Market Context
Budigere Cross apartment pricing
The Budigere Cross / Old Madras Road / Bandapura micro-market sits in the East Bengaluru premium-emerging band. As of the most recent measurement period: average approximately Rs 12,500/sqft carpet; typical band Rs 8,600 – 12,200/sqft carpet; full range Rs 6,000 – 15,000/sqft carpet; YoY appreciation approximately 23.2% in the recent annual measurement. Kalyani Kanakapura Road is useful for the affordability lens because the real decision usually comes down to all-in cost, payment schedule, floor preference, and how much contingency the buyer keeps aside.
The positioning is deliberate: ZOLAAH is not targeting the mid-premium price-sensitive buyer, it is positioning against the upper-premium boutique segment.
Configuration Pricing
Per-config pricing
| Configuration | Carpet (RERA) | Saleable | Tower | Price Range | Rs/sqft saleable |
|---|---|---|---|---|---|
| 3 BHK Type 2 | 1,239 sqft | 2,025 sqft | Tower B | Rs 2.15 – 2.30 Cr | ~10,617–11,358 |
| 3 BHK Type 1 | 1,433 sqft | 2,210 sqft | Tower B | Rs 2.35 – 2.45 Cr | ~10,633–11,086 |
| 3 BHK + Maid's Room | 1,442 sqft | 2,510 sqft | Tower A + maid's | Rs 2.65 – 2.75 Cr | ~10,558–10,956 |
| 4 BHK + Maid's Room | 1,808 sqft | 2,905 sqft | Tower A + maid's | Rs 3.05 – 3.20 Cr | ~10,499–11,015 |
| 5 BHK | 3,233 sqft | - | Tower A, 33rd floor | On request | - |
Per-sqft band is consistent across configurations - ZOLAAH prices on unit economics rather than variable margins. Within each config, price range reflects floor-rise (higher floors carry a premium) and view-orientation differentials. On registered carpet area the same prices work out to roughly Rs 16,400 to Rs 19,100 per sqft. All prices are indicative until the unit-specific cost sheet is issued. Before treating any quoted number as affordable, Gran County Address helps keep the Bengaluru shortlist tied to total commitment rather than the cleanest-looking base price.
All-In Cost
3 BHK 2,025 sqft all-in
The base price is only the first line of the cost sheet.
| Cost item | Rate | Amount |
|---|---|---|
| Base price (entry-floor 3 BHK Type 2) | - | Rs 21,500,000 |
| Stamp duty | 5% | Rs 10,75,000 |
| Registration | 2% | Rs 4,30,000 |
| Cess / surcharge | ~0.5% | Rs 1,07,500 |
| GST (under-construction) | 5% | Rs 10,75,000 |
| Legal / documentation | flat | ~Rs 75,000 – 1,00,000 |
| Maintenance deposit (2-year typical) | indicative | ~Rs 1,50,000 – 2,00,000 |
| All-in (excluding fit-out) | - | ~Rs 2.50 – 2.51 Cr |
| Fit-out estimate (optional) | - | Rs 15,00,000 – 25,00,000 |
| All-in (including fit-out) | - | ~Rs 2.65 – 2.76 Cr |
Approximately a 16-17% uplift over the base on the all-in-excluding-fit-out figure, and 23-28% on the fit-in-inclusive figure. Fit-out is buyer-discretionary.
4 BHK All-In
4 BHK 2,905 sqft all-in
| Cost item | Rate | Amount |
|---|---|---|
| Base price (entry-floor 4 BHK with maid's room) | - | Rs 30,500,000 |
| Stamp duty | 5% | Rs 15,25,000 |
| Registration | 2% | Rs 6,10,000 |
| Cess / surcharge | ~0.5% | Rs 1,52,500 |
| GST (under-construction) | 5% | Rs 15,25,000 |
| Legal / documentation | flat | ~Rs 1,00,000 |
| Maintenance deposit | indicative | ~Rs 2,50,000 |
| All-in (excluding fit-out) | - | ~Rs 3.55 – 3.57 Cr |
| Fit-out estimate | - | Rs 25,00,000 – 40,00,000 |
| All-in (including fit-out) | - | ~Rs 3.80 – 3.97 Cr |
Payment Plans
Payment plan options
Premium-segment projects in Bengaluru typically offer three payment-plan variants. Confirm specifics with sales:
- Construction-Linked Plan (CLP). The buyer-protective default. Payment milestones tied to verified construction progress - typically 10% at booking, then 10-15% per slab cast, with the final 5-10% at possession. Karnataka RERA escrow ensures funds release against tracked milestones.
- Possession-Linked Plan (PLP). Higher discount but skewed payment toward possession. Lower interim buyer protection - used by buyers with significant own-funds or who expect to refinance closer to possession.
- Flexi / Down-Payment Plan. Higher upfront (typically 70-90% at booking) for a meaningful discount. Suits buyers liquidating an existing property for the new purchase.
The CLP variant is the most common and recommended for first-time buyers in the premium segment.
Home Loan
Home-loan EMI guidance
Indicative EMIs at the prevailing rate range. Assumes 8.5% interest, 20-year tenure, 80% LTV:
| Configuration | Base price | Loan | Approx EMI / month |
|---|---|---|---|
| 3 BHK Type 2 (2,025 sqft) | Rs 2.15 Cr | Rs 1.72 Cr | ~Rs 1,49,000 |
| 3 BHK Type 1 (2,210 sqft) | Rs 2.35 Cr | Rs 1.88 Cr | ~Rs 1,63,000 |
| 3 BHK + maid's room (2,510 sqft) | Rs 2.65 Cr | Rs 2.12 Cr | ~Rs 1,84,000 |
| 4 BHK + maid's room (2,905 sqft) | Rs 3.05 Cr | Rs 2.44 Cr | ~Rs 2,12,000 |
Banks typically lend in the 8.3 – 9.0% band for premium-residential loans. Pre-EMI (interest-only on the disbursed portion) applies during construction through to possession in December 2031.
Rental Yield
Rental yield analysis
Budigere Cross / Whitefield-East rental market context for the premium 3 BHK profile:
| Yield assumption | Monthly rent | Annual rent |
|---|---|---|
| Conservative (3.0%) | ~Rs 54,000 – 61,000 | Rs 6.45 – 7.35 L |
| Moderate (3.75%) | ~Rs 67,000 – 77,000 | Rs 8.06 – 9.18 L |
| Optimistic (4.5%) | ~Rs 81,000 – 92,000 | Rs 9.67 – 11.02 L |
Premium 3 BHK monthly rent in Budigere Cross / Whitefield East currently commands Rs 75,000 to Rs 1,00,000+ for well-located premium product - supportive of the moderate-to-optimistic case at ZOLAAH given the upper-premium specification and the no-common-walls / 3.3-metre ceiling differentiators.
Comparables
vs. Budigere Cross peers
| Project | Configs | Saleable range | Price band | Tier |
|---|---|---|---|---|
| Houze of Jindal ZOLAAH | 3 / 4 / 5 BHK | 2,025 – 2,905 sqft | Rs 2.15 – 3.20 Cr | Upper-premium |
| Brigade Calista | 1 / 2 / 3 BHK | smaller | Rs 1.3 – 2.09 Cr | Premium (legacy brand) |
| Bren Aspera | 3 BHK | 1,563 – 1,682 sqft | Rs 1.33 – 1.93 Cr | Mid-premium |
| Sattva Bliss | 1 / 2 / 3 BHK | varies | Rs 48.73 – 95.26 L | Mid |
| Sattva Songbird | 2 / 3 BHK | 1,268 – 1,813 sqft | Rs 67 L+ | Mid |
ZOLAAH is decisively above the comparable supply on price. Justifications visible in the side-by-side: larger floor-plate (2,025 sqft 3 BHK vs the 1,500-1,800 norm), maid's rooms on the Tower A 3 and 4 BHK, 3.3-metre ceilings, and the upper-premium specification stack. The relevant question for a buyer is whether those differences justify the 30-50% price premium over the mid-premium peer set.
Houze of Jindal Zolaah Price FAQs
What is the starting price for Houze of Jindal ZOLAAH?
Rs 2.15 Cr for the entry 3 BHK Type 2 (1,239 sqft carpet, 2,025 sqft saleable, Tower B). The full price band runs to Rs 3.20 Cr for the 4 BHK signature residence (1,808 sqft carpet, 2,905 sqft saleable, Tower A with maid's room).
What additional charges apply beyond the base price?
Karnataka stamp duty 5%, registration 2% (raised from 1% on 31 August 2025), cess / surcharge ~0.5%, GST on under-construction 5%, legal / documentation, and advance maintenance deposit. Aggregate ~16-17% above the base for the all-in-excluding-fit-out figure.
What is the price per square foot at ZOLAAH?
Approximately Rs 10,500 to Rs 11,400 per saleable sqft across the four principal layouts, or about Rs 16,400 to Rs 19,100 per sqft of registered carpet area. The band is consistent - ZOLAAH prices on unit economics rather than variable margins.
Is the price negotiable?
New launches in the premium segment typically have limited base-price flexibility. Negotiation surface usually appears on floor-allocation, fit-out package inclusions, and payment-plan terms - not on the headline rate.
How does ZOLAAH compare in price to Brigade Calista and Bren Aspera?
ZOLAAH is in the upper-premium band - Brigade Calista (Rs 1.3 to 2.09 Cr) and Bren Aspera (Rs 1.33 to 1.93 Cr) are in the mid-premium / premium band. The difference reflects floor-plate size, specification stack and brand positioning rather than just locality.
What is the home-loan EMI on the entry 3 BHK?
At 8.5% interest, 20-year tenure and 80% LTV (Rs 1.72 Cr loan), the indicative EMI is approximately Rs 1,49,000 per month. Actual EMI depends on the bank, sanction terms and prevailing rate.