Prestige Leela Residences, Old Airport Road: Resale Prices & Review

Specific resale quotations vary materially with floor band, orientation, view (Leela Palace gardens facing carries premium), fit-out condition (many units have been substantially re-done by original buyers), and seller motivation.

Prestige Leela Residences has exactly four duplex penthouses - Type F10 (5,914 sft), Type G10 (6,520 sft), Type J10 (6,542 sft) and Type H10 (6,880 sft) - each spanning Levels 10 and 11 of one block. Type H10 (the largest at 6,880 sft) has traded up to ₹17+ Cr in recent transactions; the other three are typically on-request because the resale market for these specific units is too thin for a public benchmark (when one trades, it tends to be a single off-market transaction with a 6-12 month sale cycle). Owners are typically HNI families or NRI returnees treating the residence as a multi-generational asset. Buyers should plan for extended sale cycles if planning short-hold exits on these units.

Prestige Leela Residences has 13+ floor-plan typologies across 88 residences. Nine base 4 BHK typologies (Types A through J): Type A 2,920 sft, B 3,027 sft, C 3,039 sft, D 3,046 sft, E 3,073 sft, F 3,627 sft, G 3,796 sft (4 BHK + Study), H 3,817 sft, J 3,849 sft. First-floor (Level 2) garden variants F1/G1/H1/J1 with 1/3 private garden inclusion (3,153-3,821 sft super built-up). Four duplex penthouses on Levels 10-11: F10 5,914 sft, G10 6,520 sft, J10 6,542 sft, H10 6,880 sft. All units include dedicated maid's room with attached toilet, dedicated utility yard, marble flooring throughout, VRV AC provisions. Buyers should request the specific block and unit floor plate before committing.

Both are Bengaluru ultra-luxury landmarks adjacent to 5-star hotels; both are ready-to-move with operational history. Prestige Leela Residences is at Kodihalli / HAL Old Airport Road in Indo-Saracenic palace idiom adjacent to The Leela Palace; 88 units / 3 acres / ~30 units per acre; ready since November 2020; resale ₹23,000-25,000/sqft (entry ₹7.5 Cr). Embassy One is at Bellary Road / Hebbal in contemporary glass-and-concrete adjacent to JW Marriott; ~108 units / 5+ acres / ~22 units per acre; ready since 2017 (deeper secondary-market price-discovery); resale ₹30,000-38,000/sqft (entry ₹9-12 Cr+). Leela Residences wins on lower entry ticket, higher gross rental yield (5.0-5.5% vs Embassy's 4.0-4.5%), Indiranagar walkability and the Indo-Saracenic architectural distinctiveness. Embassy One wins on airport access (~22 km vs ~40 km), lower density (~22 vs ~30 units per acre), and the more contemporary glass-and-concrete idiom that some HNI buyers prefer. For Indo-Saracenic palace-idiom at lower entry with stronger yield, Leela Residences is the right pick; for contemporary luxury with airport-corridor advantage at premium entry, Embassy One is the alternative.

At a ₹9 Cr resale benchmark, that equates to a gross rental yield of approximately 5.0-5.5%; net yield after maintenance, society fees and rental tax compresses to roughly 3.0-3.5%. Tenant profile is exceptionally strong - senior corporate executives, banking MDs, hospitality leadership, diplomatic missions, and HNI tenants seeking address-by-association with The Leela Palace. Vacancy periods are typically very short (under 60 days). The address-by-association tenant draw also means the leasing process is more selective with longer notice cycles than mass-market high-rises.

For ultra-HNI / NRI buyers seeking capital-preservation and rental-yield-led exposure, Prestige Leela Residences is one of the most defensible Bengaluru investments available. The buy thesis: trophy address with structural land-bank exhaustion (no future supply at this exact micro-location); L&T construction credibility; low density (~30 units per acre); proven 5+ year operational track record with mature RWA; and exceptionally strong rental yield (5.0-5.5% gross). Forward 5-year capital appreciation is likely 5-7% annual (measured rather than dramatic, in line with the top-end of Bengaluru where percentage growth math compresses), tapering further if newer Whitefield / Hebbal launches capture more of the appreciation cycle. For pure capital-appreciation investors with shorter horizons, newer launches in the ₹15,000-18,000/sqft band will likely outpace Leela Residences on percentage gains; Leela wins decisively on absolute downside protection. Compare against Embassy One (Hebbal/Bellary Road) and Phoenix Kessaku (Rajajinagar) before committing.

The project is at 19-20, 3rd Cross Road, HAL 3rd Stage, Kodihalli - Bengaluru 560008, with frontage on HAL Old Airport Road. The site sits directly adjacent to The Leela Palace Hotel and is roughly 1 km from 80 Feet Road, Indiranagar. Manipal Hospital, Intel Technology India and Matthan Hotel are walking distance; Indiranagar Metro and Swami Vivekananda Road Metro stations are within 3.5 km.

Three structural reasons. First, supply scarcity - Kodihalli / HAL Old Airport Road has effectively no further developable land for projects of this scale; the existing inventory is the inventory. Second, lifestyle adjacency - The Leela Palace, KGA Golf, Indiranagar F&B and retail, and the CBD MG Road cluster are all within 5-6 km, with the Manipal healthcare network at the doorstep. Third, workplace centrality - Kodihalli sits at the geographic centre of Bengaluru's eastern arc, equidistant from the CBD, Manyata, Embassy Tech Village, Whitefield and the Sarjapur corridor, which means whichever way the city's job clusters evolve, Kodihalli stays central.

88 residences across nine base typologies (Type A through J), all 4 BHK at base, with super built-up areas from 2,920 sft (Type A) up to 3,849 sft (Type J). First-floor variants (F1, G1, H1, J1) include 1/3 private garden inclusion. Four duplex penthouses (F10, G10, H10, J10) occupy Levels 10-11 with super built-up areas from 5,914 sft to 6,880 sft, configured as 4 BHK across two floors with private internal staircases. Some 5 BHK variants are also reported in the inventory mix at the upper end through post-handover unit-merges or developer-allocated layouts.

Yes. Karnataka RERA registration number is PRM/KA/RERA/1251/446/PR/170824/000077 (acknowledgement PR/KN/170727/000077). The project was registered on 24 August 2017 with original proposed completion 31 May 2020, formally extended to 30 November 2020 under the Covid-19 force-majeure provision. Status is now Completed.

Possession commenced from May 2020, with completion certified by November 2020. The project has been operational and occupied for 5+ years. All RWA infrastructure, maintenance contracts, and security systems are mature.

No. Developer inventory is fully sold out. The active market for Prestige Leela Residences is exclusively the resale segment. Resale rates currently sit in the ₹23,000-25,000 per sqft band, with ticket sizes from ₹7.5 Cr (entry 4 BHK at 2,920 sft) up through ₹17+ Cr for the larger duplex penthouses.

The architectural design is by Tilak Thomas (Council of Architecture registration CA/99/25282; established 1992, with 375+ completed projects including Brigade Eternia and several Prestige flagships). Structural engineering is by Mahimtura Consultants (Bangalore) Pvt. Ltd. The main construction contractor is Larsen & Toubro Limited (L&T), one of India's largest engineering firms with 600+ completed projects across asset classes. Project chartered accountant CA-1 and architect Form 2 certifications are on file with Karnataka RERA.

There are exactly four duplex penthouses - Type F10 (5,914 sft), Type G10 (6,520 sft), Type J10 (6,542 sft) and Type H10 (6,880 sft) - each spanning Levels 10 and 11 of one block. They feature double-height foyers, internal spiral staircases connecting the lower and upper levels, dedicated home office / home gym spaces on the upper level, larger private terraces, and inaccessible roof access for service. Pricing is genuinely on-request because the resale market for these specific units is too thin for a public benchmark - when one trades, it tends to be a single off-market transaction. Owners are typically HNI families or NRI returnees treating the residence as a multi-generational asset.