📍 Area photo · Bagalur© Sameer2905 · CC BY-SA 4.0Purva Northern Lights
by Puravankara (Purva) · KIADB Aerospace Park, Bagalur · North Bengaluru
Project score only — not a price check or legal clearance.
Starting price from the developer's site, 9 Oct 2026. Not your unit's quote.
Scored on 6 of 6 factors · #222 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 38 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) — 23.78 km, a drive away. Airport City on the Blue line (1.75 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 by Dec 2029”Compare it with the completion date registered on K-RERA. This builder's public record reads as moderate delay risk — a qualitative read, not odds for this project.? Verify
- “Great investment, high appreciation”Likely ~8.1% a year (appreciating) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.48 Cr in 5 years.✓ Holds up
- “24×7 water, premium living”In Bagalur & Hennur–Bagalur Road, 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 83/100 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?
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 650 sqft unit, closing at our target saves about ₹1.8 L.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹2.4 L / ₹4.9 L / ₹9.7 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 ₹77 L (₹87 L in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Bagalur & Hennur–Bagalur Road'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 ₹77 L. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GST @ 5% on the home price+₹3.9 L
- Stamp duty @ 5%+₹3.9 L
- Cess (10% of duty)+₹38,500
- Surcharge (2% of duty)+₹7,700
- Registration fee @ 2%+₹1.5 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 Park2.1 km🚗 Road15 min
- Manyata Tech Park20 km🚗 Road104 min
- Whitefield / ITPL25.8 km🚗 Road133 min
- Bagmane / CV Raman Nagar26.1 km🚗 Road134 min
- Yeshwanthpur / WTC / Peenya27.1 km🚗 Road139 min
- MG Road / CBD28 km🚗 Road144 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 (₹77 L), 75% loan at 8.5% for 20 years.
- EMI₹50,117
- Maintenance₹2,600
- Property tax₹513
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 ₹77 L home, 20-year loan.
EMI under 35% of income — healthy. If rates rise 2%, EMI becomes ₹57,656 (23% of income).You're short ₹6.5 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 Bagalur & Hennur–Bagalur Road's estimated trend of 13.2% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 2.9% a year — roughly ₹18,608 a month on a ₹77 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?
- 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?
- 4Is Dec 2029 the RERA-committed date, and what delay compensation does the agreement promise?
- 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?
Purva Northern Lights: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Purva Northern Lights?
Purva Northern Lights starts at ₹77 L (1, 2, 3, 4 BHK), according to Puravankara (Purva)'s own website, checked on 9 Oct 2026. GST, stamp duty and registration add about ₹9.7 L on top.
Where is Purva Northern Lights located?
Purva Northern Lights is in KIADB Aerospace Park, Bagalur, in the Bagalur & Hennur–Bagalur Road area of North Bengaluru, about 23.78 km (straight line) from Krishnarajapura metro station.
What is the RERA number of Purva Northern Lights?
Purva Northern Lights is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/120326/008523. Confirm it on rera.karnataka.gov.in before paying.
When is possession of Purva Northern Lights?
Possession of Purva Northern Lights is Dec 2029. Compare it with the date in your agreement.
What home sizes does Purva Northern Lights offer?
Purva Northern Lights offers 1, 2, 3, 4 BHK (per Puravankara (Purva), 9 Oct 2026).
Who is the developer of Purva Northern Lights?
Purva Northern Lights is by Puravankara (Purva), which AlphaDesk rates "Reliable" (83/100) on its delivery and RERA record.
Is Purva Northern Lights a good buy?
AlphaDesk gives Purva Northern Lights a project score of 71/100 (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.