Buying at Prestige Royale Gardens, Doddaballapur Road (October 2026 Guide)

Every one of the 1,696 flats at Prestige Royale Gardens has been sold, so buyers now deal with owners rather than the developer. Built by Prestige Group north of Yelahanka, the estate came up in three separately registered phases. This guide walks through the phases, the homes, the surroundings and a resale checklist.

Location Beyond Yelahanka New Town

The project is at Avalahalli, a short way past Yelahanka New Town. Heading north, the same road reaches Rajanukunte and then Doddaballapur. For a railway station, schools, hospitals and larger shops, Yelahanka is the nearest hub.

NH 44, the airport highway east of Yelahanka, links the area south to Hebbal and north to Kempegowda International Airport. The Namma Metro Blue Line along it is under construction. Residents rely on Doddaballapur Road for daily trips, so a peak-hour run to the office is a sensible test.

The address is convenient for jobs in Yelahanka itself, near the airport or in Doddaballapur's industrial area. Jobs in the CBD or the eastern IT corridors mean a long commute.

Phases and Registrations

The estate has 13 towers on 88,373 sq m, or roughly 21.8 acres, of land in Avalahalli Village (Yelahanka Hobli). Each has a basement, a stilt floor and 16 floors of homes. The registrations compare as follows:

Prestige Estates Projects Limited is the promoter, and each registration lists the land of the entire estate. Built-up footprint is about 16%, leaving 84% open. Phase 1 included the basement parking that serves all three phases.

Phases 1 and 2 were completed together; their completion certificate carries the date 2 June 2017, and the OC followed in July 2018. Phase 3 got under way in October 2016 and reached its OC in March 2020. Homes in Towers 7 and 8 are therefore some two years younger than those in the remaining eleven, and the seller's OC should match that phase's date.

Homes and Carpet Areas

There are four formats, the smallest a one-bedroom and the largest a three-bedroom. By registered carpet area:

• 427 to 529 sq ft for a one-bedroom (1 BHK)
• 903 to 923 sq ft for a two-bedroom (2 BHK)
• 982 to 1,008 sq ft for the 2.5 BHK
• Close to 1,262 sq ft for the three-bedroom (3 BHK)

Across the 13 towers the 2 BHK dominates, sold at roughly 1,304 sq ft saleable. Resale ads give saleable area, but the deed records carpet area. Getting the carpet number from every seller makes comparisons fair.

What Sets the Price

Developer sales are over, so each deal is negotiated with an individual owner. The tower, floor, outlook and state of the flat all affect the figure. Recent asking prices inside the estate give the clearest sense of the market.

On top of the price, 5.6% stamp duty and a 2% registration fee are charged on whichever is higher, sale value or guidance value. Try the EMI calculator for the instalment and cash needed upfront.

Clubhouse and Grounds

Facilities centre on the clubhouse and the open land around the towers:

• A clubhouse holding a gym, a games room and a hall for events
• A pool with spa and sauna
• Courts for badminton, basketball and tennis, plus table tennis
• A mini theatre and a library
• Gardens and a jogging track
• A kids' play area
• A cafeteria

Since the estate has been occupied from the first handovers, everything is in daily use. Visit at a weekend to judge the maintenance and how the association runs things.

Who Should Look Here

Ready homes on a big gated campus in North Bangalore appeal to first-home buyers, couples and smaller families. With 1 BHK to 3 BHK on offer, investors targeting Yelahanka tenants are also catered for. Plenty of flats means several resale listings at any time to weigh against each other.

Anyone wanting a fresh flat, a 4 BHK layout or quick access to central Bangalore should consider other options. Families with schoolchildren ought to check the morning drive from Avalahalli.

Documents and Inspection

Buying into a completed estate still means checking each paper individually. Whatever the phase, go through these:

• Verify the deed: tower and unit number, usable area and allotted parking
• Identify the phase from the tower and see that phase's OC
• Check khata, recent property tax receipts and utility bills held by the seller
• Get an encumbrance certificate covering the period since the seller bought
• Ask for any loan closure letter and the association's no-dues letter
• Inspect for damp, plumbing leaks and tired joinery in the older towers
• Find out the monthly maintenance rate and any one-off dues pending

All three project records are public on the Karnataka RERA website, complete with sanctioned plans and flat-wise lists. Reading them before the agreement saves surprises later.