Ashwin Sheth Codename Blue, Bannerghatta Road: Price, Floor Plans & Review
Ashwin Sheth Codename Blue is an upcoming lake-facing apartment project by Mumbai's Ashwin Sheth Group at Arekere on Bannerghatta Road, South Bengaluru, with 3 BHK, 3 BHK plus study and 4 BHK homes in two tall towers.
It is a pre-launch project offering 3 & 4 BHK apartments from ₹2.72 Cr, with possession due in December 2030.
Ashwin Sheth Codename Blue Overview
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About Ashwin Sheth Codename Blue
Codename Blue, branded ‘The Blue’, is a pre-launch premium residential-and-commercial development by the Ashwin Sheth Group, set on a 5.32-acre parcel opposite Arekere Lake on Bannerghatta Road in South Bengaluru. The scheme pairs a 29-floor residential tower of 230 exclusive apartments with a separate 6-floor commercial tower, giving residents a lake frontage on one side and a retail-and-workspace base on the other.
Homes are offered as 3 and 4 BHK apartments in three layouts: a 3 BHK with two toilets at about 1,351 sq ft, a 3 BHK with three toilets at about 1,747 sq ft, and a 4 BHK at about 2,272 sq ft. Pre-launch rates are quoted at ₹15,750, ₹16,500 and ₹16,750 per sq ft respectively, with all-inclusive ‘box’ prices of about ₹2.40 Cr, ₹3.10 Cr and ₹4.10 Cr against base prices of ₹2.18 Cr, ₹2.82 Cr and ₹3.60 Cr. Early Expression-of-Interest buyers are offered no floor-rise charges, no premium location charges and 2 to 3 car parks with every unit, with allocation on a first-come, first-served basis.
The development is planned around 54+ curated amenities spread across the ground level, outdoor spaces, an 8th-floor deck and a 29th-floor rooftop, ranging from a swimming pool, gym and sports zone to a sky gym, observatory deck and party lawn with skyline and lake views. Launch is expected around July 2026 with completion targeted within roughly three years.
Codename Blue is Ashwin Sheth Group’s first project in Karnataka. The plan is two towers of ground plus 29 floors on 5.23 acres beside Arekere Lake, with about 230 homes, roughly 80 percent open space and a small commercial plaza in the podium. Current pre-launch pricing starts near ₹2.72 Cr for a 3 BHK plus study of about 1,702 Sq.Ft. and about ₹4.03 Cr for a 4 BHK of 2,272 Sq.Ft., all-inclusive, with handover targeted for December 2030.
Ashwin Sheth Codename Blue Price List
Ashwin Sheth Codename Blue prices start at ₹2.72 Cr for the 3 BHK + Study and go up to ₹4.03 Cr for the 4 BHK.
| Home type | Size | Price | Availability |
|---|---|---|---|
| 3 BHK | 1,351 Sq.Ft. | On Request | Available |
| 3 BHK + Study | 1,702 to 1,747 Sq.Ft. | ₹2.72 Cr Onwards | Available |
| 4 BHK | 2,271 to 2,272 Sq.Ft. | ₹4.03 Cr Onwards | Limited |
Unit-wise pricing and the complete cost breakup, sent instantly to your phone.
GST & Other Charges
| Charge | Rate | Details |
|---|---|---|
| GST on Apartment Cost | 5% (no ITC) | 1% for affordable housing (≤ ₹45L, ≤ 60 sqm carpet). |
| Registration Charges | 1% | Of property value, paid at the Sub-Registrar office. |
| Stamp Duty | 2–5% | Karnataka: 5% above ₹45L, 3% for ₹21L–₹45L, 2% below ₹21L. |
| BESCOM & BWSSB | At actuals | Electricity and water connection deposits, as applicable. |
| Khata / E-Khata | At actuals | Recorded with the local authority (BBMP, BDA or the village panchayat) for ownership records. |
| Legal & Documentation | At actuals | Legal vetting, agreement drafting, sale-deed preparation. |
| Maintenance Deposit | 12 months | Advance maintenance, refundable or adjustable. |
| Corpus Fund | One-time | As per the sale agreement — society reserve fund. |
| Club House | Per unit | Included in base price or charged separately by the developer. |
| Car Parking | Per slot | As per the sale agreement — covered or open slot. |
Note: Charges are indicative; final amounts are confirmed at the time of booking and subject to applicable laws, project location, and unit specifications.
Ashwin Sheth Codename Blue Review: Is It a Good Buy?
Codename Blue offers something rare on Bannerghatta Road: a low-density, lake-facing high-rise with only about 230 homes across two towers, within walking distance of the upcoming Pink Line metro. Ashwin Sheth Group has built in Mumbai since 1986, and this is its entry into Bengaluru.
Pricing near ₹2.72 Cr for a 3 BHK plus study is a pre-launch figure that will be confirmed at RERA registration. Buyers who want lake views close to the Bannerghatta and ORR job belts should register interest for first pick of lake-facing stacks.
Pros 10
- Lake-facing setting – directly opposite Arekere Lake, a genuinely scarce open-view position on Bannerghatta Road.
- Established arterial location – on Bannerghatta Road, close to IIM Bangalore, Apollo Hospital, malls and the upcoming metro corridor.
- Mixed-use convenience – a 6-floor commercial tower and retail plaza in the same 5.32-acre compound.
- Generous parking – 2 to 3 car parks with every unit, unusual for a city high-rise.
- EOI benefits – no floor-rise charges and no premium location charges for early buyers.
- Amenity-rich – 54+ amenities including a sky gym, observatory deck and rooftop party lawn across the ground, 8th and 29th floors.
- Clear configurations – well-defined 3 and 4 BHK layouts of 1,351 to 2,272 sq ft.
- Transparent box pricing – all-inclusive prices stated alongside base prices up front.
- Strong micro-market – Arekere / Bannerghatta Road is cited by Anarock and JLL among South Bengaluru’s higher-growth pockets (indicative).
- Mumbai developer pedigree – backed by the Ashwin Sheth Group’s MMR track record.
Cons 9
- Not yet RERA-registered – a pre-launch codename awaiting statutory approvals; book only with this risk understood.
- Indicative pricing – EOI rates and box prices can change at formal launch.
- First-come pressure – allocation is first-come, first-served, which can rush decisions.
- New to Bengaluru – the developer’s track record is concentrated in Mumbai, not the local market.
- Under-construction horizon – roughly a three-year build from a July 2026 launch, so no near-term possession.
- Base vs box gap – all-inclusive prices run about 10% above base, so compare like-for-like.
- Commercial component – on-site retail and offices add convenience but also footfall and traffic.
- Still at the pre-launch stage, so final prices are fixed only at RERA registration
- First Bengaluru project for the developer, so there is no local delivery record yet
See the site master plan and unit-wise floor plans, sent instantly to your phone.
Ashwin Sheth Codename Blue Amenities
Ashwin Sheth Codename Blue lists 28 amenities, including gym, fitness centre & sports zone, swimming pool, walking / jogging track, yoga & meditation zones and senior-citizen corners.
Ashwin Sheth Codename Blue Location & Connectivity
Ashwin Sheth Codename Blue is in Opposite Arekere Lake, Bannerghatta Road (Arekere). Central Silk Board Metro Station is 5.8 km away; Doddakallasandra Metro Station is 7.3 km away; South End Circle Metro Station is 8.4 km away. For daily life, the nearest hospital is Rajashree Granthim hospital (0.6 km), the nearest school is Capitol College of Nursing (3.6 km) and the nearest supermarket is Centro Mall (1.2 km). Distances are approximate road distances.
Nearby Places
- Central Silk Board Metro Station 5.8 km
- Doddakallasandra Metro Station 7.3 km
- South End Circle Metro Station 8.4 km
- Agara Lake Metro Station 8.9 km
- Bosch Learning Campus 1.7 km
- AMR Tech Park 4.8 km
- Global Tech Park 6.7 km
- Enzyme Tech Park 7.9 km
- Capitol College of Nursing 3.6 km
- Maaruti Dental College Campus 3.8 km
- Orchids The International School 6.4 km
- St.John's Medical College Hospital 6.9 km
- Rajashree Granthim hospital 0.6 km
- Parimala Speciality Hospital 2.1 km
- Rajnandani Hospital, Bangalore 4.6 km
- Centro Mall 1.2 km
- Royal Meenakshi Mall 2 km
- Gopalan Innovation Mall 3.6 km
- ND Fusion Mall 4.7 km
- Sarakki Lake Park 3.7 km
- Nandini Park 4.6 km
- BTM Water Tank Park 5 km
- Laxman Rao Park 6.7 km
Bannerghatta Road, Bengaluru
South Bengaluru's education and healthcare corridor — anchored by IIM-B, Apollo and Fortis; Pink Line metro cleared for opening in late 2026
About Ashwin Sheth Group
The Ashwin Sheth Group is a Mumbai-headquartered real estate developer with a multi-decade track record concentrated in the Mumbai Metropolitan Region, spanning residential and commercial developments. Codename Blue positions the group within South Bengaluru’s Bannerghatta Road corridor.
The group’s positioning here is a design-led, lake-facing tower with a commercial base rather than a sprawling township, which suits buyers who value a central Bannerghatta Road address and skyline amenities over large land-led communities.
Ashwin Sheth Codename Blue Payment Plan
You pay in stages as the building goes up, so the full price is not due on day one. Each instalment falls due only when the developer finishes a construction stage, and the exact schedule is written into your agreement for sale.
- 1At booking
Pay the booking amount, then sign and register the agreement for sale. Stamp duty and registration are paid at this stage.
- 2During construction
Instalments are linked to stages such as the foundation and each floor slab. With a home loan, the bank pays these stages directly to the developer.
- 3At possession (December 2030)
The last instalment is paid when the building is complete, along with maintenance deposit and other one-time charges.
Ashwin Sheth Codename Blue EMI Calculator
Pick a home type to see the monthly EMI on an 80% home loan, or move the sliders to match your own loan.
The 8.5% rate is only a starting point, so check the rate your bank offers you. While the project is being built, the bank releases the loan in stages and you usually pay only interest (pre-EMI) on the amount released. The full EMI starts after possession. Stamp duty, registration and GST are paid on top of the home price.
Compare Ashwin Sheth Codename Blue
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Resident Reviews
★ Write a ReviewAshwin Sheth Codename Blue FAQs
The project is at the pre-launch stage, awaiting plan sanction and Karnataka RERA registration before formal launch.
Pre-launch prices start at about ₹2.72 Cr all-inclusive for a 3 BHK plus study and about ₹4.03 Cr for a 4 BHK.
Handover is targeted for December 2030.
Codename Blue, branded ‘The Blue’, is a pre-launch premium residential-and-commercial development by the Ashwin Sheth Group on a 5.32-acre parcel opposite Arekere Lake on Bannerghatta Road, South Bengaluru. It has a 29-floor residential tower of 230 units and a separate 6-floor commercial tower.
Codename Blue is located opposite Arekere Lake on Bannerghatta Road in South Bengaluru, near IIM Bangalore, Apollo Hospital and Nexus Vega City Mall, with the Outer Ring Road and NICE Road about 3 km away.
Codename Blue is developed by the Ashwin Sheth Group, a Mumbai-headquartered real estate developer with a track record in the Mumbai Metropolitan Region. This project marks its presence on Bannerghatta Road in Bengaluru.
Codename Blue offers 3 and 4 BHK apartments: a 3 BHK with two toilets at about 1,351 sq ft, a 3 BHK with three toilets at about 1,747 sq ft, and a 4 BHK at about 2,272 sq ft, all in the 29-floor residential tower.
Codename Blue has a 29-floor residential tower with 230 exclusive apartments, plus a separate 6-floor commercial tower, on a 5.32-acre land parcel.
Codename Blue is planned around 54+ amenities across the ground, 8th and 29th floors, including a swimming pool, gym and sports zone, clubhouse, mini theatre, children’s play areas, pet park, retail plaza, sky gym, observatory deck and a rooftop party lawn.
Codename Blue provides 2 to 3 covered car parks with every apartment, supported by multilevel parking within the building - generous provision for a city high-rise.
Codename Blue suits early buyers wanting a lake-facing Bannerghatta Road home with EOI pricing in a high-growth South Bengaluru micro-market. Buyers should weigh the pre-launch risk - no RERA registration yet, indicative pricing and a Mumbai developer new to Bengaluru - against the early-mover benefits.
Ashwin Sheth Codename Blue Latest Updates
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10 Oct 2026Pre-launch prices updatedPre-launch pricing moved to about ₹2.72 Cr for a 3 BHK plus study and ₹4.03 Cr for a 4 BHK.
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01 Jul 2026Launch ExpectedFormal launch expected around July 2026, subject to statutory approvals and RERA registration; completion targeted within roughly three years.
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01 Jun 2026Pre-Launch EOI OpenExpressions of Interest open for Codename Blue on a first-come, first-served basis, with no floor-rise and no premium location charges for early buyers.
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