The Residences at Prestige Park Grove, Whitefield: Price & Review

Q4 2025 median pricing was ₹15,200/sft (Square Yards aggregated transaction data), which translates to roughly ₹1.10-1.45 Cr across the 2 BHK ladder. The headline price includes base sale price + 1 covered car park + clubhouse + maintenance + RWH/STP share; GST (5% on under-construction without ITC), stamp duty, registration, BWSSB/BESCOM connection charges, khata, advance CAM and maintenance corpus are extra and typically add 12-15% to the all-in cost. Floor-band premiums apply on the developer's tower-wise schedule. 2 BHK Compact inventory is concentrated in lower-stack towers (24-30 floors); 2 BHK Standard in mid-stack (30-38 floors).

The Residences carries 5 distinct master configurations (1, 2, 3, 4 BHK across Compact / Standard / Premium / Sky Residence sub-typologies) and 22 specific layout designs. SBUA range: 1 BHK 658-720 sft, 2 BHK 1,100-1,520 sft, 3 BHK 1,400-2,200 sft, 4 BHK 2,021-3,900 sft. Lower-stack towers (24-30 floors) carry the bulk of 1 BHK and 2 BHK Compact inventory. Mid-stack towers (30-38 floors) carry 2 BHK Standard, 3 BHK Compact / Standard and 4 BHK Standard. Premium-stack towers (G+38 to G+41) carry 3 BHK Premium, 4 BHK Premium and 4 BHK Sky Residence with infinity-pool / wrap-around-balcony / private-pool features. Refuge floors apply at every 15th storey from ground per Karnataka byelaws. Buyers should request the specific tower / floor / unit floor plate against the RERA-filed inventory schedule before committing.

Sumadhura Folium is the closest scale-equivalent active premium new-build in Whitefield, with similar pricing (~₹14,500-16,000/sft) and similar handover timeline (~2027-28). Headline differences: The Residences offers a wider configuration ladder (1 BHK at 658 sft entry vs Sumadhura's premium-only 3/4 BHK ladder), a township-scale amenity programme (twin clubhouses + PEACE arts & cultural centre vs Folium's single grand clubhouse), and a larger master parcel (71.56 acres vs Folium's ~25 acres). Sumadhura Folium offers a more boutique high-density premium-only positioning. For township-scale + brand certainty (Prestige NSE-listed, 300+ projects vs Sumadhura private with smaller scale), The Residences is the meaningfully larger and more diversified play; for buyers seeking a smaller, more boutique premium community, Sumadhura Folium is the alternative. Both projects sit within the Whitefield premium tier - the choice frames around scale-vs-boutique rather than location-vs-location.

Whitefield rental yield benchmarks at 4% gross per published 2025 aggregator analyses, and The Residences sits at the premium tier of the Whitefield rental ladder. Indicative post-handover rentals based on May 2026 corridor benchmarks adjusted for handover-stage inflation: 1 BHK 658-720 sft at ~₹25-32K monthly (~3.8-4.5% gross yield), 2 BHK 1,100-1,520 sft at ~₹42-55K (3.7-4.6% yield against ₹1.10-1.45 Cr entry), 3 BHK Compact at ~₹55-70K (3.7-4.5% against ₹1.29-1.50 Cr), 3 BHK Standard / Premium at ~₹75-95K (3.5-4.2% against ₹1.55-2.20 Cr), 4 BHK Standard / Premium at ~₹1.10-1.50 L (3.0-3.8% against ₹2.94-5.67 Cr). Tenant pool is strong - IT professionals from ITPL, EPIP, Prestige Tech Park, Bearys, Embassy Tech Square within a 12 km radius. The 1 BHK pool has the strongest yield-to-ticket ratio for investors targeting the single-IT-professional rental market - but inventory is concentrated in lower-stack towers, so check availability early with the developer.

For investors with a 5-7 year horizon, The Residences offers a defensible Whitefield premium play with three structural pillars: Prestige Group's NSE-listed brand and 300+ project track record (de-risks delivery materially), the largest premium township in the Kadugodi-Whitefield cluster (twin clubhouses + PEACE + 80% open spaces), and direct-corridor adjacency to ITPL / EPIP / Whitefield Metro Purple Line. Forward 18-month capital appreciation through handover is likely 8-12% (typical narrowing range as a project matures into ready stock); post-handover yield 3.5-4.5% gross; total 5-7 year IRR likely in the 12-15% gross range under reasonable Whitefield growth assumptions. The easy launch-to-possession appreciation window (₹13,000 to ₹15,200/sft, +12-15%) has already absorbed in 30 months; investors entering in 2026 should benchmark against handover-stage exit pricing rather than launch-stage. For end-users targeting the ITPL-EPIP-Whitefield commute triangle, the 2 BHK from ₹1.10 Cr or 3 BHK Compact from ₹1.29 Cr is a defensible entry. Trade-offs to underwrite: the CDP road overlay through the master, the buyer-flagged government-land-between-parcels concern, Seegehalli flood history, master-scale density at ~52 units/acre, Varthur Road traffic, and the marketing-vs-RERA acreage gap. Compare against Sumadhura Folium and DSR Evoq before committing.

The project sits at Chikka Banahalli Road, Seegehalli, Kadugodi, Whitefield, Bengaluru East - pin code 560067. Approximate coordinates 12.9990°N, 77.7600°E. The site is ~1 km from Whitefield Main Road, ~2.5 km from Hope Farm Junction, ~3 km from Whitefield (Kadugodi) Metro Station on the Purple Line, ~4 km from Old Madras Road / NH-75, ~6 km from ITPL and ~38 km from Kempegowda International Airport. Sister Prestige projects nearby include Prestige Lavender Fields, Prestige Shantiniketan, Prestige Waterford and Prestige Lakeside Habitat - the site sits inside the densest Prestige-built cluster in East Bengaluru.

19 towers and 3,627 apartments. The towers are numbered TOWER-01 to TOWER-19 on the master plan. The Residences sits within the larger 71.56-acre Prestige Park Grove master, which also includes The Willows (88 4-BHK villas on 21.55 acres, separately marketed). RERA Form 1 carries 3,715 total residential units across the master (apartments + villas).

The Residences offers 1, 2, 3, 4 BHK across Compact / Standard / Premium / Sky Residence sub-typologies with 22 distinct floor plates spanning 658-3,739 sft. Lower-stack towers (24-30 floors) carry the bulk of 1 BHK (658-720 sft) and 2 BHK Compact (1,100-1,295 sft) inventory - entry-level investor and single-professional pool. Mid-stack towers (30-38 floors) carry 2 BHK Standard, 3 BHK Compact / Standard and 4 BHK Standard inventory - family-buyer sweet spot. Premium-stack towers (G+38 to G+41) carry 3 BHK Premium, 4 BHK Premium and 4 BHK Sky Residence inventory with infinity-pool / wrap-around-balcony / private-pool features in select stacks. Buyers should pick the tower-stack range that matches the target configuration before specific-unit shortlisting - configuration availability flexes within rather than across stack ranges.

Yes. The Karnataka RERA registration number is PRM/KA/RERA/1251/446/PR/100823/006141, applied 17-Jul-2023 and registered 10-Aug-2023. Project launch was 18-Aug-2023 with proposed completion 31-Dec-2027. Registered developer entity is Prestige Projects Private Limited. Both The Residences (apartments) and The Willows (villas) share the same master RERA registration; buyers booking The Residences should reference the "Apartments / The Residences" inventory schedule on the RERA filing.

Possession is proposed for 31-Dec-2027 per the RERA filing. Buyers should factor a typical 2-4 month buffer between the RERA-stated date and full OC / handover, planning for a Q1-Q2 2028 actual-occupation timeline.

Architecture is by RSP Architects, Planners & Engineers - a recognised firm with a high-rise residential portfolio across multiple Prestige projects (Prestige Lakeside Habitat, Prestige Lavender Fields). Construction is delivered by the Prestige Group's in-house EPC arm with selective contract packages for specific scope.

Prestige Park Grove is structured as two enclaves within the same 71.56-acre master sharing a single RERA registration, the same security infrastructure and the same clubhouses. The Residences is the apartment enclave on ~53 acres - 19 towers of 24 to 42 floors, 3,627 units, 1/2/3/4 BHK from 658-3,739 sft. The Willows is the villa enclave on 21.55 acres in the southern parcel - 88 four-BHK duplex villas in two size variants (3,463 sft on 2,700 sft plot; 4,170 sft on 3,000 sft plot). The Willows is separately marketed with its own pricing schedule starting around ₹6.4 Cr. Both enclaves have access to the master clubhouses (The Central Park Club + Bellevue Club House) and PEACE arts & cultural centre.

Two non-trivial diligence items have surfaced through aggregator forums and buyer-review threads, and both deserve serious legal review before booking. First, an 18 m wide internal CDP road runs through the master per BBMP's Comprehensive Development Plan overlay - this is a public-access right-of-way that effectively bisects the master and affects specific tower groupings' privacy, noise, dust and through-traffic exposure. Second, a buyer-review thread on Homznspace flagged government land sandwiched between sub-parcels of the master. Prestige's NSE-listed brand and the master RERA registration mitigate but do not eliminate the need for individual-unit-level legal diligence.