The developer has published no price of any kind. Not a rate card, not a starting rate, not a price band. Every price field on the project's own website renders a gated "Click Here" enquiry link. The Vaishnavi Group corporate page carries no price. The 16-page sales presenter, created in May 2026, carries none. The Karnataka RERA dossier for the project carries none. We checked every developer-controlled surface and none of them publishes a number.
That is the honest starting point of this page, and it is worth stating plainly because every other page you will find on this project quietly implies a price it does not have.
Marketed as Yelahanka Extension; registered at Kamenahalli village, Kundana hobli, Devanahalli taluk, Bengaluru Rural 562110.
What circulates online, and why it is not the price
A rate of about ₹8,500 per sq ft circulates on third-party listing sites, along with a ticket of about ₹1.02 crore for a 1,200 sq ft plot. The developer has not confirmed either figure. They trace to a single upstream feed that several listing sites reproduce, and agreement between those sites is not corroboration - they are copying one another, not quoting the promoter.
There is also a tell that should stop you treating the circulating range as a rate card. The published ticket range on those sites runs ₹1.02 crore to ₹4.92 crore. Divide the bottom end by 1,200 sq ft and you get exactly ₹8,500 per sq ft. Divide the top end by the largest filed plot, 5,409 sq ft, and you get about ₹9,096 per sq ft. The two ends of a single published range imply two different rates. Either the range was assembled rather than quoted, or larger plots carry a premium that nobody has disclosed. Neither reading is established, and the range must not be read as one rate card.
What that means for you. You cannot budget this project off the internet. You can budget the parts of the purchase that do not depend on the rate at all, and those are set out below in full. When the developer does quote you a rate, the structure below is what you should apply to it.
What is fixed regardless of the rate
Three things about the cost of a plot in this taluk are settled by law and by government notification, and they do not move with whatever rate you are eventually quoted.
1. There is no GST on the plot itself
Sale of land, including developed land, does not attract GST. That is Schedule III item 5 of the CGST Act, and the Central Board of Indirect Taxes and Customs settled the "developed land" question explicitly in Circular No. 177/09/2022-TRU dated 3 August 2022, at paragraphs 14.2 and 14.3.
The misreading to watch for. Paragraph 14.4 of the same circular says that services received by the developer for land development attract GST. That is the developer's own input cost. It is not an 18% charge on you, the plot buyer, on a "development charges" line. Broker cost sheets misread this regularly. If a cost sheet hands you 18% GST on plot consideration or on basic infrastructure development charges folded into the rate, ask which paragraph of Circular 177 they are relying on. For buyers trying to stay within a firm ticket size, Urbanrise Begur Koppa Road keeps the Bengaluru discussion grounded in affordability, exclusions, floor preference, and payment timing.
What does carry 18% GST is the separately billed services layer - a clubhouse or amenity charge, legal and documentation charges, advance maintenance and a corpus contribution. The Karnataka Authority for Advance Rulings drew that line in KAR ADRG 19/2023, dated 26 April 2023.
2. Stamp duty is 5.65%, not 5%
| Component | Rate | Effect on the consideration |
|---|---|---|
| Stamp duty, above the ₹45 lakh slab | 5% of value | 5.00% |
| Cess | 10% of the stamp duty | +0.50% |
| Surcharge, rural | 3% of the stamp duty | +0.15% |
| Total stamp duty | 5.65% |
Duty is charged on the higher of the deed consideration or the guidance value.
⚠️ The 3% surcharge is the rural rate, and it is the right one for a gram-panchayat parcel like this. BIAAPA-area parcels are occasionally treated as urban at the sub-registrar's desk, in which case the surcharge is 2% and the total is slightly lower. Confirm the rate at the sub-registrar's office before you sign anything, and do not let a cost sheet decide it for you.
3. Registration is 2%, and it changed recently
The Karnataka registration fee was raised from 1% to 2% with effect from 31 August 2025, under a notification dated 29 August 2025 issued under section 78 of the Registration Act 1908. That was the first revision since 2003.
Any cost sheet still showing a 1% registration charge, or a 6.6% total statutory figure, is out of date. The correct total statutory layer on a plot in this bracket is about 7.65%.
The full charge stack
This is the structure a plot cost sheet in Karnataka is built from. Where a line is marked NOT ESTABLISHED, it means Vaishnavi has not published its version of that charge and we will not guess it.
| Charge | How it is calculated | GST | Vaishnavi's figure |
|---|---|---|---|
| Plot consideration | rate per sq ft x plot area | Nil | Not published |
| Basic infrastructure development charges | usually folded into the rate | Nil | Not published |
| Preferential location charge - corner, park-facing, wider road | ₹ per sq ft or a lump sum | Nil where folded into land consideration | NOT ESTABLISHED - the developer publishes no PLC structure |
| Clubhouse / amenity charge | lump sum | 18% | Not published |
| Legal and documentation | lump sum | 18% | Not published |
| Advance maintenance | ₹ per sq ft per month x months | 18% | Not published |
| Corpus or sinking fund | ₹ per sq ft, one-time | 18% | Not published |
| BESCOM connection | at actuals | as billed | At actuals |
| Khata and betterment at the gram panchayat or BIAAPA | at actuals | - | NOT ESTABLISHED |
| Stamp duty, cess and surcharge | 5.65% of value | - | Statutory |
| Registration fee | 2% of value | - | Statutory |
Note the third row in particular. On a plotted layout, corner sites, park-facing sites and sites on the wider internal road are normally priced above the base rate. Vaishnavi publishes no PLC schedule at all, so when you are quoted a rate, ask whether it is the base rate or a loaded one, and ask for the PLC schedule in writing before you pick a plot number.
A worked example on a 1,200 sq ft plot
The most common plot in this layout by a wide margin - 123 of the 227 plots are 30 ft x 40 ft sites. The rate below is the circulating third-party figure, not the developer's, and the service-layer lines are corridor-typical illustrative figures, also not Vaishnavi's. The example exists to show you the shape of the cheque, not its size.
| Line | Amount | Basis |
|---|---|---|
| Plot consideration, 1,200 sq ft at an indicative, developer-unconfirmed ₹8,500 per sq ft | ₹1,02,00,000 | Circulating third-party rate |
| GST on the plot | ₹0 | Schedule III item 5, CGST Act |
| Stamp duty at 5% | ₹5,10,000 | above the ₹45 lakh slab |
| Cess at 10% of duty | ₹51,000 | |
| Rural surcharge at 3% of duty | ₹15,300 | Bengaluru Rural, gram panchayat |
| Total stamp duty, 5.65% | ₹5,76,300 | |
| Registration at 2% | ₹2,04,000 | 2% since 31 August 2025 |
| Statutory sub-total, 7.65% | ₹7,80,300 | |
| Clubhouse charge, indicative, including 18% GST | ₹3,54,000 | Corridor-typical, not Vaishnavi's |
| Legal and documentation, indicative, including 18% GST | ₹1,18,000 | Corridor-typical, not Vaishnavi's |
| Advance maintenance, 24 months at ₹2.50 per sq ft per month plus 18% | ₹84,960 | Corridor-typical, not Vaishnavi's |
| BESCOM connection, khata, betterment | at actuals | NOT ESTABLISHED |
| Indicative all-in | about ₹1,15,37,000 | about ₹9,614 per sq ft effective, on a rate the developer has not confirmed |
The gap between the headline rate and the cheque
This is the part of the page that survives even if you throw the rate away.
On a plot in this taluk you add roughly 7.65% statutory, plus a clubhouse, legal and maintenance layer, and you pay no GST on the land. The distance between the rate you are quoted and the money that leaves your account is about 13%.
In the worked example that is the difference between an advertised ₹8,500 per sq ft and an effective ₹9,614 per sq ft. Buyers systematically compare projects on the advertised number and then discover the other 13% at the registration desk. Compare on the effective number instead, and make every developer you are shortlisting give you the same lines - PLC, clubhouse, legal, maintenance, corpus - before you rank them.
Guidance value
The guidance value for Kamenahalli is not established, and we publish no rate for it. Only the Karnataka government's Kaveri 2.0 portal at kaveri.karnataka.gov.in can settle it, and it cannot be queried without an interactive session. The figures circulating for "Devanahalli" on third-party sites are single-upstream and several of them render corrupted.
What matters more is that at this ticket size guidance value is almost certainly irrelevant to your cost. Stamp duty is charged on the higher of the deed consideration or the guidance value. A consideration in the ₹1 crore range on a 1,200 sq ft plot is far above any plausible guidance value for farmland-adjacent converted land in Kundana hobli, so duty will compute on your agreement value. Guidance value is a floor for the tax, not an indicator of what the land is worth.
The last statewide revision took effect on 1 October 2023, reported at 25% to 30%. A further revision was announced for 2026 but no gazette notification could be located as at 31 August 2026. Check Kaveri on the day you register, not before.
Market context - and this is market-sourced, not the developer's
None of the figures below is Vaishnavi's, and none of them is a quote for this project. They are published by named research houses and by other developers, and they are here so you have a frame of reference while the developer has none published.
Asking rates on this corridor, as reported by third parties. Branded gated plotted product on this belt is being asked at roughly ₹8,500 to ₹9,000 per sq ft. Assetz City of Palms is reported at about ₹9,000 per sq ft. Prestige Greenbrook is quoted "from ₹9,000 plus PLCs and taxes". Embassy Springs resale, the corridor's ceiling, runs ₹9,000 to ₹13,000 per sq ft. Further out on the Devanahalli-town belt the numbers drop sharply - Sattva Bhumi from about ₹5,300, and older Godrej Reserve inventory at ₹5,000 to ₹6,200. Every one of those is an ask, not a transaction, and each is a third-party report rather than a developer rate card.
A structural caveat that applies to every "average price" you will ever read for Karnataka. The state publishes no transaction-price data at all. Every average, index and appreciation figure for this market - including the ones below - is a survey of asking prices or an average of listings, never of completed sales.
| Figure | Value | Source |
|---|---|---|
| Devanahalli average base selling price, Q4 2023 | ₹6,778 per sq ft | ANAROCK, Devanahalli Micro Market Report, July 2024 |
| Devanahalli price appreciation, Q4 2016 to Q4 2023 | 46% | ANAROCK, July 2024 |
| Price index with 2016 = 100, at 2023 | Devanahalli 146, North Bengaluru 133 | ANAROCK, July 2024 |
| Share of supply above ₹1.5 Cr | 7% across 2016 to 2023; 16% of 2023 supply alone | ANAROCK, July 2024 |
| Bengaluru average residential price, H1 2026 | ₹9,354 per sq ft, up 9% year on year | Knight Frank, India Real Estate H1 2026 |
| North Bengaluru | named the fastest-growing corridor; launches up 10%, sales up 11% | Knight Frank, H1 2026 |
| ₹2 crore to ₹5 crore bracket | fastest-growing price segment, sales up 39% year on year | Knight Frank, H1 2026 |
⚠️ One figure gets misused constantly on this corridor. Devanahalli industrial-area land moved from ₹3,500 per sq ft in 2019 to ₹9,500 per sq ft in April 2025; the same report separately puts the rise since Foxconn's arrival, a shorter window, at about 35% (Rest of World, 17 April 2025). Those are industrial land rates in a different market from residential plots. If you see ₹9,500 quoted at you as a residential comparable here, it has been relabelled.
We publish no forward price projection for this project. Percentage-appreciation and future-rate forecasts circulate for this corridor with no stated methodology behind them, and a compound growth rate built by chaining a research-house average to a portal listing is not a valid calculation - the two endpoints measure different things. We will not publish one, and you should discount any page that does.
What to ask for before you talk about price
Because there is no rate card, the burden of getting a comparable number falls on you. Ask for these, in writing:
- The base rate per sq ft, and whether it is loaded. Then ask for the PLC schedule - corner, park-facing, wider road - as a separate list.
- The clubhouse or amenity charge as a rupee figure, and confirmation of the 18% GST on it.
- The advance maintenance rate, in ₹ per sq ft per month, and the number of months collected up front.
- The corpus or sinking fund, if any, as ₹ per sq ft.
- Legal and documentation charges, and what they cover.
- Confirmation in writing that no GST is being charged on the plot consideration or on infrastructure development charges folded into the rate.
- The payment schedule - what is due at booking, at agreement, and at registration - and the RERA-designated account details the money is to be paid into.
- The plot number, because the layout is not uniform. 123 of the 227 plots are 30 ft x 40 ft, only two 30 ft x 50 ft plots exist in the entire phase, and 75 of the plots are odd-shaped and run anywhere from 1,035 to 5,409 sq ft. A rate quoted without a plot number is not a quote.
Two further points of context that belong in a price conversation. The promoter's certified total project cost is ₹109.55 crore - ₹56.47 crore of land and ₹53.08 crore of layout development - and that is a development cost, not the value of the project and not a guide to what a plot should cost. And as at the July 2026 quarterly filing there were two Agreements for Sale executed out of 227 plots, with no sale deeds and ₹1.62 crore collected. There is no scarcity here to price against, and anyone telling you otherwise is not describing what the register shows.
Send a Vaishnavi AT-One Life Phase 4 Price Enquiry
The rate circulating on listing sites is not the developer's and has not been confirmed by it. Ask for the base rate, the preferential-location schedule, the clubhouse charge and the maintenance rate as separate lines, in writing.
Talk to a Sales ConsultantFrequently Asked Questions
Pricing - Vaishnavi AT-One Life Phase 4 FAQs
The developer has not published one. Every price field on its own website renders a gated enquiry link, the sales presenter carries no price, and the Karnataka RERA dossier carries none. A rate of about ₹8,500 per sq ft and a ticket of about ₹1.02 crore for a 1,200 sq ft plot circulate on third-party listing sites - those are not the developer's figures and have not been confirmed by it. Branded gated plotted product on this corridor is being asked at roughly ₹8,500 to ₹9,000 per sq ft. Note that Karnataka publishes no transaction-price data at all, so every "average price" figure that exists anywhere is a survey of asks or an average of listings, not of sales.
Because it is. The ticket range that circulates runs ₹1.02 crore to ₹4.92 crore. The bottom end divided by 1,200 sq ft gives exactly ₹8,500 per sq ft; the top end divided by the largest filed plot of 5,409 sq ft gives about ₹9,096 per sq ft. The two ends of one published range imply two different rates. Either the range was assembled rather than quoted, or larger plots carry an undisclosed premium. Neither reading is established, so do not treat that range as a rate card.
There is no GST on the sale of land, including developed land. That is Schedule III item 5 of the CGST Act, as clarified in CBIC Circular 177/09/2022-TRU dated 3 August 2022. Separately billed clubhouse or amenity charges, legal charges and maintenance do attract 18% GST - the Karnataka Authority for Advance Rulings settled that split in KAR ADRG 19/2023. On the statutory side, stamp duty is 5% for consideration above ₹45 lakh, plus a cess of 10% of the duty and a rural surcharge of 3% of the duty, giving 5.65%; the registration fee is 2%, raised from 1% with effect from 31 August 2025. Total about 7.65%. Any cost sheet still showing a 1% registration charge is out of date.
We cannot tell you, because no developer rate exists to start from. What we can tell you is the size of the gap: on a plot in this taluk you add roughly 7.65% statutory plus a clubhouse, legal and maintenance layer, and you pay no GST on the land, so the distance between the headline rate and the cheque is about 13%. Applied to the circulating and unconfirmed ₹8,500 per sq ft, that works out at roughly ₹9,614 per sq ft effective on a 1,200 sq ft plot - about ₹1,15,37,000 against a headline ₹1,02,00,000. Ask for the base rate, the PLC schedule, the clubhouse charge, the maintenance rate and the corpus separately and in writing; the developer publishes no preferential-location-charge structure at all.
The guidance value for Kamenahalli is not established - only the Karnataka government's Kaveri 2.0 portal can settle it, and we will not publish a third-party figure for it. In practice it probably does not change your cost: stamp duty is charged on the higher of the deed consideration or the guidance value, and at this ticket size the consideration is far above any plausible guidance value for converted land in Kundana hobli, so duty computes on your agreement value. The last statewide revision took effect on 1 October 2023, reported at 25% to 30%; a further revision was announced for 2026 but no gazette notification could be located as at 31 August 2026. Check Kaveri on the day you register.