DNR Reflection, Iblur Bellandur: Resale Homes Explained (2026)
Iblur Lake forms the frontage of DNR Reflection, a finished DNR Group community in East Bangalore's Bellandur. All of its apartments were sold by the developer, which makes every present-day purchase a resale from the current occupant or investor. The sections below go through location, home sizes, RERA data, resale expenses and the verification steps.
Things Buyers Often Get Wrong
Online ads sometimes tag the project as newly launched, and a few pin it to Bannerghatta Road. The reality is a lived-in complex in Iblur Village, Bellandur, on the Outer Ring Road side of the area. Work started in May 2015, and residents moved in from December 2018.
Scale and Layout
The plot measures 3.5 acres and holds 179 apartments in four towers, each rising twelve floors. The homes come as 3 BHK or 4 BHK. The bigger type has four bathrooms and about 3,230 square feet built-up, and carpet area averages near 1,650 sq ft across the project.
When you buy second-hand, rely on the carpet area and land share in that particular flat's sale deed and khata. The owner can produce them, and the first sale deed prints both.
Fit for Which Households
The project suits extended families who want space near employers on the Outer Ring Road, in HSR Layout or off Sarjapur Road. Finished lifts, corridors and flats can be inspected directly. The modest 179-home size gives a calmer atmosphere than the sprawling campuses next door.
Anyone with a limited budget or a 2 BHK in mind should widen the search within Bellandur. Flats of this size also come with larger monthly maintenance.
Reaching Work and Neighbouring Areas
Across from the lake, the postal address reads Green Glen Layout, Iblur Village, Bellandur, Bengaluru 560103, with Survey No. 33 and door number 833/33. Nearby is the Iblur junction, the crossing of Sarjapur Road and the ring road. West of that crossing is HSR Layout, with the office parks of Bellandur and Marathahalli to the north.
Few Bengaluru roads are slower at rush hour than this ring road stretch. Metro work for the Blue Line is under way on it, and a station is planned at Iblur. Do a trial run at your usual departure time.
In September 2022, sections of the road around Bellandur went under water in heavy rain. Existing owners are the best source on whether the basement and approach road stayed dry in earlier monsoons. A trip right after a shower reveals the street's drainage as well.
Money Matters on a Resale
With the developer's stock gone, there is no official rate in 2026. Owners quote according to floor, view, furnishing and condition. Look at recent registered deals in the complex and listings of similar finished projects in the neighbourhood.
Budget for the following additions:
- Stamp duty totalling 5.6% after adding cess and surcharge, on any price over Rs. 45 Lakhs
- Registration charge of 2%
- Buyer-deducted TDS of 1% on the sale price, deposited with the tax department for resident sellers
- Fee for transfer in the association's records, plus unpaid dues
- Charges to move the khata after registration
GST is not payable when a private seller disposes of a finished home. Banks also give loans on resale flats once their lawyers and valuers have reviewed the property.
Shared Facilities
All the facilities are built and open, so a visit can confirm each:
- Clubhouse with party area and hall for residents' events
- Adult and kids' swimming pools
- Gym, yoga room, and a spa that has a jacuzzi
- Courts for tennis, squash and basketball
- Games room with a billiards table and table tennis
- A library and gardens laid out with landscaping
- Walking and jogging path, with a play area for children
Because the community is small, every owner funds a larger part of maintenance than in a township. Request the accounts to see the monthly charge, sinking fund balance and planned major repairs.
RERA Details and Approvals
Promoter DNR Corporation Pvt Ltd holds Karnataka RERA registration PRM/KA/RERA/1251/446/PR/171014/000279, issued on 14 October 2017. The portal marks the project completed. The building plan has BBMP approval, and the land comes through a JDA signed on 30 October 2014.
That record applies to the entire scheme. Documents for the specific flat still need a lawyer's review ahead of signing the sale agreement.
About DNR Group
Most finished homes by DNR Group are in East Bangalore, in Whitefield, Koramangala, Mahadevapura and Bellandur itself. DNR Arista is the more recent completed project in Bellandur. A look at the two buildings shows how its work ages.
Verification Before Paying
In a resale the risk lies with the flat's papers and the building's state. Confirm each of these first:
- Seller's registered deed, with prior deeds where ownership changed hands
- Occupancy certificate at block level, and an e-Khata held by the seller
- Up-to-date encumbrance certificate, and release letter from the bank for any past loan
- Association no-dues letter together with latest property tax proof
- Number of car spaces mentioned in the deed
- Seepage, pipes and wiring inside the flat, inspected in person
- Basement, pumps, generators and lifts, including their record in torrential rain
Other homes around Bellandur deserve a look too. Even so, DNR Reflection resale flats should be viewed in person before deciding.
