Shriram Esquire Koramangala — 3 & 4 BHK Luxury Apartments South Bangalore

Published: 7 July 2026 | By OneCity Property, Senior Property Advisor, Bangalore Real Estate

Shriram Esquire: Overview

Shriram Esquire is a low-density residential development by Shriram Properties in Ejipura, 1st Block Koramangala, South Bangalore. The project sits on roughly 1.2 acres and is built as two towers rising to eight floors (G+7), keeping the total unit count to just 64 apartments. That density is unusual for a project this close to the centre of Koramangala, and it is the main reason the development is positioned as a boutique, low-rise address rather than a high-rise township. Buyers researching properties across Bangalore or comparing it against other ongoing projects will find Shriram Esquire sits in a different category from most large-scale East and North Bangalore launches — smaller, centrally located, and priced accordingly.

Location and Connectivity

The site address is Site No. 91–98, HBCS Ltd., Nirguna Mandir Layout, Cauvery Colony, Ejipura, 1st Block Koramangala, Bengaluru 560034. Koramangala is one of Bangalore's most established residential and commercial belts, and this pocket of it sits within easy reach of HSR Layout, Silk Board, BTM Layout, and Indiranagar. Sarjapur Road and the Outer Ring Road are both close by, which keeps the commute reasonable for anyone working in the Electronic City, Whitefield, or ORR IT corridors. Bellandur Lake is nearby as well, and the upcoming Pink Line metro (Gottigere–Kalena Agrahara stretch) is expected to improve public transport access to the area further.

For day-to-day needs, the area is already well served. Educational options nearby include Christ University, Jyoti Nivas Pre-University College, St. Francis High School, and The Freethinking School. On the healthcare side, Manipal Hospital is roughly 1.2 km away and Apollo Spectra Hospital roughly 2.3 km away, with Marvel Multispeciality Hospital also in reach. Nexus Mall Koramangala covers most retail and dining needs within a short drive. This is one of the practical advantages of buying into an established locality like Koramangala rather than a peripheral growth corridor — the schools, hospitals, and shopping infrastructure are already operating rather than still under construction. For buyers weighing a central location like this against a newer, larger township further from the core city, our guide on plot versus apartment investment in Bangalore covers the trade-offs in more depth.

Configuration, Floor Plans, and Pricing

Shriram Esquire offers 3 and 4 BHK apartments only — there is no smaller configuration, which itself signals the project's positioning toward established families and upgrade buyers rather than first-time or investor-only purchases. The 3 BHK units run from approximately 1,940 sq. ft. to a little over 2,000 sq. ft. super built-up area, while the 4 BHK units extend up to roughly 2,370 sq. ft. Reported pricing across multiple listings for this project varies by floor, view, and the specific cost sheet in effect at the time of booking, generally falling in the range of roughly ₹2.8 crore to ₹4.5 crore depending on configuration and unit selection. At the lower end this places the 3 BHK units at close to ₹14,000–15,000 per sq. ft., broadly in line with premium Koramangala pricing, while the larger 4 BHK units carry a modest per-square-foot premium typical of larger, higher-floor units in low-rise developments.

Buyers should always confirm the current cost sheet directly with the developer or an authorised channel partner, since under-construction pricing is revised periodically as the project progresses and floors get sold. It is also worth asking specifically whether the quoted price is all-inclusive (covering car parking, club membership, and statutory charges) or a base rate with these added separately, since the gap between the two can run into several lakhs on a purchase of this size.

Amenities

The centrepiece amenity at Shriram Esquire is a three-storey clubhouse, which is a larger allocation than many projects of similar unit count typically offer — most 60-70 unit developments in Bangalore make do with a single-floor clubhouse or none at all. Beyond the clubhouse, residents have access to a swimming pool, a gymnasium, landscaped gardens, a children's play area, outdoor sports space including provision for court games, and a party hall for events. Security includes round-the-clock personnel and access control at the entry points, standard for gated developments in this price bracket. Two-wheeler and four-wheeler parking is provided within the development, and the low unit count relative to the site area generally translates into a more generous parking ratio than crowded high-rise projects offer.

RERA Registration, Legal Status, and Possession Timeline

Shriram Esquire is registered with the Karnataka Real Estate Regulatory Authority under RERA number PRM/KA/RERA/1251/310/PR/080223/005702. This registration can be independently verified on the official Karnataka RERA portal by searching the project name or RERA number directly. As of mid-2026, the project is in the under-construction phase, with possession currently targeted for January 2027. As with any under-construction property, buyers should treat the RERA-registered completion date as the reference timeline rather than any informal date quoted by a sales team, and should confirm current construction status directly with the developer before making a booking decision.

RERA registration matters beyond just legal compliance — it obligates the developer to deposit a defined percentage of collected funds into an escrow account earmarked for construction of that specific project, and it gives buyers a formal grievance mechanism through the RERA authority if the developer misses committed timelines. For a project of this size and price point, verifying the RERA registration before signing any agreement is a five-minute check that materially reduces buyer risk.

Developer Profile: Shriram Properties

Shriram Properties has been active in South Indian real estate for several decades, with its strongest concentration of projects in Bengaluru and Chennai, and a growing presence in Pune and West Bengal. Across its history the group has delivered dozens of completed projects spanning tens of millions of square feet of built space, with an ongoing pipeline of further residential developments in the same core markets. The company positions itself in the mid-market and premium segments rather than at the ultra-luxury end, which is broadly consistent with the pricing and unit sizes seen at Shriram Esquire. For buyers evaluating an under-construction purchase, a developer's track record on past project delivery timelines is one of the more useful diligence checks available — it is worth asking for the completion history of at least two or three of the developer's most recent handovers in Bangalore before committing.

Why Koramangala? A Locality Perspective

Koramangala's character is different from most of the newer growth corridors that dominate current new-launch activity in Bangalore. Rather than being built around a single anchor employer or IT park, it developed organically over decades into a mixed residential-commercial belt, home to a dense concentration of startups, established technology companies, cafés, and boutique retail alongside older residential blocks. This mix is part of why the area continues to command some of the highest per-square-foot pricing in the city even without a single dominant infrastructure catalyst driving it, unlike newer corridors such as Devanahalli or Sarjapur Road where pricing is closely tied to a specific upcoming metro line, airport expansion, or business park.

For a buyer, this distinction matters practically. A purchase in an established locality like Koramangala is a bet on continuity and already-realised infrastructure rather than a bet on a corridor's future development playing out as planned. Readers weighing an established locality against an emerging one may find our comparison of resale flats versus new launches in Bangalore useful, since much of the same established-versus-emerging logic applies when comparing a low-rise Koramangala project against a large under-construction township further from the centre.

Investment Potential and Rental Outlook

Koramangala's rental market is one of the most active in Bangalore, driven by its concentration of startups, established IT and services firms, and a large population of young working professionals who prioritise proximity to work and social infrastructure over larger floor plates further out. This generally supports steadier rental demand than a project in a corridor still waiting for its office and retail ecosystem to mature, though prospective investors should independently verify current rental rates for comparable 3 and 4 BHK units in the immediate vicinity rather than relying on generic locality-level averages, since rental yield can vary meaningfully between individual buildings even within the same micro-market.

Capital appreciation in an established, land-constrained locality like Koramangala tends to follow a steadier, more incremental pattern than in a newly-opened growth corridor, where prices can move sharply once a specific piece of infrastructure (a metro line, a business park) is completed. Buyers should weigh this trade-off explicitly: an established locality generally offers lower volatility but also a lower ceiling for rapid appreciation compared with a successful bet on an emerging corridor. Our guide on under-construction investment in Bangalore covers this trade-off in more general terms and is a useful companion read alongside this project-specific overview.

Legal and Documentation Checklist for Buyers

Before signing any agreement for Shriram Esquire or any comparable under-construction property, buyers should independently verify a standard set of documents rather than relying solely on what the sales office presents. At minimum this includes: the RERA registration certificate, matched against the project name, promoter name, and registration number quoted by the sales team; the encumbrance certificate for the underlying land, confirming it is free of prior liens; the approved building plan sanctioned by the relevant local authority; and the sale agreement itself, which should be reviewed for the payment schedule, the exact carpet area versus super built-up area being sold, and the penalty clauses that apply if the developer misses the RERA-committed possession date.

First-time buyers in particular should not skip a lawyer's review of the sale agreement purely because a project is RERA-registered — RERA registration confirms the project is compliant with disclosure and escrow requirements, but it does not substitute for an independent legal review of the specific agreement being signed. Readers new to this process may find our first-time property buyer guide for Bangalore a useful starting point before their first site visit.

Home Loan and Financing Considerations

Apartments in the ₹2.8 crore to ₹4.5 crore range typically qualify for standard housing loan products from most major nationalised and private banks, generally at loan-to-value ratios in the region of 75-80% of the property's assessed value for salaried applicants, subject to the applicant's income, existing liabilities, and credit history. Because Shriram Esquire is still under construction, financing is likely to be disbursed in a construction-linked plan, where the bank releases funds to the developer in tranches tied to construction milestones rather than as a single lump sum at booking. Buyers should ask their bank specifically how the disbursement schedule for this project maps onto the developer's own payment schedule, since a mismatch between the two can occasionally create short-term cash-flow pressure for the buyer between installments.

It is also worth comparing pre-approved loan offers from at least two or three lenders before finalising, since processing fees, prepayment terms, and the exact interest rate offered can vary meaningfully between banks even for the same borrower profile and the same underlying property.

How Shriram Esquire Compares to Nearby Options

Within Koramangala and its immediate surroundings, most competing supply falls into one of two categories: larger high-rise developments with higher unit counts and correspondingly denser common areas, or older, smaller resale buildings without the amenities or RERA protections that come with a new, registered project. Shriram Esquire's position — a new, RERA-registered, low-rise development with only 64 units — is a genuinely narrower category, and buyers who specifically want lower density with new-project amenities and legal protections will find fewer comparable options in this exact locality than they would in a larger, newer corridor. Buyers open to a broader search radius should also review our overview of upcoming apartments in Bangalore's prime locations for additional comparison points across the city.

Frequently Asked Questions

What configurations does Shriram Esquire offer?

Shriram Esquire offers 3 BHK and 4 BHK apartments only, with sizes ranging from approximately 1,940 sq. ft. to 2,370 sq. ft. super built-up area, across 2 towers of 8 floors each.

What is the RERA number for Shriram Esquire, and how do I verify it?

The project is registered under Karnataka RERA number PRM/KA/RERA/1251/310/PR/080223/005702. Buyers can verify this directly on the Karnataka RERA portal by searching the project name or registration number.

When is possession expected at Shriram Esquire?

Possession is currently targeted for January 2027, based on the project's RERA registration. Buyers should confirm current construction progress directly with the developer before booking, since informal sales-team timelines can differ from the RERA-committed date.

How many units and towers does Shriram Esquire have?

The project has 64 units spread across 2 towers, each rising to 8 floors (G+7), on a site of roughly 1.2 acres — a notably lower density than most comparably-priced Bangalore launches.

Where exactly is Shriram Esquire located, and what is nearby?

The project is in Ejipura, 1st Block Koramangala, Bengaluru 560034. Manipal Hospital is approximately 1.2 km away and Apollo Spectra Hospital approximately 2.3 km away, with HSR Layout, Silk Board, Sarjapur Road, and the Outer Ring Road all within easy reach.

What schools are near Shriram Esquire?

Nearby educational institutions include Christ University, Jyoti Nivas Pre-University College, St. Francis High School, and The Freethinking School.

Who is developing Shriram Esquire?

Shriram Esquire is developed by Shriram Properties, a developer with a long-standing presence across Bengaluru, Chennai, Pune, and West Bengal and a multi-decade track record of completed residential projects in South India.

What financing options are typically available for a purchase at this price point?

Apartments in this ₹2.8-4.5 crore range generally qualify for standard housing loans at loan-to-value ratios of roughly 75-80% from major banks, disbursed on a construction-linked schedule given the project's under-construction status. Exact eligibility depends on the individual applicant's income and credit profile.

Should I get a lawyer to review the sale agreement even though the project is RERA-registered?

Yes. RERA registration confirms regulatory compliance and escrow protection, but it does not substitute for an independent legal review of the specific sale agreement, payment schedule, and carpet area terms being offered to you.

Who Shriram Esquire Suits Best

Given the configuration mix (3 and 4 BHK only), the price band (₹2.8-4.5 crore), and the low unit count, Shriram Esquire is realistically aimed at established professional families upgrading from a smaller flat or an older independent house, rather than at first-time buyers or young singles entering the market. The absence of a 1 or 2 BHK option is a deliberate positioning choice on the developer's part, and buyers looking for an entry-level Koramangala purchase will generally need to look at resale inventory in nearby buildings, several of which are visible in the broader property listings for this part of South Bangalore. NRI buyers evaluating a Bangalore purchase from overseas may also find the boutique scale of this project appealing relative to a 2,000+ unit township, simply because a smaller resident base is easier to assess for build quality and community fit during a limited home-visit trip; our broader homepage lists several other NRI-relevant options across the city for comparison.

Documentation Timeline After Booking

Once a unit is booked, the typical sequence for an under-construction RERA-registered purchase in Karnataka runs as follows: an initial booking amount is paid and an Allotment Letter is issued; the buyer and developer then execute a formal Sale Agreement (Agreement for Sale) specifying the payment schedule, carpet area, and possession commitment; subsequent payments are released against construction milestones as per the agreed schedule; and, closer to possession, a final Sale Deed is registered with the sub-registrar's office, at which point stamp duty and registration charges become payable based on the property's value. Buyers should request a copy of the draft Sale Agreement before making any payment beyond the initial booking amount, and should not treat a verbal timeline from the sales team as a substitute for the dates written into the agreement itself.

Resale and Exit Planning

Because Shriram Esquire is currently under construction, any resale before possession is subject to the developer's transfer policy, which typically involves a transfer fee and the developer's written consent before the original buyer's agreement can be assigned to a new buyer. Buyers who may need liquidity before possession should ask about this transfer policy explicitly at the time of booking, since terms vary by developer and are not standardised across the industry. Post-possession, resale value in an established locality like Koramangala tends to be more predictable than in a still-developing corridor, since the comparable set of similar buildings and recent resale transactions is already established, giving both buyers and sellers a clearer reference point for pricing than would be available in a brand-new growth corridor with few completed comparables.

Site Visit Practicalities

Buyers planning a site visit should request the current construction-progress photographs and, where possible, view a similar completed floor from an earlier tower or an equivalent Shriram Properties project nearby, since Shriram Esquire itself will not have finished units to walk through until closer to the January 2027 possession window. It is reasonable to ask the sales team for the RERA-mandated quarterly progress updates filed for this project, which are a more reliable indicator of actual construction pace than verbal assurances given at the sales office. Current price sheets, floor plans, and payment schedules should always be confirmed on the day of the visit rather than relied upon from older brochures or listings, including the figures referenced earlier in this article, since under-construction pricing is revised periodically as inventory sells.

For further verification, buyers can consult the Karnataka RERA portal directly using the registration number above, and can review Shriram Properties' current project portfolio on the developer's official website for additional documentation and brochures. For a broader look at current OneCity Property advisory plans or to browse our investment and market trends coverage, the links above lead to the relevant sections of this site.

Understanding the Full Cost of Purchase

The quoted price of an apartment at Shriram Esquire, or at any under-construction Bangalore project, is rarely the full amount a buyer ultimately pays. In Karnataka, stamp duty on property registration is charged on a slab basis tied to the property's value, and buyers should budget separately for registration charges on top of stamp duty. Under-construction properties also attract GST at the applicable rate for non-affordable housing, which is charged on the base price and is a meaningful addition on a purchase in the ₹2.8-4.5 crore range. Beyond statutory charges, developers typically collect a one-time corpus fund at possession (intended to seed the eventual owners' association's reserve fund) and an advance maintenance deposit covering the first year or so of upkeep, both of which should be confirmed in writing as part of the cost sheet rather than assumed to be included in the headline price.

Car parking is sometimes priced separately from the apartment itself, particularly for a second parking slot if the buyer wants one, and buyers should clarify this explicitly rather than assuming it is bundled. Legal and documentation charges — covering the lawyer's fee for agreement review, if a buyer chooses to engage one independently rather than relying solely on the developer's panel lawyer, plus incidental costs like Encumbrance Certificate copies — typically add a smaller but still non-trivial amount on top. Taken together, buyers evaluating Shriram Esquire against the headline ₹2.8-4.5 crore range should plan for total acquisition costs meaningfully above the base price once stamp duty, registration, GST, corpus fund, and maintenance deposit are all accounted for, and should ask the sales team for an all-inclusive cost sheet rather than working from the base price alone when comparing this project against alternatives.

3 BHK vs 4 BHK: Which Configuration to Choose

For a buyer deciding between the 3 BHK and 4 BHK options at Shriram Esquire, the decision generally comes down to household size, work-from-home requirements, and resale liquidity rather than price alone. The 3 BHK, at roughly 1,940-2,000 sq. ft., suits a family of four comfortably and remains the more liquid resale configuration in most Bangalore micro-markets, since the pool of buyers actively searching for a 3 BHK in this price band is typically larger than the pool searching specifically for a 4 BHK. The 4 BHK, extending to roughly 2,370 sq. ft., is better suited to a joint family arrangement, a household needing a dedicated home office or study in addition to three bedrooms, or a buyer specifically prioritising space over the marginally easier resale of a 3 BHK.

From a pure cost-per-square-foot perspective, larger units in a low-rise, low-density project like this one often carry only a modest premium over the smaller configuration, since land and clubhouse costs are amortised across fewer total units to begin with. Buyers genuinely undecided between the two should ask the sales team for the exact per-square-foot rate on both configurations on the specific floor and tower being offered, since minor variations by floor and view can sometimes narrow or widen the effective price gap between a 3 BHK and 4 BHK more than the headline price range suggests.

Low-Rise Living: Practical Trade-Offs

An eight-floor, two-tower layout carries practical day-to-day differences from a 25-30 floor high-rise that are easy to overlook when comparing projects purely on price. Lift wait times in an eight-floor building with a modest unit count are generally shorter than in a high-rise tower serving several hundred households on the same lift bank, particularly during morning and evening peak hours. Natural light and cross-ventilation tend to be more consistent across floors in a low-rise layout, since fewer units compete for the same daylight angles that high-rise towers can partially block for each other. On the other hand, a high-rise unit on an upper floor typically offers a view advantage and, in some cases, marginally better air quality above street-level dust and traffic noise — a trade-off worth weighing for buyers who specifically value elevated views over the other conveniences of a lower-density building.

The Bottom Line for Buyers

Shriram Esquire is not positioned to compete on scale, amenity count, or headline pricing with the large East and North Bangalore townships currently dominating new-launch activity in the city. Its appeal is narrower and more specific: a RERA-registered, low-density, 3 and 4 BHK-only development in one of Bangalore's most established central localities, from a developer with a multi-decade regional track record. For a buyer whose priority is central-city connectivity, an already-mature social and physical infrastructure, and a smaller resident community over the scale and amenity list of a large township, Shriram Esquire is a reasonable project to shortlist and evaluate on its specific merits — provided the standard RERA, legal, and financing checks outlined above are completed independently rather than taken solely on the sales team's word.

Owners' Association and Long-Term Maintenance

Once a project reaches a defined occupancy threshold, Karnataka law requires formation of an owners' association (typically registered as an Apartment Owners' Association or a Society) to take over maintenance responsibilities from the developer. At Shriram Esquire's scale of 64 units, this handover is generally simpler to manage than in a 1,000+ unit township, since fewer owners need to coordinate on the association's formation, the first maintenance budget, and the initial committee elections. Buyers should ask, before booking, whether the developer has a standard timeline for handing over association control at comparable past projects, and should treat the advance maintenance deposit collected at possession as the seed funding for this transition period rather than an ongoing developer-managed service fee indefinitely.

For sellers evaluating a future exit, a well-run owners' association with transparent accounting and reasonable maintenance charges is itself a factor that supports resale value at a small-scale project like this one, since prospective buyers of a resale unit will typically ask about the association's financial health as part of their own diligence, in much the same way current buyers are advised to check the developer's RERA status and financing terms before booking.

Taken together — location, density, developer track record, and the standard legal and financing checks outlined throughout this guide — Shriram Esquire is best evaluated by prospective buyers as a specific, narrowly-positioned option within Koramangala rather than as a direct substitute for the larger integrated townships currently dominating new-launch marketing in Bangalore.