Brigade Innovation Gardens KIADB — Price and Devanahalli Rate Benchmarks
Brigade has not announced a price for Brigade Innovation Gardens. Our indicative band of Rs 10,200 to Rs 11,000 per sq ft is derived from branded launches inside the KIADB Aerospace Park belt and is our own estimate, not a developer quote. When the budget line starts driving the decision, Brigade Old Madras Road keeps the discussion inside the same Bengaluru market, where final cost, payment timing, and exclusions matter more than headline rate.
Everything below shows its working. You should be able to follow a comparable rate to a size band to an indicative ticket size and check each step yourself, because a derived number you cannot audit is worth nothing on a multi-crore decision.
Brigade Innovation Gardens price: what is announced, and what is not
Three things are matters of record rather than opinion, and they frame the whole page.
The Environmental Clearance granted by SEIAA Karnataka on 25 November 2025 records no price, no cost sheet and no configuration mix — the application states the BHK mix as "Not Available". Nothing in any primary document establishes a rate for this project.
Brigade Innovation Gardens is not registered with the Karnataka Real Estate Regulatory Authority. No K-RERA number exists for this project as at August 2026, and any registration number quoted for it elsewhere belongs to a different project. The number will be published here on issue and can be verified independently at rera.karnataka.gov.in. Under the Real Estate (Regulation and Development) Act 2016, a project of this size cannot be advertised, marketed, booked or sold until it is registered — so buyers should not pay any amount beyond a refundable expression of interest before the registration number is issued.
And this is an apartment-led township with no plotted inventory. The clearance records 7,195 dwelling units inside a 1,905,313 sq.m built-up programme at a Floor Area Ratio of 3.25, with towers to a maximum of 35 floors. Listings offering "30x40, 30x50 and 40x60 plots from Rs 95 lakh" under a Brigade KIADB heading describe a different, separately plotted project. If you are pricing this parcel against a plot rate, you are pricing the wrong asset.
One further caution on arithmetic. The clearance declares a project cost of Rs 2,231 crore. That is a capital-cost declaration for a ten-year construction programme — land development, civil works, services and the non-residential blocks — and it is not a gross development value. Dividing it by the built-up area does not produce a per-square-foot selling price, and any figure arrived at that way is meaningless.
Devanahalli property rates: what each source actually measures
The most common error in reading Devanahalli property rates is treating four very different numbers as though they were one number. They are not, and the gap between them is the most useful thing on this page. Devanahalli apartment prices quoted on portals are asks; the registry records something else entirely; and the government's own figure is a third thing again.
| Evidence, with date | Figure | What kind of number this is |
|---|---|---|
| Square Yards, Devanahalli locality overview, August 2026 | Rs 9,250 per sq ft, apartments | Aggregator asking rate, blended across new launch, under-construction and resale. Corridor-wide, not the aerospace park band |
| Square Yards quarterly series | Rs 8,900 (Sep-25), Rs 9,050 (Dec-25), Rs 9,250 (Mar-26), Rs 9,550 (Jun-26) per sq ft; Bagaluru Rs 10,300 in Jun-26 | Aggregator asking series. The most useful single block, because it separates the corridor average from what specific branded projects ask |
| Square Yards transaction graph, Jan to Dec 2025 | Rs 6,100 per sq ft average registered rate, across 93 government-registered transactions totalling Rs 75 crore | Registered-transaction rate — what deeds were actually registered at, roughly 34 per cent below asking. The sample is plot-heavy, since about 79 per cent of Devanahalli supply is plots. Read it as the market's hard floor, not as evidence that apartments transact at Rs 6,100 |
| FindCircleRate, Devanahalli 2026-27 | Flat Rs 3,800 per sq ft; plot Rs 4,200 per sq ft; commercial Rs 5,500 per sq ft | Government guidance value — the statutory stamp-duty minimum, roughly 59 per cent below asking. Not a market rate. A third-party mirror of the Kaveri portal, with no village-level breakdown |
| Square Yards, Bangalore rates page | City average Rs 12,100 per sq ft; North Bangalore zone Rs 11,150 per sq ft | Zone benchmark for calibration. Devanahalli trades about 17 per cent below the zone and about 24 per cent below the city |
Two practical consequences follow. Anyone quoting Devanahalli land rates per square feet at Rs 3,800 to Rs 4,200 is quoting the guidance value, which is the floor stamp duty is computed on when the stated consideration falls below it — here the consideration will be several times higher, so duty will be levied on the actual price. And anyone citing Rs 6,100 as the cost of property in Devanahalli is citing a registered average dominated by plot transactions in a locality where plots are the majority of supply.
Aggregator pages are used here as a price signal only, named and dated. They are never a source for the identity of this project.
KIADB Aerospace Park price per sq ft — the three branded anchors
There is no branded residential comparable within about 6 km of this parcel. Every rate below is imported from 6 to 14 km away and adjusted, not observed on site. That is a limitation of the method, and it belongs before the method rather than in a footnote after it.
| Anchor | Rate | What kind of number this is |
|---|---|---|
| Purva Northern Lights, Bagalur | Rs 11,000 per sq ft base, March 2026 launch | New-launch ask inside the aerospace park — the closest positional analogue |
| Provident Ecopolitan, Bagalur | Rs 10,600 per sq ft market ask, June 2026, against a Rs 9,500 developer sheet rate | Secondary-market ask set against the developer's own rate for the same project |
| Sattva BK Halli, Bandikodigehalli | About Rs 11,000 per sq ft | Pre-launch guidance — a projection, not a transaction |
The Provident line is worth a second look on its own. An 11 per cent gap between the sheet rate and what the same units are asked at on the resale market is the clearest read available on how much a launch-phase entry price moves before possession in this belt.
How the Brigade Innovation Gardens rate band was derived
Step 1 — the anchor mean. Rs 11,000, Rs 10,600 and Rs 11,000 average to Rs 10,867 per sq ft.
Step 2 — a frontier discount of 6 to 10 per cent. This parcel sits about 5.9 km east of the aerospace park node and 6.4 to 6.6 km from the airport, further from the metro alignment than any of the three anchors, with no branded residential neighbour within roughly 6 km, no existing social infrastructure, and 7,195 units of its own inventory to absorb against a construction window running to 2035. Rs 10,867 × 0.90 = Rs 9,780; × 0.94 = Rs 10,215.
Step 3 — a positioning premium of 4 to 8 per cent. Added for the Brigade brand, the 75.04-acre scale, and the on-campus programme confirmed on the clearance — a 300-bed hospital, a 500-key hotel, commercial offices, a retail mall, a school and a convention centre. Those are approved components rather than operating facilities, but they are demand the township manufactures for itself rather than borrows from its neighbourhood. Rs 9,780 × 1.04 = Rs 10,171; Rs 10,215 × 1.08 = Rs 11,032.
Step 4 — the net band: Rs 10,200 to Rs 11,000 per sq ft.
Two sanity checks bound it. Brigade's own delivered El Dorado, about 9.4 km away in this belt, resells at about Rs 10,100 per sq ft — so the floor is about right. Purva Northern Lights' 1,010 sq ft two-bedroom home at Rs 1.11 Cr computes to Rs 10,990 per sq ft — so the ceiling is about right. Provident's 927 sq ft two-bedroom at Rs 88.06 lakh computes to Rs 9,499 per sq ft, the value-brand floor this project should clear. Brigade's FY2024-25 company-wide average realisation of Rs 11,138 per sq ft is an upper bound only, blended across premium Bengaluru, Chennai and Hyderabad micro-markets, and cannot be applied to a Devanahalli parcel directly.
Brigade Innovation Gardens indicative price by configuration
The configurations below are inferred. The clearance states the BHK mix as "Not Available", so no size, no count and no configuration in this table is a sourced fact. Sizes are anchored on the belt's actual two-bedroom stock — Provident at 927 sq ft, Purva at 1,010 sq ft — and widened upward, because FAR 3.25 with towers to 35 floors and about 95.9 units per acre implies efficient high-rise plates rather than large ones.
| Configuration | Indicative size | Indicative base price | Indicative all-in |
|---|---|---|---|
| 2 BHK | ~1,000 - 1,250 sq ft | Rs 1.02 Cr - Rs 1.38 Cr | ~Rs 1.15 Cr - Rs 1.56 Cr |
| 3 BHK | ~1,400 - 1,750 sq ft | Rs 1.43 Cr - Rs 1.93 Cr | ~Rs 1.62 Cr - Rs 2.18 Cr |
| 4 BHK / premium tier | ~2,050 - 2,550 sq ft | Rs 2.09 Cr - Rs 2.93 Cr | ~Rs 2.36 Cr - Rs 3.31 Cr |
Read the middle column as arithmetic, not as a quote: 1,000 sq ft at the Rs 10,200 floor is Rs 1.02 Cr, 1,750 sq ft at the Rs 11,000 ceiling is Rs 1.93 Cr, and every other figure is the same multiplication.
The rate is flat across the two-bedroom and three-bedroom bands by design, because branded projects in this corridor price off one base rate and differentiate by floor rise, facing and view — Purva Northern Lights quotes a single base rate across every configuration. The premium tier is the weakest-supported row on the page: no source confirms a four-bedroom format here, its ceiling assumes a modest uplift to about Rs 11,500 per sq ft, and it is carried as a price-point sensitivity rather than as inventory.
The all-in cost of a Brigade Innovation Gardens apartment
Headline rates are not what you pay. Worked on a three-bedroom home of 1,550 sq ft at the mid-band rate of Rs 10,600 per sq ft:
| Head | Basis | Amount |
|---|---|---|
| Base consideration | 1,550 sq ft at Rs 10,600 per sq ft | Rs 1,64,30,000 |
| GST, under-construction, no input tax credit | 5% | Rs 8,21,500 |
| Stamp duty, above Rs 45 lakh | 5% | Rs 8,21,500 |
| Cess | 10% of stamp duty | Rs 82,150 |
| Surcharge | 3% of stamp duty | Rs 24,645 |
| Registration fee | 1% | Rs 1,64,300 |
| Statutory sub-total | 11.65% of base | Rs 19,14,095 |
| Maintenance advance / corpus | 12 to 24 months, indicative | Rs 93,000 - Rs 1,86,000 |
| Khata and municipal transfer | Indicative | ~Rs 25,000 |
| Legal and documentation | Indicative | Rs 25,000 - Rs 75,000 |
| Indicative all-in | ~13% above base | ~Rs 1.86 Cr |
That 13 per cent loading — the figure used across this site — assumes the corridor convention in which car parking, club membership and the corpus fund sit inside the quoted per-square-foot rate. That is how the branded launches in this belt generally quote. If they are billed separately instead, which is the other common structure, the stack changes materially:
| Unbundled head, if charged separately | Indicative amount |
|---|---|
| Covered car park | Rs 4,00,000 - Rs 6,00,000 |
| Club membership | Rs 1,00,000 - Rs 2,00,000 |
| Corpus / sinking fund | Rs 1,50,000 - Rs 3,00,000 |
| Effect on the loading | 13% becomes roughly 17 to 20 per cent above base |
The single most valuable question to put to a sales team is therefore not "what is the rate" but "what does the rate include". Fit-out sits outside all of it and outside the loan: a mid-specification interior in Bengaluru runs Rs 800 to Rs 1,500 per sq ft, which on 1,550 sq ft is Rs 12.4 lakh to Rs 23.3 lakh of post-handover cash.
Payment plans at Brigade Innovation Gardens
No payment plan has been announced, and none can be published until the project is registered. What follows is the structure set this corridor uses, so you can recognise what is put in front of you.
Construction-linked plan. Instalments tied to structural milestones. The lowest buyer risk of the three and the structure lenders prefer to fund, because your money tracks work actually completed. On a project whose construction window runs to 30 September 2035, milestone linkage matters more than usual.
Down-payment plan. A large upfront payment against a discount on the base rate, typically 5 to 8 per cent. It transfers execution risk from the developer to you, and on a decade-long programme that is a substantial transfer.
Possession-linked and subvention plans. A smaller entry payment with the balance at handover and the interest carried in the interim. The cost is priced into the base rate; compare the effective rate, never the headline. Brigade Granada is useful inside the same brigade-group Bengaluru set because buyers still need to separate developer familiarity from address, layout, and payment-plan fit.
The regulatory point overrides all three. Under the Real Estate (Regulation and Development) Act 2016 a promoter cannot accept more than 10 per cent of the cost without a registered agreement for sale, and an unregistered project cannot lawfully be marketed or sold at all. Money paid before registration carries no statutory protection. Do not pay beyond a refundable expression of interest, and when a number is issued, confirm it is a project registration reading PRM/KA/RERA/.../PR/... — a string containing /AG/ is an agent's own registration and is never the project's.
Home loan and EMI on a Brigade Innovation Gardens apartment
Loan-to-value is capped by the Reserve Bank of India by loan size. Above Rs 75 lakh the ceiling is 75 per cent, and every ticket size on this page falls into that slab. Lenders compute the ratio on the base consideration alone: stamp duty, registration, cess and documentation charges are excluded from the property value for this purpose and must come from your own funds, and many lenders exclude GST as well.
Indicative EMIs at 8.5 per cent per annum over 20 years, at the 75 per cent ceiling:
| Base cost | Loan at 75% | Down payment | Charges at ~13% | Own funds needed | Approx. EMI |
|---|---|---|---|---|---|
| Rs 1.02 Cr | Rs 76.50 L | Rs 25.50 L | Rs 13.26 L | ~Rs 38.76 L | ~Rs 66,400 |
| Rs 1.38 Cr | Rs 1.04 Cr | Rs 34.50 L | Rs 17.94 L | ~Rs 52.44 L | ~Rs 89,800 |
| Rs 1.43 Cr | Rs 1.07 Cr | Rs 35.75 L | Rs 18.59 L | ~Rs 54.34 L | ~Rs 93,100 |
| Rs 1.93 Cr | Rs 1.45 Cr | Rs 48.25 L | Rs 25.09 L | ~Rs 73.34 L | ~Rs 1,25,600 |
| Rs 2.93 Cr | Rs 2.20 Cr | Rs 73.25 L | Rs 38.09 L | ~Rs 1.11 Cr | ~Rs 1,90,700 |
Two numbers deserve attention. The first is the equity requirement: a Rs 1.43 Cr three-bedroom home needs roughly Rs 54 lakh of your own money before you take possession of anything, and that is the figure buyers most often under-plan. The second is the interest cost — a Rs 1.07 Cr loan at 8.5 per cent over 20 years repays about Rs 2.23 Cr in total, so roughly Rs 1.16 Cr of it is interest. Every half a percentage point on the rate moves the EMI by about Rs 3,200 per crore borrowed.
Rental yield at Brigade Innovation Gardens — the honest arithmetic
Devanahalli's rental evidence is unusually legible. From 192 live rental listings on 11 August 2026, typical monthly rents run Rs 20,000 to Rs 34,000 for a two-bedroom home and Rs 30,000 to Rs 45,000 for a three-bedroom, with locality averages of Rs 25,600 and Rs 35,700. Rent per sq ft is Rs 23 to Rs 34 a month for two-bedroom stock and a lower Rs 19 to Rs 28 for three-bedroom stock. Smaller units rent harder here, which is what an airport and industrial tenant base looks like rather than a family-relocation base.
| Scenario | 2 BHK, 1,100 sq ft at Rs 1.17 Cr | 3 BHK, 1,550 sq ft at Rs 1.64 Cr |
|---|---|---|
| Conservative | Rs 25,300 a month, 2.6% gross | Rs 30,000 a month, 2.2% gross |
| Central | Rs 28,600 a month, 2.9% gross | Rs 35,650 a month, 2.6% gross |
| Upper | Rs 34,000 a month, 3.5% gross | Rs 43,400 a month, 3.2% gross |
The honest band is 2.9 to 3.6 per cent gross on new-launch pricing and 3.3 to 4.0 per cent on completed stock, and the table shows why the three-bedroom sits at or below the bottom of it: the larger unit costs 40 per cent more and rents for a lower figure per square foot. Net yield runs roughly 0.8 to 1.2 percentage points below gross once maintenance, property tax, a vacancy allowance and management are deducted.
The 4 to 6 per cent yields circulating on marketing pages are not supported by the listing data, and the Rs 1.4 lakh "four-bedroom average rent" some aggregators print for Devanahalli is a small-sample artefact.
Yield in context: KIADB Aerospace Park stock against the alternatives
| Asset | Indicative return | Liquidity |
|---|---|---|
| Devanahalli new-launch apartment, rent only | 2.9 - 3.6% gross | Low |
| Devanahalli completed apartment, rent only | 3.3 - 4.0% gross | Low |
| Bank fixed deposit | 6.5 - 7.5% | High |
| Listed REITs | 6 - 8% distribution | High |
| Broad equity index | ~12% long-run | High |
On rent alone, residential property in this corridor does not beat a fixed deposit. That is not an argument against buying here — it is a statement of where the return has to come from. The case rests on leveraged capital appreciation and the home-loan interest deduction, with rent covering part of the holding cost rather than generating income. Anyone underwriting this purchase on yield is underwriting the wrong variable.
Capital appreciation: what the measured series supports
Devanahalli's asking rate ran from about Rs 8,900 per sq ft in September 2025 to Rs 9,550 in June 2026 — 7.3 per cent across three quarters, or roughly 9.8 per cent annualised. Knight Frank's first-half 2026 read puts Bengaluru city-wide at about 9 per cent year on year and Anarock's third-quarter 2025 read at about 10 per cent. Devanahalli is running modestly ahead of the city, not at a multiple of it. The gap left to close is quantifiable: Rs 9,250 is about 17 per cent below the North Bangalore zone and about 24 per cent below the city average.
A grounded expectation is 8 to 12 per cent a year over a three-to-five-year horizon. The 20 per cent-plus figures corridor marketing pages advertise are not supported by any measured series.
The demand case is real, and it is industrial: the KIADB Hi-Tech Defence and Aerospace Park the parcel sits inside, Foxconn's roughly 300-acre plant with about 30,000 hired in eight months, the metro Blue Line to the airport, and the Satellite Town Ring Road open since March 2024.
Three things cut the other way and belong in the same calculation. Supply first — roughly 19,700 branded units across this corridor are scheduled to deliver between 2027 and 2030, and this project alone contributes 7,195 of them; a market absorbing that inventory does not compound at 20 per cent. Then the spread: asking rates of Rs 9,250 to Rs 11,000 against a Rs 6,100 average registered rate and a Rs 3,800 guidance value mean most of the quoted appreciation is appreciation in asks, not in verified resale exits. And this parcel specifically starts from a lower base with more percentage headroom, but carries genuine execution and timing risk against a construction window running to 30 September 2035.
Who Brigade Innovation Gardens suits, and who it does not
The aerospace park employee. The strongest fit by a distance. The park centroid is about 1.2 km away and the employment is aerospace, defence and electronics manufacturing. For a household earning inside that ecosystem, this is a genuine walk-to-work address at an entry price the equivalent IT corridors no longer offer.
The long-horizon corridor investor. A seven-to-ten-year position that captures the metro Blue Line, the suburban rail corridor's Airport KIADB station and the maturing of the ring road. The entry base is lower here than at the aerospace park node itself, and that is where the percentage headroom sits.
The buyer who wants the approvals record before the brochure. Unusually for a pre-launch project, the water, energy, waste, green-belt and built-form commitments here sit on a government filing rather than in marketing material. If that is how you underwrite, this project gives you more to read than most launched ones do.
Not a fit: anyone needing rental income to carry the EMI, since gross yields sit near 3 per cent; anyone commuting daily to Manyata at about 37 km or Hebbal at about 40 km; anyone who needs tertiary healthcare or organised retail within a short drive today; and anyone unwilling to live alongside active construction, because a 7,195-home township with a construction window to 2035 will be a building site for years after the first towers hand over.
Before you commit to a Brigade Innovation Gardens booking
- Wait for the published cost sheet and check it against the Rs 10,200 to Rs 11,000 per sq ft expectation set out here. We will republish against it and say plainly where we were wrong.
- Verify the K-RERA registration at rera.karnataka.gov.in for the specific phase you are buying. Confirm it reads
/PR/, never/AG/, and match the promoter name and the survey numbers on the certificate. - Establish what the quoted rate includes — car parking, club membership, corpus, floor rise, preferred-location and facing charges. That one answer decides which of the two loadings above applies to you.
- Ask for the carpet-area statement. No statutory carpet area exists for any home here until registration, and it is the only measure every developer defines identically.
- Get the phase and the payment milestones in writing — which towers, which completion date, and which amenities complete with your phase rather than a later one.
- Model your own equity, not the EMI. The down payment plus the statutory load is the number that has to be in the bank on day one.
- Track Cauvery Water Supply Stage VI. The scheme that would bring 500 MLD to this taluk has a completed detailed project report but no sanction, and it is the corridor's decisive utility question.
- Ignore any plotted pricing presented under this project's name. There is no plotted inventory here.