Indicative price by configuration
| Configuration | Indicative super built-up | Indicative price from |
|---|---|---|
| 1 BHK | ~660 sq ft | ~₹71 lakh |
| 2 BHK | ~825 – 1,150 sq ft | ~₹1.10 – 1.30 Cr |
| 3 BHK | ~1,450 – 1,770 sq ft | ~₹1.60 Cr |
These are indicative pre-launch basic prices, and no official Prestige cost sheet has been issued yet. The all-in cost adds covered car parking, clubhouse contribution, floor-rise and facing premiums, GST, statutory deposits, and registration. The implied basic rate reconciles at approximately ₹10,750 per square foot: 660 sq ft at ₹10,750 is ₹70.95 lakh, which is exactly the ₹71 lakh entry ticket quoted for the 1 BHK, and ₹1.60 crore at the same rate implies about 1,488 sq ft, inside the 3 BHK band. The earlier ₹9,000 figure circulated on the corridor never reconciled with those tickets. Floor-rise, facing and unit-specific premiums move the effective rate within a narrow band around it. When budget pressure is the real filter, Poulomi Florique helps keep the same-city shortlist focused on total payable cost, payment milestones, interiors, and the buffer a buyer should keep aside.
Market context - Kanakapura Road pricing
Kanakapura Road's pricing has moved up strongly. Corridor flat rates changed by roughly 23.4% in the past year on 99acres data, and the corridor now spans a wide band by sub-locality and product grade.
| Metric | Value |
|---|---|
| Corridor average transaction rate | ~₹7,178 per sq ft |
| Corridor flat range | ₹8,250 – 13,800 per sq ft |
| Corridor weighted average (premium-skew) | ~₹10,350 per sq ft |
| 1-year flat-rate change | +23.4% |
| Vajarahalli (560062) apartment average | ~₹10,800 per sq ft |
| Annual land appreciation | 10 – 15% |
| Kaggalipura gated 5-year appreciation | 60 – 90% |
Corridor comparables
| Project | Developer | Indicative rate / price |
|---|---|---|
| Prestige Falcon City Luxe | Prestige | ~₹14,000/sq ft pre-launch; 2 BHK ₹1.2 Cr to 4 BHK ₹3.5 Cr |
| Nambiar Kanakapura Road | Nambiar | ~₹9,500 – 12,500/sq ft; 1 BHK from ~₹65 lakh |
| Puravankara High Crest | Puravankara | ~₹13,900/sq ft (Q1 2026) |
Prestige Forest Edge's ~₹10,750 per square foot quoted basic rate lands almost exactly on the Vajarahalli apartment average of about ₹10,800 per square foot — the same 560062 micro-market — which benchmarks it as an at-market rate rather than a premium one, and a clear step under the Konanakunte-prime Prestige Falcon City Luxe (~₹14,000) and Puravankara High Crest (~₹13,900). This is consistent with Forest Edge's positioning: a 1-3 BHK product with a smaller average ticket and a broader buyer base, pitched as the accessible Prestige entry point on the corridor rather than its premium flag. For a buyer, the implication is that the pricing is defensible against local comparables rather than cheap — the return case rests on the corridor's continued re-rating and on the project de-risking through construction, not on an entry discount.
All-in cost build-up (illustrative)
The all-in cost of a Prestige Forest Edge apartment is the basic price plus the standard additions. The illustration below uses a representative 2 BHK at approximately 1,000 square feet and the ₹10,750 per square foot basic rate quoted in July 2026; the same structure applies across configurations with the figures scaling to the unit's area and rate.
| Component | Basis | Illustrative amount |
|---|---|---|
| Basic price | ~1,000 sq ft × ₹10,750 | ₹1,07,50,000 |
| Floor-rise / facing premium | Varies by floor and orientation | ₹3,00,000 – 6,00,000 |
| Covered car parking | Per allocation | ₹4,00,000 – 6,00,000 |
| Clubhouse contribution | One-time | ₹2,00,000 – 3,00,000 |
| Total consideration (excl. GST) | ~₹1.17 – 1.23 Cr | |
| GST @ 5% | On consideration | ₹5,82,500 – 6,12,500 |
| Amount including GST | ~₹1.22 – 1.29 Cr | |
| Legal & documentation | One-time | ₹50,000 – 75,000 |
| Maintenance (advance) + corpus / sinking fund | One-time | ₹2,00,000 – 3,00,000 |
| Indicative all-in cost | ~₹1.25 – 1.32 Cr |
The illustration is for guidance only. The exact basic rate, floor-rise schedule, parking charge, clubhouse contribution, and statutory amounts are set out in the formal cost sheet at launch.
Items excluded from the cost sheet
The following are payable separately and are not included in the consideration figures above:
- Stamp duty: 5% of the sale-deed value in Karnataka
- Registration charges: 1% of the sale-deed value
- E-stamp / agreement stamp paper: payable at agreement stage
- BWSSB / BESCOM connection deposits: payable to the utilities at registration
- TDS at 1% under Section 194-IA of the Income Tax Act, deducted by the buyer on each instalment for sale values above ₹50 lakh
- Interior fit-out / furnishing: typically ₹4 – 12 lakh depending on configuration and specification
As a rule of thumb, add roughly 7-9% of the consideration (stamp duty, registration, deposits) plus the buyer's furnishing budget to the cost-sheet all-in figure to reach the true move-in cost.
Payment plan
Prestige Forest Edge will offer a construction-linked payment plan (CLP) at launch — the standard structure for a project at this stage. A CLP spreads the buyer's cash outflow across the construction cycle (roughly four to five years to the indicative ~2030 completion) rather than front-loading it at booking, and it aligns with the disbursement schedule of a home loan.
| Stage | Indicative share |
|---|---|
| Booking / EOI conversion | ~10% |
| Agreement execution (post-RERA) | ~10% |
| Foundation and basement milestones | ~10 – 15% |
| Superstructure — floor-slab milestones | ~40 – 50% (staged) |
| Finishing — flooring, doors, windows | ~10 – 15% |
| On registration / possession | ~5 – 10% |
The exact milestone schedule and percentages are confirmed in the agreement at launch. For loan-funded buyers, the CLP is advantageous because each construction-milestone call is matched by a bank disbursement, minimising the buyer's interim interest cost.
Home loan EMI guidance
Indicative EMIs at current 2026 home-loan rates (approximately 8.5% to 9.0% per annum, 20-year tenure):
| Loan amount | EMI @ 8.5% | EMI @ 9.0% |
|---|---|---|
| ₹55 lakh (for a 1 BHK) | ₹47,700 | ₹49,500 |
| ₹85 lakh (for a 2 BHK) | ₹73,700 | ₹76,500 |
| ₹1.20 Cr (for a 3 BHK) | ₹1,04,100 | ₹1,07,900 |
Most banks fund up to 75-80% of the consideration value (excluding GST), with the buyer covering the balance across the construction phase. A buyer taking an ₹85 lakh loan against a 2 BHK will have an EMI in the ₹73,700 – ₹76,500 range; with post-handover maintenance, the steady-state outflow lands around ₹78,000 – ₹82,000, implying a combined household income of roughly ₹2.6 – 2.8 lakh per month under standard affordability ratios.
Rental yield analysis
For investors evaluating Prestige Forest Edge as a rental asset, the corridor's gross-yield band for apartments runs roughly 2.5-3.5%. The 1 BHK and compact 2 BHK are the strongest rental configurations — lowest ticket, broadest tenant base, and best located for the young-professional tenant pool that the metro and NICE Road connectivity attract.
| Configuration | Indicative all-in | Indicative monthly rent (post-possession) | Gross yield |
|---|---|---|---|
| 1 BHK | ~₹78 – 82 lakh | ₹18,000 – 22,000 | ~2.8 – 3.2% |
| 2 BHK | ~₹1.25 – 1.35 Cr | ₹26,000 – 32,000 | ~2.3 – 3.1% |
| 3 BHK | ~₹1.70 – 1.85 Cr | ₹38,000 – 45,000 | ~2.7 – 3.1% |
The yields above are post-possession steady-state estimates and assume the corridor's continuing metro-led re-rating. They sit within the Bengaluru gross-yield band for apartments, with the 1 BHK at the upper end; the 2 BHK's wider spread reflects how much parking, clubhouse contribution and GST add to a larger ticket once the ₹10,750 basic rate is loaded in. Post-tax net yields, after standard deductions, vacancy, and society outflow, land roughly 1 percentage point below the gross figures — competitive against fixed-income alternatives on a risk-adjusted basis, with the additional upside of capital appreciation.
Capital appreciation - the forward view
The Kanakapura Road corridor has compounded apartment prices strongly, with corridor rates up roughly 23.4% in the past year and about 89% over five years on 99acres data, and the Kaggalipura belt delivering 60-90% over the same five-year window. The forward re-rating drivers for a Forest Edge buyer are:
- Metro maturation — deepening feeder integration to the operational Green Line stations widens each station's catchment, lifting comparables.
- NICE Road capacity — any expansion strengthens the corridor's role as a daily-commute artery to Electronic City and Mysore Road.
- South-corridor office absorption — continuing tenancy absorption in the Bannerghatta Road and Electronic City clusters raises the corridor's daytime employment density.
- Construction-to-possession uplift — the standard premium as the project de-risks from pre-launch through construction to a completed, occupied community.
For a buyer entering at the pre-launch stage on a listed-developer product, the combination of the corridor's established appreciation trajectory and the project-level de-risking through the build is the core capital-appreciation thesis — the conservative case captures the corridor's mid-cycle re-rating, the upside case assumes accelerated metro and road maturation.
Investor and buyer profiles
Prestige Forest Edge works well for several profiles:
End-user couples and families in South Bengaluru. Households working in Electronic City, the Bannerghatta cluster, J.P. Nagar, BTM, or Bommanahalli get a Grade-A Prestige home on a metro corridor with the NICE Road link as commute redundancy. Rent-versus-buy math favours ownership for households planning to stay in Bengaluru beyond five to seven years.
1 BHK / 2 BHK rental investors. The compact configurations on a metro corridor are the project's strongest rental plays — the lowest ticket, the broadest tenant base, and the best alignment with the corridor's young-professional demand.
Mid-horizon investors (5-10 year hold). Investors who hold through the corridor's metro-maturation and the project's construction-to-possession cycle capture both the corridor re-rating and the project de-risking. The CLP reduces the upfront capital lock-in.
The project is less optimal for short-horizon flippers (sub-3-year hold), since the construction timeline absorbs most of the near-term appreciation, and for buyers with daily Whitefield or ORR-north commutes, where eastern-corridor addresses offer better drive economics. The full verdict by buyer type is on the reviews page.
Booking and reservation
The project is at the EOI / pre-booking stage. The booking process at launch will be:
- Expression of Interest (EOI) with the indicated booking amount
- Conversion to a formal booking on Karnataka RERA registration
- Sale-agreement execution at the agreement milestone
- Construction-linked instalments thereafter
Buyers should move from EOI to a paid booking only after verifying the issued Karnataka RERA registration number. To receive the indicative cost sheet, configuration-specific pricing, and payment-plan detail, and to register an EOI, submit an enquiry on the contact page. All figures on this page are indicative pre-launch estimates; the formal cost sheet is issued at launch with the RERA registration.
Prestige Forest Edge Price Movement & Market Pulse — July 2026
Rate movement. The pre-launch basic rate circulating through channel partners has moved from the ₹9,000 per square foot band quoted earlier in the cycle to approximately ₹10,750 per square foot as of July 2026, reported as held until 5 October 2026. Treat both the rate and that expiry as reported broker guidance rather than developer-published pricing — no official Prestige cost sheet exists for Forest Edge yet. What makes ₹10,750 the credible working number is arithmetic: 660 sq ft at ₹10,750 is ₹70.95 lakh, which reconciles the ₹71 lakh entry ticket that the ₹9,000 rate never did.
Corridor. Per 99acres' 2026 property-rates data for Kanakapura Road, the corridor average sits at about ₹7,178 per square foot, up 23.4% over one year and roughly 89% over five — one of South Bengaluru's fastest-appreciating corridors. Closer in, Puravankara's 2026 corridor note on Vajarahalli, the same 560062 pincode, puts apartment averages at about ₹10,800 per square foot super built-up, which places Forest Edge's quoted rate at market rather than above it.
Developer. Prestige Estates closed FY26 with record pre-sales of ₹30,024 crore, up 76% year on year, and net profit more than doubling to ₹1,195.5 crore; it has since guided to ₹35,000-36,000 crore of FY27 pre-sales on a launch pipeline of roughly ₹58,000 crore across Bengaluru, MMR and NCR. Forest Edge sits inside that FY27 launch wave — the most concrete reason to expect its formal launch and RERA registration in this cycle.
Prestige Forest Edge price FAQ
Common questions on the price, the rate per square foot, the charges over the basic price, rental yield, and how Forest Edge compares on the corridor.
What is the price of Prestige Forest Edge?
Indicative pre-launch pricing starts from approximately Rs 71 lakh for a 1 BHK, with 2 BHK homes from roughly Rs 1.10-1.30 crore and 3 BHK homes from approximately Rs 1.60 crore. The basic rate quoted by channel partners as of July 2026 is around Rs 10,750 per square foot, up from the Rs 9,000 band circulated earlier. The formal cost sheet is issued at launch.
What is the price per square foot at Prestige Forest Edge?
The pre-launch basic rate quoted by channel partners as of July 2026 is approximately Rs 10,750 per square foot, with floor-rise, facing and unit-specific premiums moving the effective rate within a narrow band around it. That is level with the Vajarahalli (560062) apartment average of about Rs 10,800 and below the corridor's Rs 13,900-14,000 premium launches.
What charges are over and above the basic price?
The all-in cost adds covered car parking, clubhouse contribution, floor-rise and facing premiums, and GST at 5%. Stamp duty (5% in Karnataka), registration (1%), utility deposits, and a 1% TDS on values above Rs 50 lakh are payable separately, plus the buyer's interior fit-out budget.
What rental yield can I expect at Prestige Forest Edge?
Post-possession gross yields are estimated in the 2.3-3.4% range across configurations, within the Bengaluru apartment band, with the 1 BHK at the upper end given the metro-corridor location, the low ticket, and the broad tenant base.
How does the price compare to other Kanakapura Road projects?
At the Rs 10,750 per square foot basic quoted in July 2026, Forest Edge prices level with the Vajarahalli micro-market average of about Rs 10,800 and a clear step under the Konanakunte-prime Prestige Falcon City Luxe (around Rs 14,000 per square foot) and Puravankara High Crest (around Rs 13,900). It is positioned as the accessible Prestige entry point on the corridor.
Request the Prestige Forest Edge cost sheet
Submit an enquiry for the indicative cost sheet, the configuration-specific pricing, and the construction-linked payment plan, and to register an EOI for early-stage pricing on Kanakapura Road.
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