📍 Area photo · Thanisandra© KshitizBathwal / Skyscape Photography · CC BY-SA 4.0Lodha Mirabelle
by Lodha (Macrotech Developers) · Manyata Business Park, Nagavara · 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 5 of 6 factors · #172 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
- ● Unit sizes aren't published, so the true ₹/sqft can't be judged yet — ask for the official cost sheet.
- ● Possession is about 30 months away — factor in rent and delay risk.
- ● Lodha (Macrotech Developers) is not yet rated by AlphaDesk — check its RERA history before booking.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Baiyappanahalli (Purple) — 7.12 km, a drive away. Nagawara on the Pink line (1.52 km) is still under construction.✕ Doesn't hold
- “Best price / launch offer”Unit sizes aren't published, so the true ₹/sqft can't be judged yet — ask for the cost sheet.? Verify
- “Possession soon”No committed date is public — check the RERA registration for the promised date.? Verify
- “Great investment, high appreciation”Likely ~6.4% a year (steady) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.36 Cr in 5 years.? Verify
- “24×7 water, premium living”In Thanisandra, mixed Cauvery + borewell supply is common; flood risk is low. Ask residents of nearby buildings about summer water.? Verify
- “Trusted developer”Lodha (Macrotech Developers) isn't rated by AlphaDesk yet — check its past projects and complaints on rera.karnataka.gov.in.? Verify
- “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?
Unit sizes aren't published, so this ₹/sqft is an estimate and the comparison below is only a rough guide. Get the official cost sheet before judging the price.
Green = fair price range
On a typical 1,550 sqft unit, closing at our target saves about ₹3.8 L.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹5.4 L / ₹11 L / ₹21 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 ₹1.6 Cr (₹1.8 Cr in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Thanisandra'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.
What taxes add to the listed price
GST, stamp duty, cess and registration on the developer's advertised starting price of ₹1.6 Cr. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GST @ 5% on the home price+₹8 L
- Stamp duty @ 5%+₹8 L
- Cess (10% of duty)+₹80,000
- Surcharge (2% of duty)+₹16,000
- Registration fee @ 2%+₹3.2 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.
- Manyata Tech Park1.5 km🚗 Road12 min
- Bagmane / CV Raman Nagar8.6 km🚗 Road47 min
- MG Road / CBD9 km🚗 Road50 min
- Yeshwanthpur / WTC / Peenya10.8 km🚗 Road58 min
- Embassy Golf Links / Domlur10.9 km🚗 Road59 min
- Whitefield / ITPL13.3 km🚗 Road71 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. Left out for lack of evidence: builder trust — the score is re-weighted over the rest, never filled with a guess.
Asking price against what similar homes in the area are worth
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 (₹1.6 Cr), 75% loan at 8.5% for 20 years.
- EMI₹1 L
- Maintenance₹6,200
- Property tax₹1,067
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 ₹1.6 Cr home, 20-year loan.
35–50% of income — doable but tight. If rates rise 2%, EMI becomes ₹1,19,806 (48% of income).You're short ₹13 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 Thanisandra's estimated trend of 11.5% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3.3% a year — roughly ₹44,000 a month on a ₹1.6 Cr 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?
- 2Please share the full cost sheet with carpet area, super built-up area and the loading %.
- 3What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 4What possession date is committed in the RERA registration and the sale agreement?
- 5Which projects has Lodha (Macrotech Developers) delivered in Bengaluru, and were they on time?
- 6What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 7Which banks have approved this project for home loans?
- 8Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
Lodha Mirabelle: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Lodha Mirabelle?
Lodha Mirabelle starts at ₹1.6 Cr (3 BHK + study, 4 BHK), according to Lodha (Macrotech Developers)'s own website, checked on 8 Oct 2026. GST, stamp duty and registration add about ₹20 L on top.
Where is Lodha Mirabelle located?
Lodha Mirabelle is in Manyata Business Park, Nagavara, in the Thanisandra area of North Bengaluru, about 7.12 km (straight line) from Baiyappanahalli metro station.
What is the RERA number of Lodha Mirabelle?
Lodha Mirabelle is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/131023/006321 · PRM/KA/RERA/1251/446/PR/230425/007688. Confirm it on rera.karnataka.gov.in before paying.
When is possession of Lodha Mirabelle?
Possession of Lodha Mirabelle is Not stated by the developer — check RERA. Compare it with the date in your agreement.
What home sizes does Lodha Mirabelle offer?
Lodha Mirabelle offers 3 BHK + study, 4 BHK (per Lodha (Macrotech Developers), 8 Oct 2026).
Who is the developer of Lodha Mirabelle?
Lodha Mirabelle is by Lodha (Macrotech Developers). AlphaDesk hasn't rated Lodha (Macrotech Developers)'s delivery record yet — check its past projects on the RERA portal.
Is Lodha Mirabelle a good buy?
AlphaDesk gives Lodha Mirabelle a project score of 74/100 (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.