Prime Commercial PG Building for Sale/Rent on K.R. Road, Basavanagudi | 70 Rooms | Fully Operational

Published: 15 July 2026 | Updated on: 22 August 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.

This fully operational, newly constructed 70-room, 200-bed commercial PG building on K.R. Road, Basavanagudi is available for outright sale at ₹29 crore or lease at ₹12 lakh per month, sitting in one of South Bengaluru's densest concentrations of engineering, medical, and arts colleges — a demand base that has kept this stretch of Basavanagudi one of the city's most consistently active PG and co-living corridors for decades.

Property Highlights

• Property Type: Commercial Building
• Location: K.R. Road, Basavanagudi, Bengaluru
• Land Dimensions: 48 x 100 ft.
• Super Built-up Area: 25,000 sq. ft.
• Facing: East Facing
• Floors: Ground + 5 Floors + Terrace
• Rooms: 70
• Capacity: 200 Beds
• Bathrooms: 2 Attached Bathrooms per Room
• Ceiling Height: 13 ft. (Bunk Bed Floor)
• Lift: OTIS Lift
• Kitchen: Fully Equipped Stainless Steel Commercial Kitchen
• Cold Storage: Blue Star Cold Storage
• Power Backup: 85 KVA Diesel Generator
• Solar System: 3000L Heat Pump
• Furniture: Steel Hilton Cots, Kurlon Dream Plus Mattresses, Study Tables & Drawer Cabinets
• Security: 100% CCTV Coverage
• Internet: 2 Wi-Fi Routers per Floor
• Toilet Fittings: Jaguar Premium Fittings
• Doors: Niki Premium Doors
• Legal Status: 100% Clear Documents
• Sale Price: ₹29 Crore (Non-Negotiable)
• Rent: ₹12 Lakh per Month

Two Ways to Structure This Investment

A commercial PG asset of this scale is typically approached in one of two ways, and it's worth being explicit about both before deciding which suits your capital and risk appetite. The first is outright purchase at ₹29 crore, taking on the building, the fit-out, and full operational control — either running the PG directly or appointing a professional PG/co-living management brand to operate it on a revenue-share basis. The second is leasing the fully fitted-out building at ₹12 lakh a month, which suits an operator who wants to run a 70-room, 200-bed PG business immediately without the upfront capital of a purchase, using a fit-out that is already complete rather than one they would otherwise need to build from scratch. Either path benefits from the same underlying asset: a newly constructed building with commercial-grade kitchen, cold storage, and power infrastructure already in place, which is the single largest cost and time saving in setting up a PG operation of this size.

Why Basavanagudi Supports This Kind of Asset

Basavanagudi is one of Bengaluru's oldest and most established neighbourhoods, and its PG and student-housing demand is not a recent trend — it is built on a genuinely dense cluster of colleges that has anchored the area for generations. BMS College of Engineering, one of India's first private engineering colleges, sits within the immediate neighbourhood, alongside National College Basavanagudi (a government arts and science college founded in 1945), Bangalore Institute of Technology, Jain College, VV Puram Science College, and BMCRI medical college. This density of academic institutions is precisely why multiple established, well-funded PG and co-living operators — Stanza Living, Zolostays, and others — already run properties in and around Basavanagudi, which is a meaningful signal: sophisticated, data-driven operators do not commit capital to a location without validated, recurring occupancy.

Connectivity has also strengthened in recent years with the Green Line Metro serving the area via National College and Lalbagh stations, giving residents fast access across the city without relying solely on buses or autos. For daily needs, BMS Hospital sits roughly a kilometre away, with Gunasheela Surgical and Maternity Hospital and Yashodha Hospital both within a few kilometres, and Basavanagudi retains the leafy, old-Bengaluru character — wide tree-lined streets, the Gandhi Bazaar market, and a genuinely walkable neighbourhood feel that is rare in newer, denser parts of the city and is itself a quiet draw for tenants who want more than a functional room.

What to Verify Before Committing

A commercial building of this scale carries a due diligence list that differs meaningfully from a residential purchase, and every item below is worth resolving in writing before any token payment. Confirm the building's occupancy certificate explicitly covers commercial PG or hostel use, not just general residential occupancy — this distinction matters because a building occupied for commercial paying-guest use typically requires different fire safety and structural sign-off than a standard apartment block. Verify the fire NOC status and that the fire safety systems (exits, extinguishers, alarms) match what is required for a Ground+5 occupancy of this density. Confirm the current Khata classification (commercial vs residential) matches the building's actual use, since a mismatch can complicate future financing, resale, or municipal compliance. Ask specifically about BWSSB water connection capacity and BESCOM power sanction relative to a fully occupied 200-bed building, since utility capacity is one of the most common operational bottlenecks in large PG buildings that were not originally designed at this density. Finally, request the structural engineer's certificate and the architect's completion certificate confirming the building was constructed to the specifications listed, given this is described as newly constructed.

Tax and Compliance for a Commercial PG Operation

Running a PG business of this scale at either the ownership or lease level typically brings GST registration into play once turnover crosses the statutory threshold, and buyers or lessees should confirm their specific obligations before finalising a structure — our GST registration guide for property businesses covers the relevant thresholds and filing requirements. Ongoing commercial property tax, which is assessed differently from residential rates, is also worth budgeting into the annual cost base regardless of whether the building is purchased outright or leased.

The Realistic Economics of a 200-Bed PG

Bangalore's PG and co-living market in areas with strong college density typically sees per-bed rents in a wide range depending on room sharing, food inclusion, and finish quality, and a serious buyer should independently benchmark current per-bed rates being achieved by comparable operators in the immediate Basavanagudi micro-market rather than relying on citywide averages, since local demand density varies significantly street to street. Occupancy stability in a college-driven PG market also has a seasonal rhythm tied to the academic calendar, which is worth modelling into any cash flow projection rather than assuming flat, year-round full occupancy. A buyer evaluating the direct-purchase route should build a realistic occupancy and per-bed rent model before committing capital, and should treat the quoted ₹12 lakh monthly lease figure as one reference point for the asset's earning potential rather than a guarantee of what direct operation would yield.

Who This Suits

This property suits an established PG or co-living operator looking to expand into a proven, college-dense South Bengaluru micro-market without the multi-month delay of ground-up construction, and equally suits a commercial real estate investor who wants exposure to Bangalore's structurally growing student and young-professional housing demand through a single, fully-let asset rather than a portfolio of smaller residential units. It is not suited to a first-time property investor without either direct PG operating experience or a plan to appoint an experienced management partner, given the operational complexity of running 200 beds profitably.

Contact OneCity Property for a site inspection, current occupancy and revenue documentation if available, and to structure either the purchase or lease transaction with the appropriate legal and compliance review. For a broader view of the commercial real estate segment in Bangalore, see our commercial property guide.