Prestige Windgates price by configuration
These are pre-launch / Expression-of-Interest (EOI) stage figures. The final, RERA-registered cost sheet is published at the official launch (slated October 2026); buyers should confirm the registered price and the RERA number before committing beyond the EOI amount. The per-square-foot rate falls as the configuration gets larger — the 2 BHK carries the highest rate (the most demand-dense plate), while the 3 and 4 BHK deliver more carpet per rupee. A same-developer shortlist can feel simpler than it really is; Prestige Forest Edge keeps attention on how each Bengaluru address solves a different routine, budget, and documentation question.
| Configuration | Approx. size | Starting price | Indicative basic rate |
|---|---|---|---|
| 2 BHK | 850 sq ft | ₹92 Lakh | ~₹10,800 / sq ft |
| 3 BHK | 1,250 sq ft | ₹1.22 Crore | ~₹9,760 / sq ft |
| 4 BHK | 1,550 sq ft | ₹1.51 Crore | ~₹9,740 / sq ft |
Thanisandra Main Road pricing context
The Thanisandra Main Road corridor's pricing in 2026:
| Metric | Value |
|---|---|
| Locality average rate | ₹11,750 – ₹11,900 / sq ft |
| Range (mid to luxury) | ₹10,400 – ₹15,350 / sq ft |
| 1-year appreciation | ~14.4% |
| 3-year appreciation | 63 – 65% |
| Locality rental yield | ~3.5% |
| Hennur-Thanisandra belt yield (ready stock) | 5 – 6.5% |
Prestige Windgates' implied ₹9,700-₹10,900 per sq ft sits just under the locality average — the expected pattern for a pre-launch / EOI quote from a name-brand developer, where the early price is set below market and the corridor's average pulls project pricing up over the construction cycle. The corridor's 63-65% three-year appreciation, well above the Bengaluru city average, is the structural backdrop to that re-rating. The nearest direct comparable is Poulomi Florique on the same corridor, at a base rate of ₹10,750 per sq ft and an all-in band of ₹1.95-₹3.37 crore — but a 3/3.5 BHK-only luxury format. Prestige Windgates sits a notch below on entry price and offers the broader 2/3/4 BHK mix.
The all-in cost stack
The starting prices above are basic prices. The all-in cost — what the buyer actually pays — adds several components on top. The structure below is the standard Bengaluru high-rise cost stack; the exact figures are confirmed in the launch cost sheet.
| Component | Basis |
|---|---|
| Basic price | Per-sq-ft rate × super built-up area |
| Floor-rise charge | Per-floor premium above a base floor |
| Premium location charge (PLC) | For corner / preferred-facing / view units |
| Covered car parking | One (or more) covered bays |
| Clubhouse contribution | One-time clubhouse / amenity charge |
| BWSSB / BESCOM charges | Water and power infrastructure |
| GST | 5% on the basic + most components (under-construction) |
| Sub-total | All-in consideration |
| Stamp duty | 5 – 6.6% of the registered value (Karnataka) |
| Registration | 1% of the registered value |
| Khata / legal | Documentation and khata charges |
| Maintenance advance | Upfront maintenance + sinking / corpus fund |
| TDS (Section 194-IA) | 1%, deducted by the buyer on each instalment above ₹50L |
Worked estimate - the 2 BHK
For the ~850 sq ft 2 BHK at a ₹92 lakh basic, an indicative all-in build-up:
| Component | Indicative amount |
|---|---|
| Basic price | ₹92,00,000 |
| Covered car park + clubhouse + BWSSB/BESCOM + PLC | ₹8 – 11 L |
| Sub-total (excl. GST) | ~₹1.00 – 1.03 Cr |
| GST @ 5% | ~₹5.0 – 5.2 L |
| All-in consideration | ~₹1.05 – 1.08 Cr |
| Stamp duty + registration + khata (~6-8%) | ~₹6.5 – 8.5 L |
| Maintenance advance + corpus | ~₹1.5 – 2.5 L |
| Realistic door-open cost | ~₹1.13 – 1.18 Cr |
So while the headline 2 BHK price is ₹92 lakh basic, the realistic move-in cost (with stamp, registration, and maintenance) lands closer to ₹1.13-₹1.18 crore. The 3 and 4 BHK scale proportionally — add roughly 18-25% to the basic price for the true door-open cost. These are budgeting estimates; the launch cost sheet provides the exact line items.
EOI and booking process
Prestige Windgates is in the pre-launch / EOI phase. The process, as currently profiled:
- Expression of Interest (EOI). Register interest against an EOI amount — broker-reported at approximately ₹6.5 lakh for a 2 BHK, ₹8.5 lakh for a 3 BHK, and ₹10.5 lakh for a 4 BHK. The EOI secures a priority position in the allotment queue.
- Official launch and RERA registration. At launch (slated October 2026), the project price, the floor-wise availability, and the Karnataka RERA registration are published.
- Formal booking. The EOI converts to a formal booking against the registered price, with the agreement to sell executed.
- Construction-linked payments. Thereafter, payments follow the construction-linked plan, milestone by milestone, through to possession (targeted 2030).
The EOI amount is refundable / convertible per the developer's EOI terms. Crucially, buyers should not pay beyond the EOI stage until the Karnataka RERA registration number is published and verified — this is the single most important compliance check for a pre-launch purchase.
Construction-linked payment plan
Under-construction projects of this scale use a construction-linked payment plan (CLP), with the buyer's payments spread across the build milestones rather than front-loaded at booking. A typical CLP structure runs:
| Stage | Indicative % |
|---|---|
| Booking / EOI conversion | 10% |
| Agreement execution | 10% |
| Foundation / basement | 5 – 10% |
| Floor-slab milestones (G+31, staged) | 40 – 50% across the slabs |
| Flooring / finishing | 10 – 15% |
| Possession / handover | 5 – 10% |
The CLP is buyer-friendly: it aligns the cash outflow with construction progress over the roughly four-year build and with home-loan disbursement schedules, since banks release loan tranches against construction milestones. The exact milestone schedule is published in the launch cost sheet.
Home loan EMI guidance
Indicative EMIs at 2026 home-loan rates (8.5% to 9.0% per annum, 20-year tenure):
| Loan amount | EMI @ 8.5% | EMI @ 9.0% |
|---|---|---|
| ₹70 L (≈80% of a 2 BHK all-in) | ₹60,700 | ₹62,900 |
| ₹95 L (≈80% of a 3 BHK all-in) | ₹82,400 | ₹85,400 |
| ₹1.2 Cr (≈80% of a 4 BHK all-in) | ₹1,04,100 | ₹1,07,900 |
A buyer financing a 2 BHK with a ~₹70 lakh loan will have an EMI in the ₹60,000-₹63,000 range; a 3 BHK with a ~₹95 lakh loan, ₹82,000-₹85,000; a 4 BHK with a ~₹1.2 crore loan, ₹1.04-₹1.08 lakh. Banks typically fund up to 80% of the consideration (excl. GST), with the buyer covering the remaining 20% across the construction phase. Adding post-handover monthly maintenance, the total monthly outflow guides the household-income requirement under standard affordability ratios.
Rental yield analysis
For investors evaluating Prestige Windgates as a rental asset, the Manyata catchment is the key advantage — a deep, fast-refreshing tenant pool of IT professionals.
| Configuration | Indicative monthly rent (post-possession) | Gross yield (vs all-in) |
|---|---|---|
| 2 BHK | ₹28,000 – ₹35,000 | ~3.0 – 3.7% |
| 3 BHK | ₹38,000 – ₹48,000 | ~3.0 – 3.8% |
| 4 BHK | ₹50,000 – ₹62,000 | ~3.0 – 3.7% |
The Thanisandra locality yields around 3.5% steady-state, with the broader Hennur-Thanisandra belt at 5-6.5% on well-maintained ready 2/3 BHK stock. The Manyata adjacency underpins the case — an apartment within a 2.7 km / 10-minute commute of a 120,000-strong workforce rents quickly and re-lets reliably through hiring cycles. The 2 BHK is the core rental configuration; the 3 BHK rents to senior professionals and small families at the higher band. Post-tax net yield (after income tax, the 30% standard deduction, a vacancy buffer, and maintenance) typically lands 1-1.5 points below gross — competitive against post-tax fixed-deposit returns, with capital appreciation on top.
Capital appreciation - the 5-year view
The Thanisandra Main Road corridor has compounded at 63-65% over three years. The forward base case for a 2026-launch / 2030-possession purchase rests on three catalysts:
- Pink Line metro to Nagawara (targeted ~late 2026) - metro commissioning typically lifts corridor values within a year.
- Blue Line airport-link interchange at Nagawara (~2027 for the Hebbal-airport stretch) - adds a rail connection to KIA.
- Manyata headcount growth + Thanisandra Main Road / ORR widening - deepens housing demand and improves commute predictability.
Applying the corridor's demonstrated trajectory to a sub-average pre-launch entry points to meaningful appreciation between launch (2026) and the post-possession window (2030-31), with the below-average price providing the re-rating headroom. The downside is bounded by the corridor's structural demand (Manyata is not going anywhere); the upside assumes the metro milestones commission on or ahead of schedule.
Who the pricing suits
Prestige Windgates works for three profiles:
- End-user couples / families near Manyata. A Prestige-quality home within a short commute, at a sub-average entry price, with the rent-vs-buy math favouring ownership for households planning to stay 7+ years.
- Mid-horizon investors (5-10 year hold). Buyers who hold through the metro-and-corridor re-rating cycle capture the structural appreciation; the CLP reduces the upfront capital lock-in.
- Rental investors. The 2 and 3 BHK into the Manyata rental market - one of North Bengaluru's deepest, fastest-refreshing tenant pools.
The project is less suited to buyers needing a ready home today (this is a 2030-possession purchase) or to sub-three-year flippers, since the construction timeline absorbs most of the near-term appreciation. To register an EOI or get the current cost sheet, configuration availability, and the construction-linked payment calendar, use the contact page. The floor-plans page details the configurations and the reviews page works through the full buyer-fit assessment.
Prestige Windgates price FAQ
What is the price of Prestige Windgates?
The 2 BHK starts at approximately ₹92 lakh, the 3 BHK at approximately ₹1.22 crore, and the 4 BHK at approximately ₹1.51 crore. These are pre-launch starting (basic) prices and exclude floor rise, GST, and statutory charges. The implied basic rate is in the region of ₹9,700-₹10,900 per square foot.
What is the price per square foot at Prestige Windgates?
The implied basic rate is in the region of ₹9,700-₹10,900 per square foot, just under the Thanisandra Main Road locality average of ₹11,750-₹11,900 - consistent with a pre-launch / EOI quote from a name-brand developer, where the early price is set below market.
What is the all-in cost including charges?
Add roughly 18-25% to the basic price for the all-in / door-open cost (covered parking, clubhouse, BWSSB/BESCOM, GST at 5%, stamp duty at 5-6.6%, registration at 1%, khata, and maintenance advance). For the 2 BHK, the realistic move-in cost lands around ₹1.13-₹1.18 crore.
What is the EOI / booking amount at Prestige Windgates?
The Expression-of-Interest amount is broker-reported at approximately ₹6.5 lakh for a 2 BHK, ₹8.5 lakh for a 3 BHK, and ₹10.5 lakh for a 4 BHK. The EOI converts to a formal booking after the launch and Karnataka RERA registration. Do not pay beyond the EOI until the RERA number is verified.
What rental yield can I expect at Prestige Windgates?
The Thanisandra locality yields around 3.5% steady-state, with the broader Hennur-Thanisandra belt at 5-6.5% on well-maintained ready 2/3 BHK stock. The Manyata adjacency underpins a deep, fast-refreshing tenant pool — the 2 and 3 BHK are the core rental configurations.
Request the Prestige Windgates cost sheet
Submit the form for the detailed cost sheet, the construction-linked payment plan, and a site-visit slot. A Prestige Windgates advisor will respond with the figures for your chosen configuration.
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