Adarsh Primrose vs DSR The Courtyard
Side-by-side comparison of price, possession, size, density, RERA registration, amenities and connectivity for two projects in Gunjur.
Quick answer
Both projects are in Gunjur, Bengaluru. DSR The Courtyard has the lowest entry price, from ₹1.21 Cr, against Adarsh Primrose at ₹1.7 Cr. DSR The Courtyard is ready to move in, so it is the one to pick if you need a home now. DSR The Courtyard sits on the largest site, at 2.72 acres. DSR The Courtyard is the least dense, at about 93 homes per acre.
Key specs side by side
| Feature | Adarsh Primrose | DSR The Courtyard |
|---|---|---|
| Developer | Adarsh Developers | DSR Infrastructure Pvt. Ltd |
| Location | Gunjur, Bengaluru | Gunjur, Sarjapur Road, Bangalore |
| Starting price | ₹1.70 Cr Onwards | Rs 1.21 Cr OnwardsLowest |
| Configurations | 3 BHK | 2 and 3 BHK Apartments |
| Unit sizes | 1,550–1,880 sq ft | 1,113–1,687 sq ft |
| Price per sq ft | ₹10,970 | — |
| Site area | 2.20 Acres | 2.72 AcresLargest |
| Homes | 220 Units | 252 Homes |
| Density | ~100 homes/acre | ~93 homes/acreLowest |
| Possession | Sept 2028 | Ready To Move In |
| Status | Under Construction | Ready To Move In |
| Availability | Available | Available |
| Project type | Standalone Project | Gated Community |
| RERA | PRM/KA/RERA/1251/446/PR/140325/007583 | PRM/KA/RERA/1251/446/PR/280324/006759 |
| Payment plan | Construction Linked Plan | — |
| Amenities listed | 19 | 13 |
Prices are base prices from each project's latest price list; GST, registration and other charges are extra. Density is homes per acre of site area.
Which should you choose?
Choose Adarsh Primrose if…
- amenities matter most to you
- you are looking for 3 BHK
Choose DSR The Courtyard if…
- you want the lowest entry price
- you want to move in soonest
- you prefer a less crowded community
Price list comparison
Adarsh Primrose
| Unit | Size | Price |
|---|---|---|
| 3 BHK Compact | 1550 sq.ft. | ₹1.70 Cr Onwards |
| 3 BHK + 3T | 1770 sq.ft. | ₹1.95 Cr Onwards |
| 3 BHK + 3T | 1880 sq.ft. | ₹2.10 Cr Onwards |
DSR The Courtyard
| Unit | Size | Price |
|---|---|---|
| 2 BHK | 1,113 - 1,298 Sq.Ft. | Rs 1.21 Cr Onwards |
| 3 BHK | 1,546 - 1,687 Sq.Ft. | Rs 1.67 Cr Onwards |
Amenities compared
| Amenity | Adarsh Primrose | DSR The Courtyard |
|---|---|---|
| Swimming Pool | ✓ | ✓ |
| Amphitheatre | ✓ | ✓ |
| Grand Clubhouse | ✓ | — |
| Fully Equipped Gym | ✓ | — |
| Indoor Games Room | ✓ | — |
| Multipurpose Hall | ✓ | — |
| Yoga / Meditation Area | ✓ | — |
| Party Lawn | ✓ | — |
| Co-working / Lounge Space | ✓ | — |
| Kids’ Pool | ✓ | — |
| Jogging Rink | ✓ | — |
| Cricket Practice Net | ✓ | — |
| Children’s Play Area | ✓ | — |
| Basket Ball Court | ✓ | — |
| Outdoor Fitness Zone | ✓ | — |
| Pet Park | ✓ | — |
| Skating Rink | ✓ | — |
| Pickleball Court | ✓ | — |
| Biodiversity Park | ✓ | — |
| Clubhouse | — | ✓ |
| Event Lawn | — | ✓ |
| Central Plaza | — | ✓ |
| Informal Seating Plaza | — | ✓ |
| Cricket Practice Area | — | ✓ |
| Soccer Lawn | — | ✓ |
| Kids Play Area | — | ✓ |
| Landscaped Sitting Areas | — | ✓ |
| Security Cabin | — | ✓ |
| Gated Entry and Exit | — | ✓ |
| Two Car Parks Per Home | — | ✓ |
Location and connectivity
| Nearby | Adarsh Primrose | DSR The Courtyard |
|---|---|---|
| Transport |
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| Education |
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| Healthcare |
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| Work Hubs |
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| Shopping |
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| Recreation |
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| Infrastructure |
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Pros and cons
Adarsh Primrose
Pros
- Located in the fast-growing Gunjur–Varthur Road corridor
- Good connectivity to Whitefield, Sarjapur Road, and ORR
- Low-density project with spacious 3 BHK layouts
- Reputed developer with strong track record in Bengaluru
Cons
- Limited configuration options (mostly 3 BHK only)
- Peak-hour traffic on Varthur Road can be a concern
- No immediate metro station within walking distance
- Premium pricing compared to older nearby developments
DSR The Courtyard
Pros
- The community is finished and handover has started, so there is no construction risk, no completion date to wait out and nothing to take on trust – what a buyer inspects is the building itself.
- The price is confirmed from two directions. The 1,113 sq ft two-bedroom at Rs 1.21 crore and the 1,546 sq ft three-bedroom at Rs 1.67 crore both work back to about Rs 10,840 per sq ft, and a rate that agrees across two configurations to within seventy rupees is a rate a buyer can rely on.
- At about Rs 10,840 per sq ft this is cheaper than DSR’s own under-construction tower project 4.9 km away, and materially below the Rs 13,500 that comparable new stock commands in north and east Bengaluru.
- Two car parks per home is unusual at this size and price, and it is the kind of provision that becomes valuable the moment a household owns a second vehicle.
Cons
- About eighteen homes share each residential level. Across 252 homes and fourteen floors that is the fullest floor plate we have measured on any project on this site – roughly double the nine per floor at a Hyderabad tower we reviewed and three times the six per floor at communities that market themselves on privacy. Eighteen doors to a corridor changes lift waiting, noise and how private a home feels, and it is the single most consequential number here.
- 252 homes on 2.72 acres works out to about 93 to the acre, leaving roughly 470 sq ft of land behind each apartment. That sits at the dense end of everything we have measured.
- 2.72 acres is a small parcel for a community of this size. Concentrating the amenities into one courtyard is the right response, but it also means there is one of everything – one pool, one lawn, one plaza – shared by 252 households.
- The configuration range is narrow. Two and three bedroom only, from 1,113 to 1,687 sq ft, so a growing family has nowhere to move up to inside the community.
Frequently asked questions
Which is cheaper, Adarsh Primrose or DSR The Courtyard?
DSR The Courtyard is cheaper to get into. Adarsh Primrose starts at ₹1.7 Cr; DSR The Courtyard starts at ₹1.21 Cr. Taxes, registration and other charges are extra.
Which project will be ready first?
RERA possession dates: Adarsh Primrose: Sept 2028; DSR The Courtyard: Ready To Move In.
Which project is bigger?
DSR The Courtyard has the largest site. Adarsh Primrose: 2.20 Acres, 220 Units; DSR The Courtyard: 2.72 Acres, 252 Homes.
Are Adarsh Primrose and DSR The Courtyard RERA registered?
Adarsh Primrose is registered under PRM/KA/RERA/1251/446/PR/140325/007583. DSR The Courtyard is registered under PRM/KA/RERA/1251/446/PR/280324/006759.
Who are the developers?
Adarsh Primrose is by Adarsh Developers; DSR The Courtyard is by DSR Infrastructure Pvt. Ltd.
Which project has more amenities?
Adarsh Primrose lists the most. Adarsh Primrose lists 19 amenities; DSR The Courtyard lists 13 amenities.
What configurations do they offer?
Adarsh Primrose offers 3 BHK; DSR The Courtyard offers 2 and 3 BHK Apartments.
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Still deciding between Adarsh Primrose and DSR The Courtyard?
Get the latest price sheets and a no-brokerage site visit for each project.