Ramky Lumina, South Bangalore: Homes, Prices and RERA Status (October 2026)
Ramky Estates is completing Ramky Lumina, a project of six apartment towers and 729 homes over about 7 acres on South Bangalore's Hosa Road. Its flats, from 1 BHK to 3 BHK, begin at Rs. 77 Lakhs. Covered below: homes and cost, location, the project's past, the RERA record, build status and booking checks.
Suitable Buyers
The wide size range draws varied buyers. The 1 BHK, at less than Rs. 80 Lakhs, works for a first home or as a rental investment near Electronic City. Families with jobs in Electronic City, or along Sarjapur Road or Hosur Road, will look at the 2 BHK and 3 BHK options.
A 729-home campus is lively, with lifts, pools and parking shared. Anyone after a quiet, small community, or a flat bigger than roughly 1,533 sq ft, should look at other projects on this corridor.
Flat Sizes and Site Plan
The 7-acre plan has six towers with 14 floors apiece and keeps around 80% of the land open. The registration puts the land at 29,339 sq m, close to 7.25 acres. Four formats are on offer:
| Format | Approximate Built-up Area (sq ft) |
|---|---|
| 1 BHK | 625 |
| 2 BHK | 1,040 |
| 3 BHK (two bathrooms) | 1,311 |
| 3 BHK (three bathrooms) | 1,533 |
These are built-up figures. Each unit's carpet area appears in the registration with RERA and again in the sale agreement. Have it confirmed in writing.
What It Costs
A 1 BHK starts at Rs. 77 Lakhs, a 2 BHK at Rs. 1.27 Crore and a 3 BHK at Rs. 1.58 Crore. On built-up area, that is a rate between Rs. 12,000 and Rs. 12,300 a sq ft, approximately. For the larger 3 BHK, the one with three bathrooms, the price is shared on request.
These starting prices are described as all-inclusive, so get a detailed cost sheet showing:
- Stamp duty: 5% above Rs. 45 Lakhs, which cess and surcharge take to about 5.6%
- Registration fee: 2%
- GST, payable on under-construction homes
- Floor rise, plus any preferred-facing premium
- Maintenance deposit, advance maintenance and car parking
Monthly payments and upfront cash for each price can be worked out on our EMI calculator. A sanction letter from a bank, obtained ahead of booking, settles the budget.
Hosa Road Location
The site is at Beretana Agrahara in Begur Hobli, Bengaluru South (two survey numbers, 26/1 plus 26/2), under pincode 560100. Hosa Road links Sarjapur Road to Hosur Road, giving access to both.
Close to the project are:
- Hosa Road metro station, roughly five minutes away, on the RV Road to Bommasandra Yellow Line
- Electronic City, by the Yellow Line or Hosur Road
- Bosch's Hosur Road campus
- Sarjapur Road and Koramangala, both reached by road
Since August 2025, when the Yellow Line began service, this stretch has been connected directly by rail with Electronic City and the remaining metro network. Peak-hour traffic is dense around the Hosa Road junction and along Hosur Road, so an office-hour test drive is worthwhile. Our locality page for Hosa Road describes the area further.
A Stalled Project Restarted
The project dates from December 2016, when a different developer launched it as Skylark Royaume. Progress slowed, buyers waited for years, and the original September 2023 completion date was missed. Ramky Estates stepped in during June 2025 and gave the project its current name.
SWAMIH Investment Fund I is financing the completion. This fund, backed by the Government of India and managed by SBICAP Ventures, exists for stalled housing and releases money only as construction milestones are met, tying spending to site work. For a buyer this means two things: much of the building work is already done, and two names run through the documents.
Registration and Build Status
Karnataka RERA cleared the project on 4 March 2025 under registration TOR/PRM/KA/RERA/1251/310/PR/250304/000047. Its promoter on record, Royaume Estates Private Limited, is the company holding the land. All 729 apartments are listed, and the Karnataka RERA portal lets anyone verify the number.
| Registration Entry | Detail |
|---|---|
| Project started | 28 December 2016 |
| Original completion date | 30 September 2023 |
| Completion date as extended | 31 December 2028 |
| Reported complete, April-June 2026 quarter | 48% |
Three quarterly filings show completion climbing from 40% to 48%. A May 2026 announcement targets handover in the second half of FY 2026-27, sooner than the RERA date. Plan by the RERA date and regard earlier possession as a gain.
Ramky Estates in Bangalore
Ramky Estates, a developer from Hyderabad, is part of the Ramky Group, also active in infrastructure and in waste management. Its Bangalore projects include Ramky One North, which is complete, and Ramky One Karnival in Electronic City. During 2026 the company took on another stalled project, this one in Whitefield, and named it Ramky Fortuna.
Shared Facilities
The plan has 40-plus amenities placed in the open areas among the towers, including:
- A children's pool beside the swimming pool
- A badminton court plus a gymnasium
- A jogging track, a skating rink and a cricket pitch
- A yoga deck with a meditation pavilion
- A tree house and play area for children
- A kitchen garden, a pet park and workstations outdoors
Revived projects tend to complete towers ahead of common facilities. Get the pools and clubhouse handover date in writing.
Booking Checklist
The long past adds checks to the usual list:
- Study the RERA entry and its latest quarterly update, then verify tower-by-tower progress at the site
- Establish which company will sign the sale agreement, and pay into the RERA account alone
- Ask if the flat is fresh stock or a previous buyer's cancelled booking
- Obtain in writing the carpet area, possession date for the specific tower and parking allotment
- Confirm with the lending bank that the project in its present form is approved for home loans
- Let a lawyer examine the takeover documents, title papers and encumbrance certificate
Other flats for sale along Hosa Road are worth comparing. Ask us for the available units, the current cost sheet and a visit to the Ramky Lumina site.
