unit. Not super built-up, not “approx”. Carpet area is defined in law; the other numbers are marketing.
4. Ask for a full cost sheet listing floor rise, car park, clubhouse deposit, infrastructure charges, legal fees and maintenance advance, with amounts. Our ₹1.90 Cr figure above covers statutory charges only.
5. Separate Varnam from Carnatica on the masterplan. Mark which amenities sit inside your 19.48 acres and which are elsewhere in the 135 acres. Ask for committed dates on anything outside.
6. Walk Phase 1 and talk to someone who lives there. Ask about water, lift waiting times, maintenance charges and what took longest to fix. This is the single most useful hour you’ll spend.
7. Drive your actual commute at the actual time. Hebbal at 9am is the test, not the 11am run the site visit is scheduled around.
8. Check guidance value on the parcel. If it’s above your agreement value, stamp duty is charged on the higher figure and your registration bill rises.

Frequently Asked Questions

Important Information

Where these figures come from. Every structural and pricing figure on this page is taken from Tata Housing’s own project page for Varnam, read on 3 October 2026: 19.48 acres inside a 135+ acre Carnatica township, an address of Chikkajala to Shettigere Road off Airport Road at Village Akkalenahalli–Mallenahalli, Bengaluru 562 157, starting prices of ₹1.69 Cr, ₹2.21 Cr and ₹4.50 Cr, usable area of approximately 2,800–2,900 sq ft on the duplex, four RERA registrations covering phases 1A to 1D, 6.8 km to the airport and an upcoming metro station at 2.5 km. Where other sources disagree, we used Tata’s. Aggregator listings for this project report 20 acres, 940 units, eight towers and a 2 BHK from ₹1.31 Cr; none of that appears on the developer’s own page and we have not published it. What Tata does not publish, and we have therefore left blank rather than filled in: total unit count, tower count, floor count, carpet or saleable area for either 3 BHK, and a possession date for the phases currently on sale. Our own arithmetic, shown as ours: about ₹15,800 per sq ft of usable area on the duplex, and an all-in registered cost of about ₹1,90,37,850 on the ₹1.69 Cr unit. Statutory rates were verified on 3 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 3% outside BBMP limits — and they change, so confirm them on the day you register. Nothing here is an offer or a contract. Verify any registration number you are given on the Karnataka RERA portal and check current prices and availability with the developer at tatahousing.com.