📍 Area photo · Devanahalli© Shyamal · CC BY-SA 3.0Brigade Orchards
by Brigade Enterprises · Devanahalli · North Bengaluru
Project score only — not a price check or legal clearance.
Starting price from the developer's site, 8 Oct 2026. Not your unit's quote.
Scored on 6 of 6 factors · #207 of 325. Analysis, not a recommendation.
RERA no. on file from the developer — confirm it on rera.karnataka.gov.in. Title and approvals need a lawyer — Legal Desk.
We don't give a buy or negotiate verdict yet — either the price hasn't been verified with the developer, or unit sizes aren't published so the real ₹/sqft can't be checked. Get the builder's own cost sheet before deciding.
Why
- ● About 25% above the area benchmark. That's an area average, not like-for-like comparables — verify with the cost sheet before concluding it's overpriced.
- ● Brigade Enterprises has a strong delivery record.
- ● Possession is about 30 months away — factor in rent and delay risk.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Krishnarajapura (Purple) — 27.68 km, a drive away. KIAL Terminals on the Blue line (5.38 km) is still under construction.✕ Doesn't hold
- “Best price / launch offer”About 25% above our fair estimate (fair ≈ ₹10,377/sqft).✕ Doesn't hold
- “Possession soon”No committed date is public — check the RERA registration for the promised date.? Verify
- “Great investment, high appreciation”Likely ~0.1% a year (depreciation risk) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.01 Cr in 5 years.✕ Doesn't hold
- “24×7 water, premium living”In Devanahalli, tanker and borewell dependence is common; flood risk is low. Ask residents of nearby buildings about summer water.✕ Doesn't hold
- “Trusted developer”Builder trust 89/100 from delivery, RERA and dispute records.✓ Holds up
- “All approvals in place”Ask for the RERA number, title deed + 30-year EC, sanctioned plan and (if ready) OC — and verify each yourself.? Verify
Is the price fair?
Fair range estimated from Devanahalli's typical rate and other projects in the area.
Green = fair price range
On a typical 750 sqft unit, closing at our target saves about ₹19 L.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹3.1 L / ₹6.2 L / ₹12 L in rent + loan interest.
Open the engine →Bear · base · bull yearly return on your cash if rented out, under assumed area growth and rent. Not a forecast.
Open the engine →Levers: payment terms, parking and floor-rise waivers, stage of construction and real alternatives. No discount is guaranteed.
Open the engine →GST, stamp duty and registration on top of the listed ₹97 L (₹1.09 Cr in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Devanahalli's assumed growth and rent, 25% down and an 8.5% loan. Delivery risk is a qualitative read of the builder's record — not a probability for this project.
Space you actually get
#16 of 19 projects with developer-published carpet areasYou pay on super built-up area but live in the carpet area. The gap is walls, lobbies, lifts and your share of common areas.
From the developer's published size ranges, pairing the smallest carpet with the smallest super built-up figure. Developers define carpet area differently (balconies in or out) — confirm your unit's RERA carpet area in the agreement. Compare all 19
What taxes add to the listed price
GST, stamp duty, cess and registration on the developer's advertised starting price of ₹97 L. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GST @ 5% on the home price+₹4.8 L
- Stamp duty @ 5%+₹4.8 L
- Cess (10% of duty)+₹48,500
- Surcharge (2% of duty)+₹9,700
- Registration fee @ 2%+₹1.9 L
Karnataka rules as listed in the Builder Quote Analyzer. Stamp duty is charged on the higher of the price and the guidance value.
Your real commute from here
Peak-hour door-to-door estimates to Bengaluru's big job hubs — by road and, where it's faster, by running metro.
- Airport / Aerospace Park5.2 km🚗 Road31 min
- Manyata Tech Park24.3 km🚗 Road125 min
- Whitefield / ITPL29.2 km🚗 Road149 min
- Bagmane / CV Raman Nagar30.1 km🚗 Road154 min
- Yeshwanthpur / WTC / Peenya31.3 km🚗 Road160 min
- MG Road / CBD32.3 km🚗 Road164 min
Model estimate: road ≈ 17 km/h at peak; metro adds walk/auto to the station and ~2.2 min a stop. Test it once at 9 am before you book.
Score breakdown
The AlphaScore is an analytical project score — not a price check and not a legal clearance. Weights shown in brackets.
Asking price against what similar homes in the area are worth
Delivery record, RERA compliance and disputes
Connectivity, jobs, schools and daily needs
How quickly and well it would sell later
Layout, amenities, maintenance and water
Rental income and expected price growth
What it costs you every month
Smallest unit (₹97 L), 75% loan at 8.5% for 20 years.
- EMI₹63,134
- Maintenance₹2,996
- Property tax₹647
Estimates: maintenance ≈ ₹4/sqft/month, property tax ≈ 0.08% of value a year. Your bank's rate and the builder's maintenance figure will change these.
Can I afford it?
For a ₹97 L home, 20-year loan.
EMI under 35% of income — healthy. If rates rise 2%, EMI becomes ₹72,632 (29% of income).You're short ₹8.1 L in upfront cash (banks lend at most 75%).
Illustration: 5 years at the area's trend
A what-if, not a forecast: the starting price grown at Devanahalli's estimated trend of 16.3% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3% a year — roughly ₹24,250 a month on a ₹97 L home.
Questions to ask the sales team
Built from what's still unknown about this project. Ask them in writing — keep the answers.
- 1What is the RERA registration number for the tower/phase I'm buying in?
- 2What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 3What possession date is committed in the RERA registration and the sale agreement?
- 4Our data shows the price is about 25% above fair value — what discount or payment-plan benefit can you offer?
- 5What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 6Which banks have approved this project for home loans?
- 7Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
Brigade Orchards: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Brigade Orchards?
Brigade Orchards starts at ₹97 L (1, 2, 3, 3.5 BHK), according to Brigade Enterprises's own website, checked on 8 Oct 2026. GST, stamp duty and registration add about ₹12 L on top.
Where is Brigade Orchards located?
Brigade Orchards is in Devanahalli, in the Devanahalli area of North Bengaluru, about 27.68 km (straight line) from Krishnarajapura metro station.
What is the RERA number of Brigade Orchards?
Brigade Orchards is registered with Karnataka RERA under PRM/KA/RERA/1250/303/PR/040326/008505 · PRM/KA/RERA/1250/303/PR/280225/007530. Confirm it on rera.karnataka.gov.in before paying.
When is possession of Brigade Orchards?
Possession of Brigade Orchards is Not stated by the developer — check RERA. Compare it with the date in your agreement.
What home sizes does Brigade Orchards offer?
Brigade Orchards offers 1, 2, 3, 3.5 BHK, sized 749–2,365 sqft super built-up · 449–1,512 carpet (per Brigade Enterprises, 8 Oct 2026).
Who is the developer of Brigade Orchards?
Brigade Orchards is by Brigade Enterprises, which AlphaDesk rates "Highly trusted" (89/100) on its delivery and RERA record.
Is Brigade Orchards a good buy?
AlphaDesk gives Brigade Orchards a project score of 72/100 (B+) on location, builder record, resale and living comfort. That is an analysis, not a legal clearance — check the title, approvals and your unit's cost sheet before paying.
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Scores use AlphaDesk market reference data reviewed July 2026 and analyst assessments; prices change, so confirm the current price list with the builder. Guidance only, not legal or financial advice.