Sources checked 18 Oct 2026 Sources: the builder's page and RERA filings We take no commission or fee if you buy How we check projects
Three-tower community of 245 homes off Gundappa Road near Hebbal. Portal sizes differ from K-RERA carpet areas, which are used here.
Homes in this project
Price note: Housiey price sheet (last updated 3 Jul 2026), checked 18 Oct 2026: 3 BHK Rs 3.11-3.35 Cr and 4 BHK Rs 3.24-3.52 Cr, all-inclusive of GST and possession charges, stamp duty and registration extra; 2 BHK rows marked sold out. Builder page shows no prices.
Each price is marked with where it came from and, where the source says, what it includes. Unless marked all-inclusive, listed prices may leave out GST, stamp duty, registration, parking, club and maintenance charges. Ask the builder for the full cost in writing.
Prices on one scale
Each size's listed price range, on the same kind of scale as the area pages.
- 3 BHK ₹3.11 Cr – ₹3.35 Crlisting portal
- 4 BHK ₹3.24 Cr – ₹3.52 Crlisting portal
3 BHK4 BHKPrices may leave out GST and other charges
EMI from about ₹2,02,400 a month*
*An illustration, not a loan offer or financial advice: the largest loan RBI rules allow on the lowest listed price (75% of the price for loans above ₹75 lakh, 80% from ₹30 to 75 lakh, 90% up to ₹30 lakh), at an assumed 8.5% a year over 20 years. The rest of the price, stamp duty and registration come from your own money. Your bank's rate, fees and terms will differ. Work out your own EMI.
What you'll actually pay
The listed price plus GST and government charges. Builder charges such as parking and club fees aren't public, so they stay a gap to ask about.
- Listed price (listing portal · all-inclusive)
- ₹3.11 Cr
- GST
- Included, per the source
- Stamp duty and registration
- ₹23.6 L to ₹23.8 L
- Builder charges
- Some included, per the source: ask which
- Listed price (listing portal · all-inclusive)
- ₹3.24 Cr
- GST
- Included, per the source
- Stamp duty and registration
- ₹24.6 L to ₹24.8 L
- Builder charges
- Some included, per the source: ask which
- Floor rise and preferred location charges
- Car parking
- Club membership
- Maintenance deposit and corpus fund
- Legal and documentation fees
Karnataka rates on a first sale: stamp duty of 5% (2% up to ₹20 lakh, 3% up to ₹45 lakh), plus 10% additional duty and a 2% or 3% surcharge on the duty, and a 2% registration fee. Duty is charged on the higher of the price and the government's minimum value for the property, so it can come out higher. GST is 5% on a flat bought before its completion certificate, or 1% on an affordable one (up to ₹45 lakh, with carpet area within 60 sq m), and none once the certificate is issued. How these charges work. General information, not legal or tax advice: confirm the figures with the builder and the sub-registrar.
Is this price fair?
Two checks that cut through brochure maths: how much of the quoted area is inside your walls, and what each usable sq ft costs.
All in, the cheapest listed home here costs about ₹23,500 per carpet sq ft. That is 4% above the median of ₹22,600 across 7 other new projects within 5 km.
Carpet area is the usable floor area inside the flat's walls, as RERA defines it. Super built-up area adds a share of lobbies, stairs and other common areas, so the same flat looks cheaper per sq ft on super built-up. The comparison adds GST and government charges to every price, as in the block above, so prices that include different things line up; builder charges are still left out. It uses each project's lowest listed price and smallest size, and location, floor and finish all move prices, so treat it as a starting point.
Key facts
The Formist Mandala
- Promoter
- The Formist Group (Formist Realty Private Limited)
- RERA reg. no.
- PRM/KA/RERA/1251/309/PR/260825/008037
- Completion
- Mar 2030 (RERA date)
- Homes
- 2, 3, 4 BHK · 245 homes · 3 towers
- Check it
- Karnataka RERA website
As listed in our sources, checked 18 Oct 2026. Not an official document: check the registration on the RERA website before you pay.
5 mo
Handover in about 3 years 5 months.
Mar 2030 is the RERA date; completion dates can be extended.
| Handover | Mar 2030 (RERA date) |
|---|---|
| Status | New launch |
| RERA registration | PRM/KA/RERA/1251/309/PR/260825/008037 |
| Homes in project | 245 |
| Towers | 3 |
| Land | 4.8 acres |
| How sure we are | High: the builder's page and RERA filing data (what this means) |
Drive to major office hubs
- Kirloskar Business Park, Hebbal ~9 min typical · ~10 min at rush hour · 1.5 km by road
- Manyata Tech Park ~20 min typical · ~24 min at rush hour · 4.0 km by road
- World Trade Center and Brigade Gateway, Malleshwaram ~48 min typical · ~57 min at rush hour · 10.8 km by road
- MG Road and CBD ~52 min typical · ~62 min at rush hour · 12.8 km by road
- RMZ Infinity, Old Madras Road ~58 min typical · ~69 min at rush hour · 14.1 km by road
- Peenya Industrial Area ~66 min typical · ~78 min at rush hour · 16.9 km by road
- Bagmane Tech Park, CV Raman Nagar ~68 min typical · ~81 min at rush hour · 15.0 km by road
- Embassy GolfLinks ~70 min typical · ~83 min at rush hour · 16.3 km by road
Drive times start from OpenStreetMap road routes. Routing assumes empty roads, so we slow them down until the middle trip runs at the average and rush-hour speeds in the TomTom Traffic Index 2025. Treat them as a guide and try the drive at the hour you would commute.
How it compares with new projects nearby
Swipe the table to compare
| Project | From | Per sq ft | Possession | Away |
|---|---|---|---|---|
| The Formist Mandala (this one) | ₹3.11 Crlisting portal · all-inclusive | ₹21,800 carpet | Mar 2030 | – |
| Elara Celestia | ₹3.3 Crbuilder | ₹32,900 carpet | Mar 2030 | 2.4 km |
| Gardenia Residences | ₹1.43 Crlisting portal · all-inclusive | ₹15,900 carpet | Dec 2029 | ~2.5 km approx. |
| TVS Emerald Isle of Trees | On request | – | May 2028 | 2.6 km |
| Lodha Mirabelle | ₹3.15 Crbuilder | ₹25,400 carpet | Jun 2028 | 2.8 km |
| SNN Estates Felicity | On request | – | Dec 2028 | 3 km |
Lowest listed prices. Some include GST and charges and others don't, so check each project's price note. Per sq ft keeps carpet and super built-up (SBA) apart, so compare like with like.
Where these details come from
- theformistgroup.com: project page: 245 units, Hebbal, apartments 1,350-2,500 sq ft (area type not stated), 2 and 3 BHK floor plans, experience centre and model flat (checked 18 Oct 2026)
- rera.karnataka.gov.in RERA register: K-RERA project record (looked up by registration number): approved 26-08-2025, proposed completion 31-03-2030, 245 units of 2, 3 and 4 BHK, 3 towers, land 19,425 sq m, address, lat/lng, unit carpet areas (sq m converted to sq ft) (checked 18 Oct 2026)
- housiey.com listing portal: portal prices for 3 and 4 BHK (all-inclusive, last updated 2026-07-03), 2 BHK sold out, 10% construction progress (checked 18 Oct 2026)
Ask the builder for the current price sheet, and check the registration on the Karnataka RERA website before you book. How to check RERA. This page is general information, not legal, tax or financial advice.