Pricing & Cost Sheet
Transparent Pricing at Casagrand Kumbalgodu
The basic rate at Casagrand Kumbalgodu is Rs. 5,499 per sqft of Super Built-up Area. The 2 BHK at 1,175 sqft is published at Rs. 86.22 Lakhs all-inclusive — basic cost plus Rs. 8.0 L of EB/Legal/Registration, Rs. 6.0 L of Infrastructure/Clubhouse, and applicable GST. This page has the full worked example and a breakdown of every line item.
Basic rate and starting prices by configuration
| Configuration | SBA | Basic Rate | Basic Cost | All-in Price (indicative) |
|---|---|---|---|---|
| 1 BHK + 1T | 880 sqft | Rs. 5,499 / sqft | Rs. 48.4 L | On Request |
| 2 BHK + 2T | 1,175 sqft | Rs. 5,499 / sqft | Rs. 64.6 L | Rs. 86.22 L (incl. GST, published) |
| 3 BHK + 3T Affordable | 1,595 sqft | Rs. 5,499 / sqft | Rs. 87.7 L | On Request |
| 3 BHK + 3T Superior | 1,810 sqft | Rs. 5,499 / sqft | Rs. 99.5 L | On Request |
All-in prices for configurations other than the published 2 BHK are available on request. The basic-cost column above is the unit's super built-up area multiplied by the Rs. 5,499/sqft rate — it does not include the Rs. 14 L of other charges or GST. See the worked example below.
Other charges — every line item
Below is the disclosed other-charges schedule for Casagrand Kumbalgodu as of the time of writing. Some items (floor-rise, preferential-location, corpus, maintenance advance) are standard in Bengaluru mid-market launches but may be quoted on the final cost sheet rather than listed on the published rate card. Confirm every line in writing before the booking amount cheque.
| Line item | Indicative amount | Notes |
|---|---|---|
| EB / Legal / Registration charges | Rs. 8.0 Lakhs | Covers electricity deposit, legal and registration fees |
| Infrastructure / Clubhouse charges | Rs. 6.0 Lakhs | One-time contribution to community infrastructure |
| GST | 5% on under-construction sale | As per prevailing law at billing date |
| Stamp duty & registration | ~6–7% of agreement value | Paid at sub-registrar at agreement; Karnataka rates apply |
| Floor-rise premium | Rs. 25–75 / sqft per floor (typical) | Apply on B+G+4 upper floors; confirm band per floor |
| Preferential-location charges (PLC) | Rs. 25–100 / sqft | Corner, garden-facing, or park-view units |
| Covered car park | Included in price (1 slot) | Additional slot on request, chargeable |
| Maintenance corpus (one-time) | Rs. 50–75 / sqft | Typical Bengaluru mid-market range |
| Advance maintenance (12–24 months) | At sanctioned per-sqft rate | Paid at possession; rate disclosed at handover |
| Khata / BBMP transfer | Per BBMP schedule | Post-possession, handled by buyer |
| TDS on payments above Rs. 50 L | 1% of sale value | Deducted by buyer under Section 194-IA |
| Brokerage / agent fees | Varies | Applicable only if buyer engages an agent |
Worked all-in cost example — 2 BHK 1,175 sqft
The published Rs. 86.22 Lakhs is the all-inclusive basic-plus-other-charges plus GST figure. To make it fully comparable with other Bengaluru projects, here is the price reconstructed from first principles and extended to the total out-of-pocket at possession including stamp duty and corpus.
| Component | Calculation | Amount |
|---|---|---|
| Basic sale value | 1,175 sqft × Rs. 5,499 | Rs. 64,61,325 |
| EB / Legal / Registration | Disclosed flat | Rs. 8,00,000 |
| Infrastructure / Clubhouse | Disclosed flat | Rs. 6,00,000 |
| GST @ 5% | On basic + other charges | ~Rs. 3,93,066 |
| Published All-in Price | As marketed | Rs. 86,22,000 (approx.) |
| Stamp duty & registration | ~6.6% on agreement value | ~Rs. 5,69,000 |
| Maintenance corpus | 1,175 × Rs. 60 | Rs. 70,500 |
| Advance maintenance (12 mo) | 1,175 × Rs. 3 × 12 | ~Rs. 42,300 |
| Total out-of-pocket to possession | Realistic budget | ~Rs. 93.0 Lakhs |
Payment plans — how the schedule works
Construction-Linked Plan (CLP). The most common plan in the Bengaluru mid-market. Payments are linked to construction milestones — typically 10% on booking, 15% on agreement, 10% on foundation, staged tranches at each structural slab, and balance tranches at finishing and possession. CLP matches cash outflow to developer progress and is the lowest-risk plan for buyers because non-delivery freezes payments at the milestone achieved.
20:80 / Subvention-style Plan. 20% paid upfront (booking plus agreement), 80% at possession with the developer or a financing partner servicing the home-loan interest in the interim. This plan works for buyers who want to lock in launch-phase pricing without taking on full EMI during construction. Read the subvention agreement carefully — some versions transfer the interest liability back to the buyer if delivery slips past a contractually defined date.
Down Payment (DP) Plan. 90–95% upfront within 30–60 days of booking, balance at possession. Best reserved for buyers with an outright payment source (parental transfer, equity liquidation) who want to extract a DP discount of 3–6% off the headline rate. Casagrand's DP discount offer band is communicated at booking — ask for it explicitly.
Home-loan and rental-yield math
On the Rs. 86.22 L published price for the 2 BHK, an 80% loan of Rs. 69 L at a 9% rate over 20 years works out to an EMI of roughly Rs. 62,100. Add Rs. 6,000 of monthly maintenance (at ~Rs. 5/sqft for 1,175 sqft) and the total monthly running cost is ~Rs. 68,000. Assuming a post-possession rental of Rs. 27,000–32,000/month for a branded 2 BHK in Kumbalgodu (extrapolated from current rentals in Kengeri and RR Nagar), the gross rental yield works out to ~3.8–4.5% on the basic-cost line or ~2.8–3.4% against the all-in figure — at the upper end of what greater Bengaluru currently delivers.
Loan eligibility is comfortable for a combined household income of Rs. 18 L per annum at 45% FOIR, and SBI, HDFC, ICICI, LIC Housing and Axis typically pre-approve Casagrand projects within a week of RERA registration confirmation. Confirm the list of pre-approved lenders with the sales team; some lenders offer processing-fee waivers on project-approved loans.
Peer-market comparison — what the competing rate cards look like
For a like-for-like 2 BHK in the 1,150–1,250 sqft band in adjacent Bengaluru micro-markets, published all-in per-sqft rates at comparable mid-market launches currently sit in the following bands: Kengeri ~Rs. 7,500–8,400/sqft, RR Nagar ~Rs. 8,000–9,200/sqft, Electronic City Phase 2 ~Rs. 7,200–8,000/sqft, and Sarjapur Road (branded, mid-market) ~Rs. 9,500–11,000/sqft. Casagrand Kumbalgodu at Rs. 7,340/sqft all-inclusive sits at or below the lower end of the Kengeri band and well below Sarjapur Road — which is the structural value case for the project.
The Sarjapur Road premium reflects proximity to the eastern tech corridor, not a meaningful quality differential; a buyer whose commute does not hit Sarjapur, Bellandur or Whitefield gives up little by choosing Kumbalgodu instead. For cross-city context on another Bengaluru launch in the same mid-market band, the Sattva Songbird launch is a useful parallel read — similar developer-brand confidence, different micro-market, and opening that page alongside this one for a fifteen-minute side-by-side review is the fastest way to calibrate where Casagrand Kumbalgodu sits in rupee-per-sqft terms.
How to read the total cost — a buyer's checklist
The single most common first-time-buyer mistake in Bengaluru is anchoring on the "starting price" and discovering 15–20% of additional costs at registration. Use this checklist to reconstruct the true total. Step one: basic sale value — sqft times basic rate. Step two: published other charges — EB/legal/registration and infrastructure/clubhouse (Rs. 14 L combined at Casagrand Kumbalgodu). Step three: GST at 5% on basic plus other charges. Step four: Karnataka stamp duty and registration, roughly 6.6% of the agreement value. Step five: floor-rise and PLC premiums based on your chosen unit. Step six: maintenance corpus, typically a one-time Rs. 50–75 per sqft. Step seven: advance maintenance of 12–24 months at the per-sqft monthly rate. Step eight: tax obligations (TDS, stamp duty additions, any municipal transfer charges).
Run this arithmetic in a spreadsheet before the site visit. Two useful additions: budget an interior fit-out reserve of Rs. 8–15 Lakhs for a 2 BHK and Rs. 15–25 Lakhs for a 3 BHK Superior, because the developer-provided apartment ships as a bare shell with flooring, doors, kitchen counter and bathroom fittings — everything else is buyer-added. Budget also a home-loan processing and documentation reserve of Rs. 30,000–60,000 depending on the lender. These items don't show up on the developer's cost sheet but they show up in your bank account.
The floor-plans page has the typology tables you need to run this for each configuration; the overview frames the broader value thesis. Once your numbers are clear, talking to the sales team becomes specific — "what is the floor-rise for unit B-304?" — which yields faster, better answers than generic "what does it cost?" questions.
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