Status as at 18 October 2026. Urbanrise BK Halli is a pre-launch project and is not registered with K-RERA. No approval has been announced, no environmental application appears on the public environmental record, and Urbanrise does not yet list the project on its own website. The launch date, possession timeline and prices have not been announced. Under section 3 of the RERA Act 2016, wait for the K-RERA registration before you pay anything.
Homes at Urbanrise BK Halli, the upcoming Urbanrise apartments at Bande Kodigehalli (BK Halli) in North Bengaluru, can already be budgeted for in part, even before a price exists. Karnataka's stamp duty, registration fee and GST follow fixed rules, and several registered apartment projects near BK Halli publish starting prices of their own. This page sets out where the price stands, works out the statutory costs on an illustrative agreement value, shows what nearby projects state for themselves, and lists what a price for a home here depends on. For cost discipline in the same Bengaluru market, Urbanrise Gattahalli helps readers stay focused on total payable value rather than treating the quoted base number as the full answer.
Urbanrise BK Halli is the working name this site uses for the project; Urbanrise has not announced a brand name for the development, so the name may change.
Pricing at Urbanrise BK Halli
The price of an apartment at Urbanrise BK Halli is Urbanrise's to set, for each home type and each home. Urbanrise has not announced prices for Urbanrise BK Halli, and this site quotes none.
| Item | Position as at 18 October 2026 |
|---|---|
| Price of a home | Not announced |
| Rate per sq ft | Not announced |
| Area basis of any rate | Not announced |
| Car parking, club membership and deposits | Not announced |
| How payments are staged against construction | Not announced |
| Launch date and possession timeline | Not announced |
| K-RERA registration | Not registered with K-RERA as at 18 October 2026 |
| Statutory costs at BK Halli | About 12.65% of the agreement value, worked out below |
The launch date and possession timeline have not been announced. A price means most when it arrives with the registration, the sanctioned plan and the carpet area of the home it buys, so treat any price or rate per sq ft you are quoted for Urbanrise BK Halli before the K-RERA registration as unconfirmed.
Statutory Costs in Karnataka
A home at BK Halli carries Karnataka's statutory costs on top of its agreement value, and unlike the price, these can be worked out today. On a home above ₹45 lakh at BK Halli, stamp duty, cess and surcharge come to 5.65%, the registration fee is 2% and GST on an under-construction apartment is 5% effective: about 12.65% in all, or about ₹12.65 lakh per ₹1 crore of agreement value.
| Component | Rate | How it applies at BK Halli |
|---|---|---|
| Stamp duty | 5% | 5% of the property value, on a home above ₹45 lakh |
| Cess | 0.5% | A cess of 10% of the duty, or 0.5% of the value |
| Surcharge | 0.15% | A surcharge of 3% of the duty, or 0.15% of the value, outside the city corporations, as at BK Halli (2% of the duty, 0.1%, inside a city corporation) |
| Effective stamp duty | 5.65% | Stamp duty, cess and surcharge together |
| Registration fee | 2% | The rate since 31 August 2025 |
| GST | 5% | 5% effective on an under-construction apartment, after the deduction for the land's value, with no input tax credit |
| All-in | 12.65% | 5.65% plus 2% plus 5% |
BK Halli lies outside all five city corporations of the Greater Bengaluru Authority, in a gram panchayat area, which is why the surcharge here is the 0.15% band. The worked example below applies these rates to an illustrative agreement value of ₹1 crore. It is a worked example, not a price for Urbanrise BK Halli.
| Component | Basis | Amount |
|---|---|---|
| Agreement value (illustration) | ₹1,00,00,000 | |
| GST | 5% effective | ₹5,00,000 |
| Stamp duty | 5% | ₹5,00,000 |
| Cess | 10% of the duty | ₹50,000 |
| Surcharge | 3% of the duty (outside a city corporation) | ₹15,000 |
| Registration fee | 2% | ₹2,00,000 |
| Statutory costs | ₹12,65,000 (12.65%) | |
| Outlay before other charges | ₹1,12,65,000 |
Added together, ₹5,00,000 of GST, ₹5,00,000 of stamp duty, ₹50,000 of cess, ₹15,000 of surcharge and ₹2,00,000 of registration fee come to ₹12,65,000. Each component is a percentage, so the total moves in step with the agreement value: every ₹10 lakh of it carries ₹1,26,500 of statutory costs at BK Halli.
What the percentages assume. Stamp duty and the registration fee are charged on the higher of the agreement value and the government guidance value, so the 12.65% holds when the agreement value is at or above the guidance value. GST is not charged on a home sold after its completion certificate is issued. Car parking, club membership, deposits, legal and loan charges are not announced for this project and are not in the percentages. Confirm the band with the sub-registrar before you budget.
Starting Prices Nearby Projects State
North Bengaluru around BK Halli has several registered apartment projects that publish starting prices of their own, and six of them are set out below exactly as each developer states its figure. They are nearby projects, shown for context, and nothing in the table is a figure for Urbanrise BK Halli.
| Project | Developer | Starting price the developer states (18 October 2026) | Area basis on that page | K-RERA registration |
|---|---|---|---|---|
| Northern Lights by Puravankara | Puravankara | ₹77 lakh onwards, for 1, 2, 3 and 4 BHK apartments | None stated | PRM/KA/RERA/1251/309/PR/120326/008523 and PRM/KA/RERA/1251/309/PR/120326/008524 (12 March 2026) |
| Beryl at Brigade El Dorado | Brigade Group | 2 BHK, ₹89 lakh onwards; government charges, other charges and taxes applicable | Super built-up 535 to 1,382 sq ft and carpet 322.81 to 882.85 sq ft are both shown; which size the price buys is not stated | PRM/KA/RERA/1251/309/PR/160224/006634 (Dioro and Beryl, 16 February 2024) |
| Birla Trimaya | Birla Estates | Price from ₹90 lakh, for 1, 2, 3 and 4 BHK residences | Not stated | Registered in phases, for example Phase 4, PRM/KA/RERA/1250/303/PR/290126/008436 (29 January 2026) |
| Provident Ecopolitan | Provident Housing | ₹1.29 crore onwards, for 3 and 3.5 BHK | None stated | Registered in phases, for example Phase 1, PRM/KA/RERA/1251/309/PR/180823/006187 (August 2023) |
| Godrej Ananda | Godrej Properties | 3 BHK homes starting ₹1.30 crore | None stated | Registered in phases |
| Tata Varnam | Tata Housing | 3 BHK + 2T, starting at ₹2.05 crore | None stated for 3 BHK | Registered in phases, for example Phase 1A, PRM/KA/RERA/1250/303/PR/110825/007988 (11 August 2025) |
Each figure is that project's own published starting price, not an estimate for Urbanrise BK Halli; none states the size it buys, so no rate per sq ft can be worked out.
A starting price is the lowest figure a developer chooses to advertise, and it applies to a particular home, floor or phase that the advertisement does not always name. That is why these six figures cannot be turned into property rates for BK Halli or the Bagalur corridor: without the size each price buys, a rate per sq ft would be a guess, and this page makes none. They are useful in a different way, as a picture of how registered projects nearby present their prices, and as a reminder that every one of them carries a K-RERA registration number you can check.
When Urbanrise announces a price for Urbanrise BK Halli, set it beside a nearby project's figure only on the same basis: the same home type, the same area measure and the same list of charges included.
What a Price Will Depend On
The final cost of a home at Urbanrise BK Halli is built from several parts, and each one moves the total. The table lists each part, why it matters and where it stands for this project.
| Part of the cost | Why it moves the total | Position for Urbanrise BK Halli (18 October 2026) |
|---|---|---|
| Area basis | A rate per sq ft means different amounts on carpet area and on super built-up area | Not announced |
| Home type and size | A larger home costs more in total, and layouts within one type can differ in size | Sizes quoted, not confirmed; see the floor plans page |
| Floor and position | Some projects price higher floors or particular positions differently | Not announced |
| Car parking | A covered space can be included in the price or charged separately | Not announced |
| Club membership | A membership fee can sit outside the agreement value | Not announced |
| Deposits | Maintenance and other deposits are usually paid at handover | Not announced |
| Maintenance charge | A recurring cost from handover, with its own terms | Not announced |
| Legal and documentation | Fees for the sale agreement and the registration paperwork | Not announced |
| Connections | Electricity, water and sewage connection charges | Not announced |
| Loan charges | Processing and other charges from your lender | Set by your lender |
| Timing of payments | When each instalment falls due, and how it tracks the construction | Not announced |
Stamp duty, cess, surcharge and the registration fee are paid on top of the agreement value, and GST is charged on it, so a full budget is the agreement value, plus the statutory costs above, plus every charge that sits outside the price. Ask for all of it in one written statement, so that two homes can be compared on their full cost rather than on a headline figure. Before treating any quoted number as affordable, TVS Emerald Rayasandra helps keep the Bengaluru shortlist tied to total commitment rather than the cleanest-looking base price.
Before You Pay
Every step towards a home at BK Halli starts from one record, the project's K-RERA registration. Not registered with K-RERA as at 18 October 2026. No registration number has been announced. Under section 3 of the RERA Act 2016, wait for the K-RERA registration before you pay anything.
Once Urbanrise BK Halli is registered, work through these steps before any money changes hands:
- Check the registration. Confirm the K-RERA registration number, the project name, the promoter and the proposed completion date on the official K-RERA website. A genuine Karnataka project registration number contains /PR/.
- Match the promoter. The promoter named on the registration should be the company named on your sale agreement and on every receipt.
- Get the price in writing. Ask for a written price that states the rate, the area basis and every charge, from parking to deposits.
- Ask for the statutory costs. Have the stamp duty and registration fee for your home worked out on the higher of the agreement value and the guidance value, and confirm the surcharge band with the sub-registrar.
- Compare the instalments with the completion date. Each instalment should track a stage of construction, and the last should sit against the proposed completion date recorded in the K-RERA registration.
- Have the title checked. A title report on the land named in the registration, from your own lawyer.
- Read the sanctioned plan. The plan should show the home you are buying, with the carpet area that matches the registration.
The overview sets out every figure quoted for the project so far, the floor plans page explains the area bases a price can be quoted on, and the FAQ page answers common questions on costs and timing. To hear when prices for Urbanrise BK Halli are announced, send an enquiry through the contact page.
Urbanrise BK Halli Price FAQs
What other charges should I budget for at Urbanrise BK Halli?
Car parking, club membership, deposits, the maintenance charge, legal charges, connection charges and loan charges are not announced for Urbanrise BK Halli and are not in the 12.65% statutory figure. Each of them can sit outside the agreement value and move the total. Ask for a written statement of every charge, with its basis, before you sign anything, so that two homes can be compared on their full cost rather than on a headline figure.
Which nearby projects have published their prices?
Several registered projects in the wider North Bengaluru belt publish their own starting prices, and this page lists six of them, each as that project's own figure, dated 18 October 2026. None of them is an estimate for Urbanrise BK Halli. None states the size its starting price buys, so no rate per sq ft can be worked out from them. Use them to understand what nearby registered projects ask, not to guess this project's price.
What are property rates like in BK Halli?
This site publishes no property rate for BK Halli or the Bagalur corridor. Registered projects nearby state starting prices of their own, such as ₹77 lakh onwards at Northern Lights by Puravankara and 3 BHK homes starting at ₹2.05 crore at Tata Varnam, but none states the size its price buys, so a rate per sq ft would be a guess. Urbanrise has not announced prices for Urbanrise BK Halli, and this site quotes none.
Is GST charged on a home at Urbanrise BK Halli?
GST on an under-construction apartment is 5% effective, with no input tax credit: 7.5% charged on two-thirds of the agreement value, the other third being treated as the value of the land. GST is not charged on a home sold after its completion certificate is issued. On an illustrative agreement value of ₹1 crore, GST comes to ₹5,00,000. Urbanrise has not announced prices for Urbanrise BK Halli, so this is a worked rate, not a quote.
Why is the stamp duty surcharge 0.15% at BK Halli?
BK Halli lies outside all five city corporations of the Greater Bengaluru Authority, in a gram panchayat area, so the surcharge falls in the outside band: 3% of the duty, or 0.15% of the value. Inside a city corporation it is 2% of the duty, or 0.1%. With the 5% stamp duty on a home above ₹45 lakh and the 0.5% cess, the effective stamp duty at BK Halli is 5.65%. Confirm the band with the sub-registrar before you budget.
Are stamp duty and registration charged on the agreement value or the guidance value?
Stamp duty and the registration fee are charged on the higher of the agreement value and the government guidance value. The 12.65% statutory figure for a home at BK Halli therefore holds when the agreement value is at or above the guidance value; if the guidance value is higher, the duty and the fee take a larger share of the price you agree. Ask for both to be worked out for your home, and confirm the band with the sub-registrar.