Adarsh Palm Retreat Mayberry in Bellandur: A Resale Buyer's Guide (October 2026)
A Bangalore builder since 1988, Adarsh Developers finished Adarsh Palm Retreat Mayberry as one more phase of its large Palm Retreat community in Bellandur. Families began moving in during December 2024. Because the project is now sold out, anyone who wants a flat there deals with a current owner, and this article is written for that kind of buyer.
Builder and Registration
Adarsh Developers has delivered villas, plotted layouts and apartments, and is strongest in Bellandur, on Sarjapur Road and in northern Bangalore. Mayberry is the third phase of Palm Retreat, among its best-known addresses.
The project occupies 3 acres on Doddakannelli Road, pincode 560035. In all, 186 apartments are spread over six towers of 13 floors, and each is a two-bedroom or three-bedroom home. The promoter is Akarsh Residence Private Limited, and the state RERA entry, issued on 7 December 2017, is numbered PRM/KA/RERA/1251/310/PR/171207/002367. Anyone can look it up on the portal.
Choosing a Layout
Mayberry has six floor plans, with sizes counted as built-up. Two-bedroom buyers choose between roughly 1,355 and 1,230 sq ft. The four three-bedroom plans range from about 1,630 to 1,850 sq ft, with two more in between at 1,695 and 1,765.
Smaller plans keep the budget lower, and the largest three-bedroom plan is the roomiest. Those 3 BHK variants differ mostly in living space, balcony size or an added utility room. Before deciding, ask the owner for the flat's sanctioned plan, because it lists the carpet area too.
What Daily Life Looks Like
Bellandur is a popular choice with employees of the ORR technology campuses, and Sarjapur Road and Marathahalli are minutes away. Electronic City can be reached by road via the ring road network. Earlier Palm Retreat phases have been lived in for years, so the neighbourhood around the gate is established, with lit private lanes inside.
A rush-hour drive to work tells a buyer more than any brochure, because the ORR is notoriously congested. See the Bellandur page for more about the area.
At the heart of the amenities are the clubhouse, which has a gym and health club, and the swimming pool. Other features include tracks for jogging and skating, a play zone for children, sports courts, a room for indoor games, an activity area and a multipurpose hall. Landscaped gardens and some retail space complete the offer. Because the project is new, check which facilities actually work and how the earlier phases share them.
Resale Pricing and Costs
With no builder inventory, sellers set the prices, guided by resale rates in Bellandur. A higher floor, a better facing, a good tower position or ready interiors all raise the ask. A completed flat with an occupancy certificate is outside GST.
Other costs to plan for are:
- Stamp duty at 5% plus surcharges in Karnataka, for homes above Rs. 45 Lakhs
- Registration at 2% of property value
- Any transfer fee the association asks for
- Fees for a lawyer to examine title and draft the sale deed
- Unpaid maintenance, which belongs to the seller
A loan buyer should run numbers on the EMI calculator and seek an early sanction. The bank's own valuation then sets a ceiling that supports negotiation.
Papers to Ask the Seller For
A buyer in a resale is really buying a clean chain of paperwork. The file should contain:
- The occupancy certificate, to show lawful occupation
- The registered deed of sale, along with the first agreement with Adarsh
- A current khata and property tax receipt that carry the seller's name
- An encumbrance certificate from the date of purchase
- A no-dues letter issued by the owners' association
- Closure paperwork or bank consent, for a mortgaged flat
Before Handing Over a Token
This sequence helps.
- Verify the RERA entry against the tower on the state portal
- Obtain the sanctioned plan and note carpet and built-up areas
- Learn where the allotted car parking is
- Compare with two or three recent prices of a similar layout
- Give the title papers to a lawyer first
- Go at peak hour and test the gate, lifts and commute
Mayberry flats come up for sale now and then. Compare the options available today before settling, and keep a property lawyer involved throughout.
