Tata prices the Varnam duplex at ₹4.50 Cr for roughly 2,800 to 2,900 sq ft of usable space. It is the only unit in the project where the developer publishes both a price and an area — which makes it the only one you can actually price-check.
Key takeaways
- ₹4.50 Cr for approximately 2,800-2,900 sq ft of usable area
- That is about ₹15,800 per sq ft on our arithmetic, not Tata’s
- Tata says usable area, which is not the same as super built-up
- It is the only Varnam unit with a published area at all
- Use its rate as a sanity check on any 3 BHK you are quoted
Full project page, with every figure sourced to Tata Housing: Tata Varnam, Shettigere — prices, RERA and what is not published.
The one unit you can actually price
Tata publishes three starting prices for Varnam and exactly one area. The 3 BHK with two bathrooms starts at ₹1.69 Cr and the three-bathroom version at ₹2.21 Cr, both with no square footage attached. The 5 BHK duplex starts at ₹4.50 Cr, and for this one Tata states approximately 2,800 to 2,900 sq ft of usable area.
Divide one by the other and you get roughly ₹15,800 per square foot. That is our calculation, not a developer figure, and it is the only rate anyone outside Tata’s sales office can derive for this project.
Which makes the duplex useful well beyond the handful of buyers who want one. If you are shopping the 3 BHKs, this is your benchmark. When a salesperson quotes you a price and an area for a 3 BHK, work out the rate and see where it lands against ₹15,800. A number far below that usually means you are being quoted on a different kind of area.
Usable area is not super built-up, and the gap is large
Tata’s choice of the word usable is unusual and, to be fair to them, more honest than the Bengaluru norm.
Most brochures lead with super built-up area, which includes your proportional share of lobbies, staircases, lift shafts, the clubhouse and sometimes the basement. It is not defined in law. Loading — the gap between what you pay for and what you can walk on — commonly runs 25 to 30% in Bengaluru and occasionally more.
So a competitor quoting 3,300 sq ft super built-up may be offering less actual floor than Varnam’s 2,850 usable. Comparing the two headline numbers directly would lead you to exactly the wrong conclusion. Always ask which measure you are being given, and ask for the RERA carpet area as well, because that one is legally defined and filed with the registration. Our note on what you actually pay for in carpet area goes further into where the square feet disappear.
Who buys a 5 BHK duplex near the airport
At ₹4.50 Cr before extras, this is not a mass-market product and Tata is not pretending it is. It suits two sorts of buyer.
Multi-generational households. Five bedrooms over two levels gives genuine separation — grandparents on one floor, children on another — which a flat on a single plate cannot. Tata markets Carnatica at families of several generations, and the duplex is where that pitch is real rather than decorative.
Senior airport-corridor professionals. If you fly constantly and work in the aerospace or airport belt, 6.8 km from the terminal is worth a lot of money in recovered evenings, and ₹4.50 Cr in Devanahalli buys considerably more space than the same money in Hebbal or Koramangala.
It does not suit investors. Five-bedroom duplexes are a thin rental market anywhere in Bengaluru, and in Devanahalli specifically the tenant pool skews towards smaller units. Buy this to live in.
What the duplex costs to register
Add the statutory charges, at the rates in force on 3 October 2026. Shettigere sits outside BBMP limits, so the surcharge is 3% rather than the 2% that applies inside the city.
On ₹4,50,00,000: GST at 5% is ₹22,50,000. Stamp duty at 5% is another ₹22,50,000. Cess at 10% of the duty adds ₹2,25,000, surcharge at 3% adds ₹67,500, and registration at 2% is ₹9,00,000.
Total charges: ₹56,92,500. All-in registered cost: ₹5,06,92,500. That is 12.7% on top of the sticker, and it does not yet include floor rise, car parking, the clubhouse deposit, legal fees or the maintenance advance.
Budget for it from the start. The most common mistake we see at this price level is a buyer arranging finance against the agreement value and then scrambling for most of ₹57 lakh in cash at registration.
The questions to ask before you commit
What is the RERA carpet area? Usable is a helpful word but it is Tata’s word, not a defined one. Carpet area is filed and legally meaningful. Ask for both and compare.
Which sub-phase is the duplex in? 1A, 1B, 1C and 1D have separate registrations and separate declared completion dates. At this price a six-month difference is real money.
How many duplexes are there? Tata does not publish unit counts. If there are only a handful, resale will be thin and slow — fine if you are staying, a problem if you are not.
Is the staircase inside your carpet area? On a duplex it usually is, and it can swallow 80 to 120 sq ft across two levels. Worth knowing before you compare against a single-floor flat of the same nominal size.
What is included at this price? Ask whether the quoted figure covers one car park or two, and whether any fit-out is included.
Our honest read
The duplex is the most transparent thing Tata has published about Varnam, and it is genuinely good value against central Bengaluru — ₹15,800 a square foot is roughly two-thirds of what new stock in Koramangala asks, for a much larger home.
The case against is location risk concentrated in a single large purchase. Devanahalli’s day-to-day infrastructure still lags its housing, the metro is 2.5 km away and not open, and a ₹5 Cr all-in commitment is a lot to place on a corridor whose thesis is still partly about what is coming rather than what is here.
If you fly weekly and want space, it is a strong buy. If you are stretching to afford it on the assumption Devanahalli will look like Hebbal in five years, be more careful — that may well happen, but you would be paying today for it.
Common questions
How much is the 5 BHK duplex at Tata Varnam?
Tata publishes a starting price of Rs 4.50 Cr for approximately 2,800 to 2,900 sq ft of usable area. Adding statutory charges takes the all-in registered cost to about Rs 5.07 Cr before floor rise, car park and deposits.
What is the rate per square foot at Tata Varnam?
About Rs 15,800 per sq ft of usable area on the duplex, which is our calculation from Tata’s published price and area. It is the only Varnam unit with both figures published, so no rate can be derived for the 3 BHKs.
What does usable area mean?
Tata’s own term for the floor you can actually use, as distinct from super built-up area, which adds your share of lobbies, staircases and common facilities. Super built-up is not legally defined; RERA carpet area is. Ask for the carpet figure too.
Is a 5 BHK duplex a good investment in Devanahalli?
For rental, no. Five-bedroom duplexes have a thin tenant market and Devanahalli’s rental demand skews smaller. It suits buyers who want to live in a large home near the airport rather than investors.
How much space does the duplex staircase take?
Tata does not publish that detail, but an internal staircase across two levels commonly uses 80 to 120 sq ft. Ask whether it sits inside the quoted carpet area before comparing against a single-floor flat.
Which phase is the duplex in?
Tata does not say publicly. Varnam Phase I is split into 1A, 1B, 1C and 1D with separate RERA registrations and separate declared completion dates, so confirm in writing which covers the unit you are shown.
Thinking about Varnam?
We are channel partners, not brokers. We will tell you which phase your unit sits in, pull the RERA filing with you and say plainly if the project does not suit you.
Related reading
Figures from Tata Housing’s own project page, read 3 October 2026, and from Karnataka RERA filings. Statutory rates verified 3 October 2026 and subject to change. Nothing here is an offer or a contract — verify any registration number on the Karnataka RERA portal.
