Godrej Thanisandra North Bangalore — 2 & 3 BHK Apartments, Price & RERA

Published: 10 July 2026 | By OneCity Property, Senior Property Advisor, Bangalore Real Estate

Godrej Thanisandra shows up on almost every "top upcoming projects in North Bangalore" list right now, and it's also one of the messier ones to research properly. Different listing sites disagree on the acreage, the unit count, and even the exact pricing, sometimes by a wide margin. That's worth knowing before you get three steps into a sales conversation assuming everyone is describing the same project.

This page pulls together what's consistently verifiable, flags exactly where sources disagree instead of picking whichever number sounds best, and walks through what to check directly with Godrej Properties and the RERA portal before you commit.

None of this is a reason to avoid the project. Godrej is a genuinely large, listed developer with a real track record elsewhere in Bangalore. It's a reason to slow down on the specific facts, since the sources describing this exact project can't seem to agree on basics that should be simple to verify, like how many acres it sits on.

Project Snapshot

Godrej Thanisandra is a high-rise residential project by Godrej Properties on Thanisandra Main Road, in the Mittaganahalli area of North Bangalore. It offers 2 and 3 BHK apartments, with reported sizes ranging from roughly 1190 to 2300 square feet depending on configuration and which listing you check. Pricing starts from approximately 1.53 to 1.62 crore rupees for a 2 BHK, extending to close to 2.95 crore for the largest 3 BHK layouts.

The project is registered under Karnataka RERA number PRM/KA/RERA/1251/472/PR/121125/008248, which appeared consistently across the sources we checked and is worth confirming directly on the Karnataka RERA portal before you rely on it. Possession is most commonly cited as December 2030, though at least one source lists March 2029, a gap worth clarifying directly with the sales team rather than assuming either date without confirmation.

Where the Numbers Actually Disagree

This deserves its own section rather than a footnote, because the scale of disagreement here is unusual even by the standards of pre-launch project data. Reported land area for this project ranges from 6.8 acres up to 20.33 acres across different listings, a gap far too large to be simple rounding. Unit counts vary similarly: most sources cite 550 to 558 apartments across 7 towers, while at least one lists 2210 units, which reads more like a different project's figures being attached to this one than a genuine discrepancy in counting the same buildings.

You'll also see this project referred to as both "Godrej Thanisandra" and "Godrej Woods Thanisandra" across different pages, sometimes on what appears to be the same developer-affiliated site. Whether this reflects a rebrand, two closely related but distinct projects, or simply inconsistent naming across marketing material isn't something we can resolve from outside the sales office. The practical takeaway is not to treat any single aggregator page as authoritative. Ask Godrej's sales team directly to confirm the exact project name, current RERA registration, total acreage, and unit count for the specific towers being sold today.

If you're working with a broker or advisor rather than dealing with the developer directly, ask them the same questions and compare their answers against what the sales office itself tells you. A good broker will have already run into these same inconsistencies and can tell you which figures they've personally verified versus which they're simply repeating from a listing site, the same way this page is trying to be explicit about that distinction.

About Godrej Properties

Godrej Properties is one of India's larger listed real estate developers, with an active presence across Bangalore, Mumbai, Pune, Delhi NCR, and several other major cities. In North Bangalore specifically, the group has an expanding portfolio that includes this project alongside others in the broader area, part of a wider push into the Thanisandra, Hebbal, and Devanahalli growth corridors. Readers can find official project brochures and floor plans directly through Godrej Properties' own website, which is a safer source for official specifications than most third-party aggregator pages.

Godrej Properties has other active developments in the broader North Bangalore corridor, including projects near Devanahalli and Shettigere closer to the airport. If you're specifically comparing Godrej's own North Bangalore pipeline rather than this one project in isolation, it's worth asking their sales team how this Thanisandra project's pricing, timeline, and specification level compares to their other current North Bangalore launches, since developers frequently position different projects in their own pipeline at different price and quality tiers even within the same broader corridor.

For a project still in its pre-launch or early-launch phase, a developer's track record on comparable recent deliveries matters more than its overall brand reputation. It's worth asking Godrej's team specifically for the completion history of their two or three most recent North Bangalore handovers, rather than relying on the group's broader, city-spanning portfolio as a stand-in for how this specific project is likely to go.

Why Thanisandra, and What This Location Actually Offers

Thanisandra Road sits in North Bangalore's broader IT and aerospace growth corridor, within reasonable reach of Manyata Tech Park, one of the city's largest employment hubs, along with Hebbal and Nagawara. The road connects to NH-44 (Bellary Road) and the Outer Ring Road, giving it genuine, existing connectivity rather than connectivity that depends entirely on infrastructure still under construction.

One detail worth knowing if flood risk factors into your decision: Thanisandra Road has been cited among the better-elevated, more flood-resilient stretches of North Bangalore in recent monsoon seasons, in contrast to some of the city's more exposed corridors. If you want the fuller picture on how to verify this for a specific plot or tower rather than relying on the area's general reputation, our independent look at flood risk across Bangalore covers exactly how to check this yourself.

Configuration and Sizes

The project offers 2 and 3 BHK apartments. Reported sizes cluster around 1190 to 1380 square feet for 2 BHK units and extend up to roughly 2300 square feet for the largest 3 BHK layouts, though as with the acreage and unit count figures, exact numbers vary by listing and by whether carpet area or super built-up area is being quoted. Always ask specifically which measurement basis a quoted size uses before comparing it against another project, since carpet area and super built-up area for the same nominal "2 BHK" can differ by 25 to 30 percent.

2 BHK vs 3 BHK: Which Configuration Makes Sense

For a buyer deciding between configurations here, the choice generally comes down to household size and budget rather than location, since both sit within the same towers and share amenity access. The 2 BHK, starting around 1.53 to 1.62 crore, is the more accessible entry point and is likely to see the broadest resale and rental demand once the project reaches possession, given the price band. The larger 3 BHK, extending toward 2.95 crore, suits a bigger family or someone specifically prioritising extra room, at a meaningful premium.

If you're genuinely undecided, ask for the exact per-square-foot rate on both configurations on your preferred floor and tower, since the premium for the extra room can vary depending on exactly which unit and view you're comparing.

Floor Selection and Orientation in a High-Rise Tower

Floor choice in a high-rise matters differently than it does for a low-rise or plotted development. Higher floors typically command a premium for view and reduced street noise, but come with longer lift dependency during peak hours in a large, multi-tower community. Lower floors trade some of that view and quiet for faster access and less reliance on lift uptime, which matters more than buyers often expect during a lift outage or heavy peak-hour usage in a 500-plus unit project.

Orientation and vastu compliance also carry a price premium here, as in most Bangalore developments. Decide upfront whether that premium matters enough to your own priorities to pay for a north or east-facing unit specifically, versus accepting a different orientation at a comparatively lower price for an otherwise identical layout.

Pricing: What's Being Quoted and What to Verify

Reported starting prices range from approximately 1.53 crore to 1.62 crore rupees for a 2 BHK, a gap of roughly 9 lakh rupees depending on the source, which for a pre-launch project most likely reflects different points in an evolving pricing schedule rather than genuinely different offers. Larger 3 BHK units are quoted up to approximately 2.95 crore. One source cites a per-square-foot rate near 22,500 rupees, which is a useful sanity check to apply against whatever specific unit and floor you're quoted.

Pre-launch and early-launch pricing on projects like this typically moves in phases as towers sell, so treat any number in this section, including the ones above, as a starting point for your own conversation with the sales team rather than a locked-in figure. Ask for the current official cost sheet by tower and floor before you get attached to a specific number.

It's also worth asking whether the quoted price includes floor rise charges, preferential location charges for a specific view or corner unit, parking, club membership, and the corpus fund contribution, since these can add a meaningful percentage on top of the base per-square-foot rate quoted in initial conversations.

Amenities

Reported amenities include a clubhouse, multiple swimming pools, a gymnasium, landscaped gardens described as covering more than 75 percent of the project's open space, a children's play area, jogging tracks, indoor games facilities, and round-the-clock security with CCTV coverage. As with any pre-launch project, treat this list as the developer's stated plan rather than confirmed, completed infrastructure, and ask specifically which amenities are contractually committed in the sale agreement versus described only in early marketing material.

What Pre-Launch Status Actually Means Here

Depending on which source you check, this project is described as being in expression-of-interest stage, pre-launch, or newly launched, with RERA approval reported as both "in progress" and "approved" across different pages, sometimes for what claims to be the same project. This inconsistency itself is informative: it suggests marketing material has moved faster than some of the aggregator sites tracking it, which is common but still worth verifying directly rather than assuming the most recent-looking page is the most accurate one.

Before paying anything beyond a token booking amount, confirm the project's actual current RERA status directly on the Karnataka RERA portal search tool, using the registration number above, rather than trusting any single listing site's badge or checkmark claiming RERA approval.

Why Pre-Launch Pricing Is Lower, and What You're Actually Trading For It

It's worth being explicit about the trade-off a pre-launch or early-launch price represents, rather than treating it as simply a discount. A lower entry price at this stage compensates you for taking on construction risk, timeline risk, and specification risk that a buyer of an already-completed project doesn't carry. If the developer delays, if the final specification level comes in below what was marketed, or if the surrounding infrastructure (the metro line, in this case) doesn't materialise on the timeline suggested, you're the one holding that risk, not the seller.

This isn't a reason to avoid pre-launch purchases. It's a reason to price that risk into your decision explicitly, rather than treating the lower entry cost as pure upside. A meaningful discount to compensate for genuine multi-year uncertainty is a fair trade for some buyers and not for others, and knowing which kind of buyer you are before you commit is more useful than any number on a brochure.

Should You Buy Here Versus a More Established North Bangalore Project?

A pre-launch or early-launch project like this one typically offers lower entry pricing than an equivalent, more established project nearby, in exchange for a longer wait to possession and less certainty about final delivered quality. If Manyata-adjacent connectivity matters most to you and you're not comfortable with a 2030 possession horizon, an existing, already-delivered project in the same broader corridor may suit you better even at a higher entry price. If you're comfortable with the multi-year wait in exchange for potentially lower entry pricing and more say in unit selection, a project at this stage can make sense, provided the underlying data inconsistencies above get resolved to your satisfaction directly with the developer first.

How This Compares to Other North Bangalore Options

North Bangalore's growth corridor spans several distinct micro-markets, from Hebbal and Thanisandra through to Devanahalli near the airport, each with a different primary growth driver. Our Hebbal real estate guide covers a more established, currently-delivering alternative in the same broader corridor, useful for comparison if you're weighing an existing project against this pre-launch one. If you're comparing this specific stretch against the airport corridor further north, our Bangalore locality comparison lays out pricing and fundamentals side by side across the city's major micro-markets.

Connectivity in Practical Terms

Thanisandra Road connects to NH-44 and the Outer Ring Road, giving reasonably direct access to Hebbal, Nagawara, and onward to the airport, with reported drive times of roughly 30 to 45 minutes to Kempegowda International Airport under normal traffic. Manyata Tech Park is cited at around 10 to 15 minutes away, which is the single most relevant commute figure if your employer sits there or in the immediately surrounding tech cluster.

A Kogilu metro station, part of the Pink Line extension, is planned for this corridor. As with any "upcoming metro" claim anywhere in Bangalore, treat this as a genuine future benefit rather than a present-day fact, and check current construction progress on this specific stretch rather than assuming the line's overall timeline applies uniformly to every station along it. Current construction progress on any Bangalore Metro line, including this extension, can be checked directly through Bangalore Metro Rail Corporation's own project updates, which is a more reliable source than a developer's marketing timeline.

Beyond the metro question, it's worth walking or driving the actual stretch of Thanisandra Main Road nearest this specific site at a genuine peak commute hour before assuming the connectivity story holds up for your particular daily route. Corridor-level descriptions of "close to Manyata" or "close to ORR" can understate how congested a specific stretch gets during the exact hours you'd actually be commuting, and this is a five-minute check that a lot of buyers skip in favour of trusting the sales brochure's stated drive times.

What If the Metro Extension Slips?

Bangalore's metro projects have a long, well-documented history of running years behind their original announced timelines. If part of this project's appeal to you specifically is the Kogilu station and Pink Line extension, it's worth mentally pricing the property as though that metro access arrives five years later than currently stated, and asking yourself whether the location still makes sense on that more conservative basis. Existing road connectivity via Thanisandra Main Road, NH-44, and the Outer Ring Road should be the foundation of your decision, with the metro treated as genuine future upside rather than a reason to pay a premium today.

Schools, Healthcare, and Daily Life

Nearby institutions cited across listings include Trio World Academy, Delhi Public School North, and Aster CMI Hospital, along with Elements Mall for retail and daily needs. This is a reasonably built-out social infrastructure picture for North Bangalore, consistent with the corridor's maturity relative to more peripheral growth areas further from the city. As always, map the actual drive time from this specific site to your own preferred schools and healthcare providers rather than relying on a corridor-level summary.

Who This Project Actually Suits

Given the 2030 possession timeline reported most consistently, this project suits buyers who don't need to move in soon and are comfortable with a multi-year wait in exchange for pre-launch or early-launch pricing. It's a reasonable fit for someone working in or near Manyata Tech Park or the broader Hebbal-Nagawara cluster who wants a new-build apartment rather than a resale unit, and who is willing to do the extra diligence this page has flagged repeatedly given the inconsistent data around the project's basic facts.

It's a weaker fit for anyone needing certainty on possession timing, or for a buyer unwilling to independently verify project details that multiple listing sites can't seem to agree on. If rental yield is your primary concern rather than eventual self-occupancy, run the numbers through our rental yield calculator once you have a confirmed, current price and expected completion date, rather than the launch-era figures quoted across various sources today.

Considerations Specific to NRI Buyers

Everything in the due diligence checklist above matters more, not less, if you're buying from outside India, since verifying inconsistent project data is harder to do without being able to visit the sales office yourself. If you're earlier in the process and want the fuller picture on FEMA compliance, RERA protections, and e-Khata requirements specific to NRI purchases, our NRI property buying guide is a useful companion to this page.

Given the multi-year possession timeline reported for this project, NRI buyers in particular should build in extra contingency for currency movements between booking and final payment milestones, since a construction-linked payment schedule stretched over five or more years carries meaningfully more currency exposure than a shorter-timeline purchase.

Financing an Apartment Purchase at This Stage

Apartments in the roughly 1.5 to 3 crore range here generally qualify for standard home loan products from major banks, typically at loan-to-value ratios of 75 to 80 percent for salaried applicants, subject to income and credit profile. Because the project is pre-launch or early-stage, expect a construction-linked disbursement schedule, where the bank releases funds to the developer in tranches tied to actual construction milestones rather than as a lump sum. Compare pre-approved offers from at least two or three lenders before finalising, since processing fees and rates can vary meaningfully even for similar borrower profiles.

Owners' Association and Long-Term Maintenance Costs

A project of this scale, reportedly 550 or more units across multiple towers, will need a properly structured owners' association once possession begins, typically with tower-level representation feeding into a master association responsible for shared amenities like the clubhouse and pools. Ask the developer how this governance handover is planned and over what timeline, since a poorly structured association at this scale can lead to real disputes over shared-cost allocation once residents take over from the developer.

Maintenance charges at a project with this amenity list, multiple pools, a large clubhouse, extensive landscaping, are likely to run higher in absolute terms than at a smaller, simpler development, even if the per-unit share stays reasonable. Ask for an indicative monthly maintenance figure at the time of booking rather than discovering it only after possession, since this is a recurring cost that compounds over the years you own the unit.

Home Insurance for a High-Rise Unit

Home insurance remains underused among Indian apartment buyers relative to markets where it's standard practice, but it's worth budgeting for regardless, particularly for a unit representing a purchase of this size. A standard homeowner's policy covering structure and contents is inexpensive relative to the asset value at stake, and increasingly, lenders are factoring building-level fire safety and structural compliance into their own risk assessment for large towers. Ask the developer directly about the building's fire safety certification and structural compliance documentation, since this is exactly the kind of information a good insurance policy will also want to see.

What Happens If You Need to Exit Before Possession

Pre-launch and early-launch purchases typically carry developer-specific transfer policies if you need to sell before possession, often involving a transfer fee and the developer's written consent before your booking can be assigned to a new buyer. Confirm this policy explicitly at the time of booking rather than assuming standard resale rules apply, since terms vary meaningfully between developers and even between phases of the same project.

A Due Diligence Checklist Specific to This Project

Confirm the exact current project name, RERA registration number, and RERA status directly with Godrej's sales team, given the naming and status inconsistencies found across listing sites.

Verify the RERA number independently on the Karnataka RERA portal rather than trusting any single aggregator's badge or checkmark.

Ask for the current total acreage, tower count, and unit count in writing, given how widely these figures vary across sources.

Confirm whether quoted sizes are carpet area or super built-up area before comparing this project against any alternative.

Get the current official cost sheet by tower and floor rather than relying on a launch-era or third-party-quoted price.

Ask specifically which amenities are contractually committed in the sale agreement, not just described in marketing material.

Documents to Collect Before You Register

Beyond the checklist above, request the RERA registration certificate itself, the approved building plan for the specific tower being sold, the draft sale agreement with its payment schedule and possession-delay penalty clauses, and the project's land title documentation. Since this project will eventually need an e-Khata application at possession, it is worth understanding the difference between a Khata certificate and a Khata extract well before you reach that stage, rather than learning the distinction under time pressure. Our guide to property registration in Karnataka covers the Kaveri portal process and stamp duty calculation for the eventual registration step, and running the current stamp duty and registration cost through an up-to-date stamp duty calculator before you commit gives you a realistic total transaction cost rather than just the headline unit price.

Property Tax and Civic Administration

Once this project reaches possession, property tax and civic administration will run through whichever authority covers this stretch of North Bangalore under Karnataka's 2025 restructuring of BBMP into the Greater Bengaluru Authority and five city corporations. Our full breakdown of the BBMP-to-GBA transition covers what changed and what buyers specifically need to verify, which matters here given how much has shifted administratively across North Bangalore's growth corridors over the past year.

Frequently Asked Questions

Is Godrej Thanisandra and Godrej Woods Thanisandra the same project?

Based on available listings, they appear closely related, possibly the same project under two names, though this isn't fully resolvable from outside the sales office. Confirm the exact current project name directly with Godrej Properties before booking.

What is the RERA number for this project?

PRM/KA/RERA/1251/472/PR/121125/008248 appeared consistently across the sources checked. Verify it directly on the Karnataka RERA portal before relying on it.

Why do sources disagree so much on this project's acreage and unit count?

Reported figures range from 6.8 to 20.33 acres and from 550 to 2210 units, a gap too wide to be simple rounding. This likely reflects either a data entry error on one or more aggregator sites, confusion with a different Godrej project, or genuinely outdated information on some pages. Ask the developer directly for current figures in writing.

When is possession expected?

Most sources cite December 2030, though at least one lists March 2029. Confirm the current RERA-registered timeline directly rather than relying on either figure without verification.

What is the starting price?

Reported starting prices range from approximately 1.53 to 1.62 crore rupees for a 2 BHK. Request the current official cost sheet before assuming any quoted figure applies to your preferred unit and floor.

Is this project a good fit for someone needing to move in soon?

No. With possession most commonly cited around December 2030, this project suits buyers comfortable with a multi-year wait, not those needing near-term occupancy.

Twenty years of doing this in Bangalore has taught a specific lesson about projects like this one, where the basic facts don't even agree across sources: that disagreement is itself the finding. It doesn't mean the project is a bad investment, and Godrej's broader track record is a real, positive signal. But it does mean you should treat every specific number on this page, and every other page you read about this project, as a question to ask the developer directly rather than a confirmed fact, until their sales office gives you the same answer twice in writing.

That last point is worth taking literally. If you call or visit twice, a week or two apart, and get a materially different answer on acreage, unit count, or price both times, that inconsistency has told you something real about how this specific sales process is being run, independent of whatever Godrej's brand reputation suggests elsewhere in the city.