Yamuna Sky City — Premium 2, 3, 4 & 5 BHK Apartments at Kulai, Mangalore

Yamuna Sky City is planned around a deliberately layered configuration ladder where unit type and size shift as the tower rises. The lower-to-mid floors are dense with 2 and 3 BHK family homes, while the upper floors transition to large 4 BHK residences, penthouses, and flagship 5 BHK sky residences near the summit.

• 2 BHK — 180 units, carpet areas around 70 to 96 sq m
• 3 BHK — 62 units, carpet areas around 121 to 125 sq m
• 4 BHK — 48 units, carpet areas from 187 to 374 sq m
• 4 BHK Penthouse layouts — floors 45 onwards, ~363-374 sq m carpet
• 5 BHK Sky Residence — 7 units on floors 52 to 58, ~542 sq m carpet each
• 2 commercial units on floors 59-60

The 5 BHK sky residences are the project’s flagship inventory at roughly 5,834 sft carpet area, and combined with the upper-floor 4 BHK penthouses, they form an ultra-luxury enclave separated vertically from the volume 2 BHK floors below.

Yamuna Sky City is master-planned as a single ultra-vertical tower on a 3.6-acre site at Kulai. At 197.57 metres tall across 60 floors, it is currently the tallest published residential tower in the Mangalore market, by a meaningful margin over comparable projects.

• Single residential tower of basement + ground + 60 floors
• Tower height of approximately 197.57 metres
• Total built-up area of 92,024 sq m
• Total open area of 9,493 sq m on the 14,596 sq m site
• FAR sanctioned at 1.757 (low for tower height; large podium footprint)
• 403 covered parking slots, no open parking
• Garage facility integrated into ground, 1st, and 2nd floors
• 61 slabs of super structure

The relatively modest FAR of 1.757 on a 3.6-acre site combined with the 197.57 metre height creates a unusually tall-and-slim vertical profile, with the residential floors stacking above a generous podium-level amenity deck.

Yamuna Sky City carries a comprehensive specification package across structure, lifts, electrical, and water systems, pitched at the upper end of the Mangalore market with several distinctive features.

• Fully framed RCC structure with RCC shear walls and solid block masonry
• Waterproof external plastering with anti-fungal emulsion paint
• Triple-height entrance lobby for an elegant arrival experience
• Granite and marble flooring across corridors and staircases
• Six high-speed automatic passenger lifts with digital control
• Two automatic service lifts
• Reticulated gas system to all kitchens
• Synchronised diesel generators with automatic changeover for 100% backup
• Raw water treatment plant and STP-treated water for landscaping and flushing
• Garage facility integrated on ground, first, and second floors
• Glass railing balconies and anti-skid tile flooring

The combination of six passenger lifts (necessary at 60 floors), reticulated gas, and triple-height lobby raises the specification package above typical Mangalore baselines, appropriate for the tower’s flagship positioning.

Yamuna Sky City is genuinely located in the Mangalore coastal belt at Kulai, north of central Mangalore along the NH-66 corridor toward Surathkal and Udupi. The location balances proximity to the coastline with access to educational, industrial, and transit infrastructure.

• Ryan International School just 0.5 km from the project
• Surathkal Railway Station 4 km away
• NITK Surathkal (engineering campus) 4 km away
• Panambur Beach approximately 5 km away
• MRPL Refinery 6 km away
• Mangaluru International Airport 12 km away
• Central Mangalore CBD around 15 km south via NH-66

The Kulai location is genuinely a coastal-belt address rather than an inland project marketing sea views from a distance, which makes the sea-facing claim credible for the upper floors of the 197 metre tower.

Yamuna Sky City’s amenity programme is structured around a podium-level recreation deck on the 3rd floor, plus distributed amenities at ground level and within the clubhouse. The amenity spread is unusually rich for a Mangalore project, drawing on contemporary biophilic design language.

• 3rd Floor Podium — swimming pool with landscaped gardens
• 3rd Floor Podium — sky park with basketball court
• 3rd Floor Podium — modern courtyard with fountains
• Premium clubhouse with banquet hall and modern gym
• Wellness spa and indoor games area
• Outdoor multipurpose sports court for tennis, basketball, badminton
• Miyawaki forest as a high-density biodiversity zone within the community
• Open amphitheatre for community events
• Walking track, jogging track, and scenic sky gallery
• Family park and dedicated toddler play area

The Miyawaki forest and the 3rd-floor podium pool are the distinctive amenity headlines, signalling a contemporary, biophilic approach uncommon in the typical Mangalore amenity package.

Yamuna Sky City carries an active Karnataka RERA registration alongside a MUDA-sanctioned building plan and a detailed cost declaration. The project has been actively under construction since mid-2023.

• K-RERA registration: PRM/KA/RERA/1257/334/PR/171023/006331
• RERA acknowledgement: ACK/KA/RERA/1257/334/PR/140823/007362
• MUDA plan number: A4/BA-50/2022-23 (160614)
• MUDA plan approval date: 5 May 2023
• Project start date: 1 August 2023
• RERA proposed completion: 31 December 2028
• Total project cost (RERA filing): ₹546.74 Crore
• Cost of land (CA-certified): ₹112.64 Crore
• Cost of development (CA-certified): ₹535.48 Crore

Buyers should verify the live K-RERA registration on the official Karnataka RERA portal, confirm the contracting entity Yamuna Homes and Design Pvt. Ltd. in the sale agreement, and request a fully itemised cost sheet at booking. The full RERA cost declaration with separate land and development components is a positive transparency signal.