Lodha Mirabelle

Published: 14 October 2026 | Updated on: 14 October 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property. 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

What is Lodha Mirabelle in Thanisandra, North Bangalore?

Lodha Mirabelle is a high-rise apartment community by Lodha Group (listed as Macrotech Developers) at Manyata Business Park in Nagavara, on the Thanisandra side of North Bangalore. Lodha's own page describes a 19-acre residential setting with a 3.2 acre central green and a 45,000 sq ft clubhouse called Club Luxuria. The homes are 3 BHK with study and 4 BHK layouts, and Lodha shows the project as under construction with possession "by 2028". Other sources, including a listing that quotes the registered date, point to 2029 or 2030 for the later tower group.

This page compares Lodha's own project pages with several listing portals and a metro news report. The sources disagree on almost every headline number: land area, tower count, floors, number of homes, price and possession. Where they disagree, this page shows the range and names the source. Anything that could not be confirmed is marked that way.

What are the key facts about Lodha Mirabelle at a glance?

The table gives the facts as reported, with a note on every disagreement between sources. Treat each price and date as indicative until you hold the signed agreement and have checked the RERA record yourself.

Who is the developer, and what should a buyer ask about it?

The developer is Lodha Group, which is the brand name of Macrotech Developers Limited, a Mumbai-based builder. Lodha's project page and portal listings use both names. A trade article dated 13 January 2025 reports that Macrotech acquired nearly 20 acres in Bengaluru, valued at about Rs 2,800 crore in expected sales, and that it then had five project locations in the city. That article names no locality, so I do not connect it to Mirabelle.

With a large developer the questions change from those you would ask a small builder. The questions that matter are how the dates are written into your agreement, which RERA registration your tower sits under, and how closely the payment plan follows construction. Ask for the delivery date in the agreement for sale and compare it with the date on the RERA page. If they differ, ask which one governs and get the answer in writing. Our checklist of builder-buyer agreement clauses in Karnataka lists the other terms to read.

I could not verify Lodha's delivery record in Bengaluru from the pages I read, so this page makes no claim about it. If track record matters to you, visit a completed Lodha project and talk to residents about handover and maintenance.

Why would anyone buy in Thanisandra and Nagavara?

The main reason is the employment base. Mirabelle is described on Lodha's page as sitting within Manyata Business Park, and a broker page gives the distance to Manyata Tech Park as about 0.2 km. Lodha lists Kirloskar Business Park at about 15 minutes by car. For a household with an earner in this cluster, the commute can be short.

Is the project in Thanisandra, Nagavara, Hennur or Jakkur?

The address on Lodha's pages is Manyata Tech Park, Sinthan Nagar, Bengaluru 560045, and the text calls the location Nagavara. Listing portals call it Thanisandra, and one gives the address as off Thanisandra Main Road. I found no source that places Mirabelle in Hennur or Jakkur, and I would not describe it that way. Nagavara, Thanisandra and Manyata overlap in everyday use, so use the Lodha site address when you search maps.

How far is it from Hebbal, the Outer Ring Road and the airport?

Lodha's location page says the project is in close proximity to the Outer Ring Road and about 30 minutes from Kempegowda International Airport by car in normal traffic, a figure the page marks as an estimate. It does not give distances for Hebbal, Hennur Road or Thanisandra Main Road. I found no reliable source for those either, so this page gives none. Test the drive at your own peak hour, because traffic around the Hebbal flyover decides whether 30 minutes is realistic.

For wider context on the surrounding market, read our notes on the Hebbal real estate market.

How is the master plan arranged, and how many towers are there?

The number of towers is not settled in the sources I read. Lodha's page shows floor plans for Tower 3 and Tower 4, which tells us the project has at least four towers or blocks. Portals give 2, 5, 6 or 7, and the numbers depend on whether the writer counts only the newer tower group or the whole site.

What do the two RERA numbers mean?

Lodha's page lists two Karnataka RERA registrations: PRM/KA/RERA/1251/309/PR/131023/006321 and PRM/KA/RERA/1251/446/PR/230425/007688. It does not say which covers which towers. The date codes inside the strings suggest registration in October 2023 for the first and April 2025 for the second, which would fit two separate launches, but that is my reading of the number format and not a statement from the regulator.

One portal's Phase 2 page ties 007688 to two residential towers of ground plus 39 floors with about 284 apartments, a 45,000 sq ft clubhouse and possession in May 2030. Another portal reports the 2023 registration with a June 2030 date and lists both numbers together. A third shows the 2023 number with June 2028. I cannot reconcile these. Before you pay, find out which registration covers the exact tower and unit you are buying, and read the project page for that registration. You can start with our RERA project lookup tool or go straight to the official portal.

What is the central green and how big is the site?

Lodha's page describes a 19-acre ecosystem with a 3.2 acre central green carrying pathways, jogging tracks and lawns. A broker page repeats 19.3 acres and the 3.2 acre green. Two other portals say 10 or 10.2 acres, which may describe only one phase, but no page says so. If land area matters to you, ask for the sanctioned plan and compare it with the RERA page.

Is there any litigation on the land?

One portal page mentions court matters in the project disclosures. I could not open the RERA record to confirm what they are or which phase they relate to, so I draw no conclusion from it. Ask the developer for the disclosure, read the RERA page directly, and have your lawyer run a litigation search on the land before you pay anything.

What unit sizes and layouts does Lodha Mirabelle offer?

Lodha's page shows a 3 bedroom residence with a study and a 4 bedroom residence, with no area stated on the page. Portals list a wider set: 2 BHK, 2.5 BHK, 3 BHK, 3.5 BHK, 4 BHK and penthouses. The sizes below come from portals and differ by source.

What are the reported areas by home type?

• Two-tower group (portal Phase 2 page): 3 BHK with study at 2,340 sq ft and 4 BHK with maid's room at 2,952 sq ft, both labelled built-up or super built-up.
• Another portal, same sizes: 3.5 BHK at 2,340 sq ft built-up (1,520 sq ft carpet), 4 BHK at 2,952 sq ft built-up (1,917 sq ft carpet), a 4 BHK penthouse at 5,904 sq ft built-up (3,900 sq ft carpet) and a 5 BHK penthouse at 7,800 sq ft built-up (5,100 sq ft carpet).
• Portal listing the 2028 group: 2.5 BHK at 1,485 sq ft carpet, 3 BHK at 1,500 and 1,650 sq ft, 3.5 BHK at 2,070 sq ft and 4 BHK at 2,550 sq ft.
• Two older listings: 3 BHK at 1,450 and 1,550 sq ft and 4 BHK at 1,850 and 1,950 sq ft (basis not stated); and a blog giving 2 BHK at 1,200, 3 BHK at 1,800, 3.5 BHK at 2,100 and 4 BHK at 2,400 sq ft carpet.

These lists describe different tower groups and, quite possibly, different eras of the listing. They do not agree with each other and I could not read Lodha's floor plan sheets as text. Ask for the carpet area, the built-up area and the saleable (super built-up) area in writing for the exact unit, and match them against the RERA filing. Carpet area is the figure RERA recognises, so use it for price-per-sq-ft comparisons. Our area converter helps with unit conversions.

What does Lodha Mirabelle cost, and why do the prices differ?

There is no single confirmed price. Lodha's own project page shows a range of Rs 1.6 Cr to Rs 2.5 Cr with a starting price of Rs 1.6 Cr, with no date and no link to a configuration. Portal figures run from Rs 1.32 Cr to Rs 13 Cr. The gap is too large to be explained by unit type alone, so the cheaper quotes may be outdated.

What do the different sources quote?

• Lodha's page: Rs 1.6 Cr to Rs 2.5 Cr, undated.
• One portal: from Rs 1.32 Cr, flagged "indicative"; another portal: Rs 1.32 Cr to Rs 3.16 Cr.
• A listing with a size table: Rs 3.00 Cr for 1,450 sq ft up to Rs 4.04 Cr for 1,950 sq ft, undated.
• A portal Phase 2 page: from Rs 3.20 Cr, and a broker page: 3 BHK from Rs 3.25 Cr and 4 BHK from Rs 3.80 Cr, described as approximate final prices.
• Housiey, whose search listing shows an update date of 7 February 2026: Rs 3.50 Cr to Rs 13.00 Cr all-inclusive, with 3.5 BHK at Rs 3.50 Cr, 4 BHK at Rs 4.50 Cr, a 4 BHK penthouse at Rs 10.50 Cr and a 5 BHK penthouse at Rs 13.00 Cr.

As a worked example only, the housiey figures of Rs 3.50 Cr for a 3.5 BHK with 1,520 sq ft carpet area work out to roughly Rs 23,000 per carpet sq ft. That is my arithmetic on one portal's numbers, not a published rate.

How should I get a price I can rely on?

Ask the sales team for the current cost sheet for your exact unit, with the date of the last revision. Check what it includes: base price, floor rise, parking, club membership, infrastructure charges, GST and registration. Housiey describes its prices as all-inclusive of taxes and charges, while other pages do not say. A figure without that detail is not comparable. I could not find a published launch price list, so I cannot say how much prices have moved since launch.

What amenities does Lodha Mirabelle have?

Lodha's page says the project has over 35 indoor and outdoor amenities and centres on the 45,000 sq ft Club Luxuria. Its amenities page shows 24 items under three headings, and notes that each heading may hold more.

What is in the clubhouse and outdoors?

Lodha's pages list a gym, indoor pool, badminton court, squash court, yoga studio, spa, thermal suite, billiards and games lounge, table tennis, a cafe, a banquet room, a private theatre, business centres and collective lounges. Outdoors the list includes a tennis court, cricket turf, football ground, sports court, mini golf, kids' play area, swimming pools, walking trail, jogging tracks and a multipurpose lawn. Portals add a pet park, an amphitheatre and a senior citizen area, which Lodha's pages did not show in what I read.

Is the clubhouse ready?

The meta description on one Lodha page calls the clubhouse "ready", but the same page lists the project as under construction until 2028. I could not resolve this from the page. Ask whether the clubhouse is open now, which towers can use it, and whether membership carries a separate fee. If it is not open, ask for its completion date in writing, because a clubhouse is often delivered after the first towers.

Portals publish monthly maintenance figures that differ by page, so I quote none. Ask for the maintenance rate and the deposits before booking.

How well connected is Lodha Mirabelle?

Connectivity rests on three things: the Manyata cluster on your doorstep, the Outer Ring Road, and the metro station planned at Nagavara. The first two exist today. The metro is under construction and its dates have moved before.

What road and distance figures are reported?

Lodha's location page gives estimated four-wheeler times in normal traffic: the upcoming Nagavara metro station 2 minutes, Elements Mall 5 minutes, Kirloskar Business Park 15 minutes, Kempegowda International Airport 30 minutes, Phoenix Mall of Asia 20 minutes and Bhartiya Mall of Bengaluru 20 minutes. Housiey gives Elements Mall at 650 m, Nagavara railway station at 2.7 km and Rachenahalli Main Road at 3.1 km. The Nagavara metro distance is 1.3 km in one section of that listing, 650 m in another and 1.2 km on a broker page. The map coordinates on Lodha's page and the station coordinates on Wikipedia are about a kilometre apart by my rough arithmetic, so the shortest figures look optimistic.

When will the Nagavara metro station open?

Nagavara is planned as an interchange between the underground Pink Line and the above-ground Blue Line, according to its Wikipedia entry, which shows the station as under construction. That entry gives expected operation around December 2026 for the Pink Line and December 2027 for the Blue Line, both marked as to be confirmed. A Construction World report dated 28 August 2026 says full opening of the 58.19 km Blue Line has slipped to March 2028 from December 2027. It reports the KR Puram to Nagavara stretch expected by mid-2027 and the Nagavara to Hebbal and airport stretch scheduled for September or October 2027. Delays at Hebbal are a stated reason. Dates have slipped already, so treat the metro as a likely benefit during your holding period, not on the day you get the keys. The operator publishes official updates on the Bangalore Metro Rail Corporation website.

What about suburban rail and other options?

I did not research suburban rail for this site and will not claim a connection. Housiey puts the nearest railway station at 2.7 km, and a broker page puts KR Puram station at about 7.8 km. Check which services stop at a station before you count on it.

What are schools, hospitals and daily life like around Mirabelle?

Retail is close, and the schools and hospitals Lodha names are 20 to 25 minutes away by car. Daily needs near the site depend on Elements Mall and the Manyata complex.

Which schools are nearby?

Lodha's location page lists Vibgyor High School at about 20 minutes and Mallya Aditi International School at about 25 minutes by car. These are estimates in normal traffic. Check admission policy, bus routes and fees directly with each school.

Which hospitals and malls can I reach?

Lodha's page lists Manipal Hospital and Aster CMI Hospital, each about 20 minutes away. Elements Mall is about 5 minutes away, with Phoenix Mall of Asia and Bhartiya Mall of Bengaluru about 20 minutes. If you have older parents or young children, time the trip to the nearest emergency-capable hospital at peak hour.

Who is Lodha Mirabelle suitable for?

Mirabelle suits buyers who work in or near Manyata Tech Park, can pay a premium-segment price, and are comfortable with a possession date between 2028 and 2030. It is a weaker fit for buyers who need a home soon, who commute daily to south or east Bangalore, or who would stretch their finances to reach the entry price.

Which buyers fit best?

• Professionals employed in the Manyata cluster who want to cut a long commute.
• Families who want a large clubhouse and sports facilities inside a gated community.
• Families upgrading to 3 or 4 bedrooms with a study.
• Investors with a holding period of several years who accept that rent and resale depend on infrastructure still being built.

Who should think twice?

If the loan leaves little room, or you need a home within a year, look at ready homes instead. A construction-linked plan means interest on each disbursement, and often rent elsewhere, for as long as delivery runs.

How should I plan the financing and the extra costs?

Plan for the base price plus GST, stamp duty, registration, parking, club membership, maintenance deposits, loan fees and interiors. The points below are for orientation and several are unverified.

What are the stamp duty and registration charges?

In Karnataka, a sale deed attracts stamp duty and a registration fee, and a cess or surcharge may apply depending on the location. I have not verified the exact current percentages for this page, so treat any figure you hear, including a figure from a sales team, as unverified until you see the current rate. Use our stamp duty and registration calculator and confirm with a sub-registrar or your lawyer. Duty is based on the higher of the agreement value and the guidance value, so the guidance value for the survey number matters.

Is GST payable on an under-construction flat?

GST applies to under-construction residential property, and the rate has differed for affordable and other homes. I have not verified the current rate for this page. Ask for GST to be shown separately on the cost sheet and confirm the rate with your chartered accountant. Whether GST applies to a completed home with an occupancy certificate depends on timing, which is another point to verify.

How do I estimate the home loan EMI?

Loan size, interest rate and tenure drive the EMI. On a construction-linked plan you pay interest only on the amount disbursed until possession. Run a few scenarios in our EMI calculator. Portals list approving banks including HDFC, ICICI Bank, State Bank of India, Axis Bank, Bank of India and Bank of Baroda; one adds Kotak Mahindra Bank, Union Bank of India, Central Bank of India and Citi Bank, and another adds LIC Housing Finance. Those lists come from portals and not from the banks, so confirm approval with your own lender before you book.

What is the resale and rental outlook?

I do not have verified resale or rental statistics for Mirabelle, because the homes are not yet delivered. What I can offer is a list of the factors that drive outcomes, so you can judge it for yourself.

What drives rents near Manyata?

Rents in this belt depend mainly on hiring in the Manyata cluster and on how many comparable new homes reach the market in the same years. Check live rents for similar ready homes nearby before you assume any yield. Our rental yield calculator lets you test different rent and price pairs.

What could help or hurt resale value?

Helpful factors include a large developer, an opened Nagavara metro station, a working clubhouse and a clean title. Factors that hurt value include late possession, unresolved litigation, heavy competing supply and peak-hour traffic. No honest advisor can promise appreciation, and I will not quote a percentage for Mirabelle.

What due-diligence checks should I run before paying?

Before you pay a booking amount, check the RERA record, the title, the approvals, the payment plan and the agreement terms. Buyers skip this step most often, and it is where the costliest mistakes happen.

How do I verify the RERA registration?

Open the Karnataka RERA portal, search by registration number and read the project page. Check the promoter name, land details, number of towers and units registered, the proposed completion date, quarterly progress reports and any complaints or disclosed litigation. Because the tower count, unit count and date vary so much across portals, ask the developer which of the two registrations your unit falls under and ask for the registered plan.

What should I read in the agreement?

Read the delivery date, the delay compensation clause, the cancellation terms, the carpet and saleable areas, parking allotment, specifications, the payment schedule linked to construction stages and the maintenance handover terms. Ask for the draft agreement before you pay. Lodha's page lists SEIAA environmental compliance reports for April to September 2023 and October 2023 to March 2024; ask for the environmental clearance and the latest compliance reports too.

Which documents should I collect?

Collect these before you commit funds.

• RERA registration certificate and the project page printout for your tower.
• Sanctioned building plan and commencement certificate.
• Title documents and an encumbrance certificate, ideally reviewed by an independent lawyer.
• Details of the disclosed litigation and any court orders on the land.
• Land conversion order, environmental clearance and fire clearance where applicable.
• The draft agreement for sale, the cost sheet and the payment schedule.
• The specification annexure and the unit floor plan with areas stated.
• Bank approval letter from your lender for this project.
• Receipts for every payment, naming the developer's RERA account.

What about property tax, khata and civic administration?

Property tax and khata for a new apartment come from the local civic body that has jurisdiction over the land. Bengaluru's civic administration has been reorganised in recent years, and I have not verified which corporation or office covers this site today. That matters, because it decides who issues the khata and who collects tax.

Which authority issues the khata?

Ask the developer in writing which authority approved the plan and which will issue the khata at possession. Our explanation of the khata certificate and khata extract covers the types of khata and why lenders ask for them. Do not assume a rule from another part of the city applies here.

How does Lodha Mirabelle compare with other options nearby?

North Bangalore has other large apartment projects. I have not listed competing prices because I could not verify them. The comparison that helps most is a like-for-like sheet of your own, filled in from written cost sheets.

How should I compare it with other projects?

Compare the same items for each project: carpet area, all-inclusive price per carpet sq ft, RERA delivery date, the developer's record on earlier phases, distance to work and school access. Our property comparison tool lays these side by side. For the larger question of where in the city to buy, see our article on North Bangalore versus South Bangalore.

What are the common questions about Lodha Mirabelle?

Is Lodha Mirabelle RERA registered?

Lodha's project page lists two Karnataka RERA registrations: PRM/KA/RERA/1251/309/PR/131023/006321 and PRM/KA/RERA/1251/446/PR/230425/007688. It does not say which towers each covers, so check the Karnataka RERA portal for your tower before paying.

Where exactly is Lodha Mirabelle located?

It is at Manyata Tech Park, Sinthan Nagar, Bengaluru 560045. Lodha describes the area as Nagavara in North Bangalore, and portals call it Thanisandra. I found no source placing it in Hennur or Jakkur.

How many towers and homes does Lodha Mirabelle have?

This is not confirmed. Lodha's page shows plans for Tower 3 and Tower 4 only. Portals report 2, 5, 6 or 7 towers and 284, 437 or 800 homes. A portal Phase 2 page reports two towers of ground plus 39 floors with about 284 apartments. Ask the developer for the registered figures.

What is the starting price of Lodha Mirabelle?

Lodha's page shows a starting price of Rs 1.6 Cr, undated. Portals quote anything from Rs 1.32 Cr to Rs 3.50 Cr as a starting point, and a February 2026 portal listing gives an all-inclusive range of Rs 3.50 Cr to Rs 13.00 Cr. The only reliable figure is the written cost sheet for your unit.

When is possession of Lodha Mirabelle expected?

Lodha's page says "by 2028". Portals give June 2028, May 2030, June 2030 and December 2027, depending on the tower group and whether they quote a target or a registered date. Read the delivery date in your agreement and compare it with the RERA page.

What is the Club Luxuria clubhouse?

Club Luxuria is the 45,000 sq ft clubhouse that Lodha's page describes, with a gym, indoor pool, courts, spa, cafe, banquet room and private theatre. Ask whether it is open now and which towers have access.

How far is Lodha Mirabelle from the airport?

Lodha's location page gives about 30 minutes by car from Kempegowda International Airport in normal traffic. That is an estimate from the developer, and I would test the drive at your own commute time.

Will the metro reach Lodha Mirabelle?

Nagavara is planned as an interchange between the Pink Line and the Blue Line, with Lodha placing the station about 2 minutes away by car. A report dated 28 August 2026 puts the full Blue Line opening at March 2028. Treat the metro as expected but not guaranteed.

Is Lodha Mirabelle a good investment?

I cannot promise returns for any project. Mirabelle has a large developer and a location inside an employment hub, but the tower count, price and dates are unclear across sources, and key infrastructure has slipped before. Buy only if the home suits your own use, the numbers work on your budget and the paperwork passes your checks.

What should I do next?

If Mirabelle is on your shortlist, start with three steps. Request the written cost sheet and the draft agreement for your exact unit. Look up both RERA registrations on the official portal and note which one covers your tower. Run your numbers through the EMI and rental tools. You can reach the team through the contact details on this site if you want a second review of the agreement or a comparison with other North Bangalore projects.

Note: The legal and financial points on this page have not been reviewed by a named legal professional. Figures for price, area, tower and unit count, possession and RERA coverage are taken from public sources that disagree, and several could not be confirmed. Verify the RERA number on rera.karnataka.gov.in before paying any booking amount. Developer information is available on the official Lodha Mirabelle page.