The Price Band
| Configuration | Format | Indicative built-up* | Indicative price |
|---|---|---|---|
| Luxury Villa (base) | G+1 / G+2 | ~2,900 - 3,300 sq ft | from ~Rs 4.50 Cr |
| Premium Villa (mid) | G+2 | ~3,300 - 3,700 sq ft | ~Rs 5.00 - 5.50 Cr |
| Signature Villa (larger) | G+2 | ~3,700 sq ft and above | up to ~Rs 6.00 Cr onwards |
*Built-up areas are indicative estimates derived from the price band and airport-corridor villa rates, not a published schedule. The developer's official areas and per-type pricing are confirmed at the marketing launch.
The Rs 4.50-6.00 Cr band is a tentative, pre-launch indication. Final pricing - the exact per-villa figures, the built-up and plot schedule, and any launch offers - is confirmed at the marketing launch. The band is best understood as the range within which the enclave's villas are positioned: entry at Rs 4.50 Cr, the core of the community around Rs 5.00-5.50 Cr, and the flagship formats up to Rs 6.00 Cr and beyond, scaling with plot size and built-up area.
Price Per Square Foot
Airport-corridor premium villa rates currently run Rs 14,000-18,000 per sq ft. Applying that to the price band gives a consistent read on the implied built-up areas:
- Rs 4.50 Cr at ~Rs 15,000/sq ft implies roughly 3,000 sq ft of built-up area.
- Rs 5.25 Cr at ~Rs 15,500/sq ft implies roughly 3,400 sq ft.
- Rs 6.00 Cr at ~Rs 16,500/sq ft implies roughly 3,600 sq ft.
These are indicative, but they confirm the band is internally consistent with substantial G+2 airport-corridor villas. For a further reference point, Prestige's own delivered North Bengaluru villa community, Augusta Golf Village at Kothanur, runs 4 BHK villas at around 4,300 sq ft - so the larger Prestige Shettigere formats may extend further upward in built-up area, with the exact schedule confirmed at launch. The per-sq-ft framing matters because it lets a buyer normalise the comparison against other corridor villas: the question is not just the absolute price, but the rate per built-up square foot, and Prestige Shettigere sits within the established corridor band.
Market Comparison - Airport-Corridor Luxury Villas
Prestige Shettigere's band is best judged against the actual luxury-villa communities on and near the airport corridor. The market data validates the positioning:
| Community | Locality | Format | Indicative price | Position vs Prestige Shettigere |
|---|---|---|---|---|
| Hiranandani Devanahalli villas | Devanahalli | 3 BHK villas | from ~Rs 4 Cr | Opens the airport-corridor luxury-villa band; just below entry |
| Prestige Shettigere | Shettigere | G+1/G+2 villas | Rs 4.50 - 6.00 Cr | The established premium band |
| Sobha Lifestyle Legacy | off Bellary Rd, Devanahalli | 3/4 BHK villas, 5,000-10,000 sq ft, private pools | from ~Rs 6.5 Cr | Tops the corridor luxury band; above Prestige Shettigere |
| Sobha Oakshire | near Devanahalli | Villas | Premium | Comparable established villa community |
| Brigade Atmosphere (Pearl) | Devanahalli belt | Villas | Premium | Branded villa competitor |
| Century Jade | Devanahalli belt | Villas | Premium | Branded villa competitor |
| Adarsh (Bagalur Road) | Bagalur Rd | 4 & 5 BHK villas | Rs 8.90 - 12 Cr | Upper-luxury; well above Prestige Shettigere |
| Prestige Augusta Golf Village | Kothanur (North Bengaluru) | 3/4 BHK villas, G+2 | launch Rs 3.65 Cr -> resale Rs 4.3 - 8.06 Cr | Same developer; delivered appreciation proof |
The read is clear. Hiranandani opens the airport-corridor luxury-villa band at around Rs 4 Cr; Sobha Lifestyle Legacy tops it at Rs 6.5 Cr and above; upper-luxury Bagalur Road villas run Rs 8.9-12 Cr. Prestige Shettigere's Rs 4.50-6.00 Cr band lands squarely in the established luxury zone - a genuine Prestige ultra-luxury address, premium but not at the absolute ceiling of the market. And against Prestige's own Augusta Golf Village - whose villas now trade in resale from Rs 4.3 Cr to over Rs 8 Cr - the pre-launch band is a favourable entry point for a comparable Prestige villa on a corridor whose infrastructure is far more developed than Kothanur's was in 2013.
The Broader Rate Context
Understanding the pricing also means understanding the corridor's rate trajectory:
- Land rates in Devanahalli-Shettigere rose from ~Rs 4,500/sq ft in 2024 to ~Rs 7,000-9,600/sq ft by March 2026 - a 60-110% two-year increase, and evidence of how fast the belt is repricing.
- Broad residential rates in the locality average around Rs 9,500/sq ft; premium projects reach ~Rs 12,000/sq ft; ultra-luxury villa configurations command the highest tier.
- Apartment products on the corridor (for example, Tata Varnam at ~Rs 9,280/sq ft) sit well below the ultra-luxury villa band - which confirms that a villa with private land and a garden is a distinct, higher tier than a corridor apartment, and is priced accordingly.
Prestige Shettigere's Rs 14,000-18,000/sq ft villa rate sits above the apartment and general-residential rates, as an independent-villa product should, and within the luxury-villa band that Hiranandani, Sobha, Brigade, and Century occupy.
Additional Costs to Budget
A villa purchase at this level carries costs beyond the base price, which a serious buyer should budget for. The exact heads and amounts are confirmed in the launch cost sheet; the standard components are:
| Component | Typical basis |
|---|---|
| Base price | The Rs 4.50-6.00 Cr band (by villa) |
| GST | As applicable on under-construction property at the prevailing rate |
| Stamp duty | Karnataka stamp duty (typically ~5% of consideration) |
| Registration | Registration charges (typically ~1%) |
| Clubhouse / amenity contribution | One-time clubhouse membership / amenity charge |
| Maintenance deposit / corpus | Advance maintenance and corpus fund |
| Statutory / utility deposits | Water, power, and other statutory connection deposits |
| Legal / documentation | Legal and documentation charges |
Stamp duty and registration are payable to the relevant statutory authority at registration and are separate from the developer's cost sheet. Buyers should ask for a full, itemised cost sheet at the point of booking so that the all-in cost - base price plus all the above - is clear. As a rule of thumb at this price point, the all-in cost runs meaningfully above the base price once GST, stamp duty, registration, and the one-time and deposit charges are added. Within the same prestige-group Bengaluru portfolio, Prestige Falcon City Luxe helps readers judge whether brand comfort is also matched by location, format, and budget fit.
The Pre-Launch Pricing Advantage
Prestige Shettigere is pre-launch, and the pricing is a pre-launch band - which is itself the opportunity. Pre-launch pricing typically represents the developer's most favourable entry point, before the RERA-registered marketing launch and before subsequent price revisions as construction progresses and inventory sells. On a corridor that is actively repricing - land up 60-110% over two years, 15-20% annual appreciation projected through 2027-2028, and the Blue Line metro's airport section targeted for June 2027 - entering at the pre-launch band positions capital ahead of the corridor's repricing rather than behind it.
The discipline that protects this advantage is important: pre-launch buyers should not pay beyond the customary booking amount before the Karnataka RERA number is issued, and the RERA registration will be published on rera.karnataka.gov.in and added to all marketing material on receipt. This is standard, buyer-protective practice for a serious pre-launch - it preserves the pricing advantage while ensuring the buyer's payment is aligned with regulatory milestones.
The Investment and Appreciation Case
The pricing analysis connects directly to the investment case, which rests on developer strength, format scarcity, and corridor momentum:
- Corridor appreciation. Devanahalli-Shettigere locality appreciation ran ~35-40% over 2022-2025, with 15-20% annual growth projected through 2027-2028. Land has already moved 60-110% over 2024-2026.
- Rental yields. Devanahalli rental yields run ~4.5-6.2%, well above the Bengaluru city average of ~2.8-3.5%; developer-villa yields are cited at ~3-5%. The airport-economy employer base (aerospace, Foxconn, SAP, NTT) supports rental demand from relocating executives.
- Format scarcity. Boutique branded luxury villas are the scarcest product in the belt, which supports both resale pricing and rental demand.
- Developer proof. Prestige's Augusta Golf Village demonstrates that a North Bengaluru Prestige villa can more than double from launch to resale over a full cycle.
- Infrastructure catalyst. The June 2027 metro airport section, the operational KIADB Aerospace Park, and the > Rs 80,000 Cr corridor infrastructure pipeline are the structural drivers of continued repricing.
The honest counterpoint is timing: the corridor's mature IT density and big-format retail are arriving rather than already present, so the appreciation case is a forward one, best suited to a long-horizon owner or an end-user whose life centres on North Bengaluru and the airport economy. For that buyer, the pre-launch band on a boutique Prestige villa is an entry point aligned with the corridor's trajectory.
How to Read the Pricing
The pricing on this page is built from verified anchors - the tentative pre-launch band (Rs 4.50-6.00 Cr) from the project brief, the airport-corridor villa rate (Rs 14,000-18,000/sq ft), and the comparable-community and appreciation data from current market research. The configuration tiers and implied built-up areas are derived transparently as estimates. The exact, final pricing - per-villa figures, the built-up and plot schedule, the itemised cost sheet, and any launch offers - is confirmed by Prestige at the marketing launch and will be added to this microsite on release. No falsifiable exact figure is fabricated here; the band and the estimates are transparently framed as pre-launch and indicative.
Price Summary
Prestige Shettigere is priced at a tentative pre-launch band of Rs 4.50-6.00 Cr onwards for its 60 ultra-luxury villas, implying substantial G+2 built-up areas at airport-corridor villa rates of Rs 14,000-18,000/sq ft. The band lands squarely in the established airport-corridor luxury-villa zone - above Hiranandani's entry, below Sobha Lifestyle Legacy's ceiling, and well under the Bagalur Road upper-luxury tier - and undercuts the resale range of Prestige's own delivered Augusta Golf Village villas. On a corridor appreciating 15-20% a year with the metro's airport section due June 2027, the pre-launch band is a favourable, well-positioned entry point for a discerning buyer or long-horizon investor. Final pricing and the full cost sheet are confirmed at launch; contact the sales team via this microsite for the current pre-launch details.
Prestige Shettigere Price - Frequently Asked Questions
What is the price of Prestige Shettigere?
Tentative pre-launch pricing is Rs 4.50 Cr - Rs 6.00 Cr onwards, depending on plot size and built-up area. This sits within the established airport-corridor luxury-villa band. Airport-corridor villa rates are currently Rs 14,000-18,000 per sq ft. Final per-villa pricing and the full cost sheet are confirmed at the marketing launch.
What is the price per square foot?
Airport-corridor premium villa rates run Rs 14,000-18,000 per sq ft. Applied to the price band, that implies built-up areas of roughly 3,000 sq ft at the Rs 4.50 Cr entry to roughly 3,600 sq ft at Rs 6.00 Cr - indicative estimates, with the exact areas confirmed at launch.
How does the price compare to other villas near the airport?
The band is well-positioned: above Hiranandani Devanahalli's ~Rs 4 Cr entry, below Sobha Lifestyle Legacy's Rs 6.5 Cr-plus ceiling, and well under the Rs 8.9-12 Cr Bagalur Road upper-luxury tier. It lands in the established luxury zone, with the Prestige name and boutique format as differentiators. It also undercuts the resale range of Prestige's own delivered Augusta Golf Village villas (Rs 4.3-8.06 Cr).
What additional costs should I budget for?
Beyond the base price: GST on under-construction property, Karnataka stamp duty (~5%), registration (~1%), a one-time clubhouse/amenity charge, an advance maintenance and corpus deposit, statutory/utility deposits, and legal charges. Stamp duty and registration are paid to the statutory authority at registration, separate from the developer's cost sheet. Ask for a full itemised cost sheet at booking so the all-in cost is clear.
What kind of rental yield can I expect?
Devanahalli rental yields run approximately 4.5-6.2%, versus a Bengaluru city average of around 2.8-3.5%; developer-villa yields are cited at around 3-5%. The airport-economy employer base - aerospace, Foxconn, SAP, and NTT - supports rental demand from relocating executives, which underpins the yield case. Combined with the corridor's projected 15-20% annual appreciation through 2027-2028 and Prestige's demonstrated villa value-retention at Augusta Golf Village, the pre-launch band positions a long-horizon buyer well on both rental income and capital appreciation.