Photo by Oberoi Realty Limited via Google Places

Oberoi Realty Bengaluru Upcoming Project

⚠️ Pre-Registration Stage This project is awaiting RERA registration. All information shown is preliminary and based on the developer's announced plans. The project is not available for sale or booking until RERA registration is granted.

By Laxman Singh

Real Estate Content Writer (Freelancer) · Chandigarh · 3 years experience

Developer

Oberoi Realty Limited

City

Bangalore

Locality

Thanisandra, Kogilu, North Bangalore

Price

Price on Request

Configurations

2 BHK, 3 BHK, 4 BHK

Status

Upcoming

Project Scorecard by RealtyPromoo

4.1 / 5

Location

★★★★★ 4.1

Construction Quality

★★★★★ 4.2

Amenities

★★★★★ 4.3

Value for Money

★★★⯨★ 3.7

Builder Reputation

★★★★★ 4.3

About Oberoi Realty Bengaluru Upcoming Project

Oberoi Realty — the Mumbai-based luxury developer behind landmark projects like Three Sixty West and Sky City — is eyeing Bengaluru for its next major residential venture. While an official project name and RERA filing are yet to emerge, broker channel data and market intelligence consistently point to North Bengaluru (the Devanahalli–Yelahanka–Hebbal belt) as the most likely landing zone. Based on the developer's established portfolio pattern — large land parcels, low-density towers, and ultra-premium BHK configurations — the Bengaluru project is expected to be a luxury high-rise development offering 2, 3, and 4 BHK residences. No confirmed tower count, unit tally, or total acreage has been officially announced as of May 2025. This is an upcoming project in the truest sense — watch for RERA filing as the first reliable milestone.

Key Highlights

Developer pedigree: Oberoi Realty has delivered 42+ projects aggregating nearly 12 million sq. ft. across Mumbai — a credibility benchmark few developers match in Bengaluru's luxury segment.
Expected configurations: Broker channel materials consistently circulate 2 BHK, 3 BHK, and 4 BHK layouts — likely large-format units (1,400–3,500 sq. ft.) given Oberoi's flagship design philosophy of spacious, low-density living.
Target corridor — North Bengaluru: The Devanahalli–Yelahanka–Hebbal belt accounted for 60% of all new launches in Q3 2025 — the highest share of any Bengaluru corridor.
Airport proximity advantage: Kempegowda International Airport's Terminal 2, now operational and Skytrax 5-Star rated, is the single biggest value driver for North Bengaluru real estate.
Pre-RERA stage: No RERA registration confirmed as of publication date. Serious buyers should wait for RERA filing before any financial commitment.
Brand entry significance: Oberoi Realty's Bengaluru foray mirrors its Gurgaon debut (Oberoi Three Sixty North, Sector 58) — the developer typically acquires large parcels in premium corridors before announced launches.
Price context: Comparable ultra-luxury launches in North Bengaluru (Devanahalli–Yelahanka range) are currently priced at ₹8,000–₹14,000/sq. ft. Oberoi's brand typically commands a 20–30% premium over area averages.

Location Advantages

North Bengaluru is the city's fastest-moving real estate corridor right now, and for good reason. Kempegowda International Airport's Phase 2 expansion will push total passenger capacity to 85 million annually by 2028 — a transformational infrastructure anchor. Property prices in the Devanahalli micro-market have surged roughly 60% over five years per government transaction data, while land values have appreciated over 188% in the same period. The upcoming metro Blue Line extension into this corridor will meaningfully cut commute times to Hebbal and MG Road.

That said, be honest with yourself about the trade-offs. North Bengaluru still has notable infrastructure gaps — Outer Ring Road congestion during peak hours is real, the metro has not yet reached Devanahalli (timeline remains indicative), and parts of the IVC Road and Doddaballapur corridor experience waterlogging during heavy monsoons. If your workplace is in Whitefield or Electronic City, a North Bengaluru home means a 45–75-minute commute each way, which is a meaningful lifestyle decision, not just a map distance.

What's Nearby — Schools, Hospitals, Malls

Category	Name	Approx. Distance	Drive Time
School (CBSE)	Ryan International School, Yelahanka	8–10 km	18–25 min
School (CBSE/ICSE)	New Baldwin International School, Yelahanka	9 km	20–28 min
School (IB/IGCSE)	Canadian International School, Yelahanka	12 km	25–35 min
School (CBSE)	Delhi Public School North, Yelahanka	10 km	22–30 min
Hospital (Multi-specialty)	Columbia Asia Hospital, Hebbal	18 km	35–50 min
Hospital (Multi-specialty)	Aster CMI Hospital, Hebbal	20 km	40–55 min
Hospital (General)	Government Devanahalli District Hospital	4–6 km	10–15 min
Mall / Retail	Elements Mall, Nagawara	22 km	45–60 min
Mall / Retail	Esteem Mall, Hebbal	19 km	38–50 min
IT / Employment Hub	Manyata Tech Park, Nagawara	22 km	40–55 min
Entertainment	Nandi Hills (scenic day trip)	30 km	50–65 min

Note: Distances and drive times are indicative from the broader North Bengaluru / Devanahalli zone. Exact times will depend on confirmed project address, which will be released at RERA filing stage.

Amenities

Oberoi Realty's flagship projects — Sky City, Three Sixty West, Splendor — set a consistent amenities benchmark that Bengaluru buyers can use as a reference. Based on the developer's established design approach and broker channel materials, the Bengaluru project is expected to include:

Fitness & Wellness: Fully-equipped gymnasium, yoga and meditation deck, jogging and cycling track, senior citizen activity zone
Water Features: At least one main swimming pool; a separate children's splash pool is standard on Oberoi projects
Kids & Family: Dedicated children's play area, multi-purpose activity lawn, indoor games room
Social & Community: Grand clubhouse (Oberoi projects typically feature 30,000–75,000 sq. ft. clubhouses on larger parcels), multi-purpose banquet hall, co-working lounge
Sustainability: Rainwater harvesting, energy-efficient systems, waste management — core features on all Oberoi developments
Security: CCTV surveillance, trained security personnel, video-door conferencing, smart integrated access control

Final confirmed amenity list will be disclosed at RERA registration stage. The above is indicative, based on developer's established project portfolio.

Price & Configuration

As of May 2025, Oberoi Realty has not announced official pricing for the Bengaluru project. RERA filing has not yet occurred, meaning no cost sheet is legally valid at this stage. The following is a market-benchmarked indicative range based on comparable luxury launches in North Bengaluru and Oberoi's own pricing strategy in new markets (reference: Oberoi Three Sixty North, Gurgaon, launched at ₹21 Cr+ for 4/5 BHK).

Type	Indicative Area (SBU approx.)	Indicative Price Range	Indicative Price/sq.ft.
2 BHK	1,400–1,800 sq. ft. (SBU)	Price on Request	—
3 BHK	1,900–2,600 sq. ft. (SBU)	Price on Request	—
4 BHK	3,000–3,800 sq. ft. (SBU)	Price on Request	—

Context for buyers: Comparable luxury projects currently active in North Bengaluru (Birla Trimaya, Tata Carnatica, Brigade Eternia) are priced between ₹8,000–₹14,000/sq. ft. Oberoi's brand premium historically pushes pricing 20–30% above the area average. A realistic expectation for this project — if it launches in North Bengaluru — is ₹12,000–₹18,000/sq. ft. Final pricing will only be confirmed at RERA launch.

⚠️ Price Disclaimer: Prices shown are indicative and based on RealtyPromoo research. Actual cost may vary based on floor rise, PLC (Preferential Location Charge), parking, GST, registration and developer-specific charges. Contact us for the latest verified cost sheet.

Investment Analysis

North Bengaluru price trajectory: Property prices in the Devanahalli corridor have risen ~60% over five years; land values up 188%+ in the same period per government transaction data. Annual appreciation rates of 10–15% are being tracked across this belt.
Airport-led growth engine: KIA Terminal 2 is operational and a Phase 2 expansion will add 20 million annual passenger capacity — a structural demand driver few corridors in India can match.
Oberoi brand premium: In Mumbai's resale market, Oberoi projects consistently command a 15–25% premium over similarly located non-branded projects. This brand effect is expected to translate partly to Bengaluru, though the developer is new to this market.
Rental yield potential: North Bengaluru luxury apartments (3 BHK, ₹1.5–₹2.5 Cr) are currently yielding 2.5–3.2% annually — lower than Whitefield or Electronic City for short-term rentals, but competitive for long-term corporate leasing near KIADB Aerospace Park.
Comparable projects (active, with confirmed prices):
- Birla Trimaya, Shettigere Road — ₹66 L to ₹5.3 Cr; 52-acre smart township; strong sell-out record
- Brigade Eternia, Yelahanka — from ₹2.26 Cr; 14 acres, 12 towers, 3/4/4.5 BHK
- Tata Varnam (Tata Carnatica Township) — apartments from ₹1.31 Cr; 135-acre township scale
Caveat: Oberoi is new to Bengaluru. The premium pricing expected from this developer may face resistance in a market where buyers have strong alternatives from established local players (Prestige, Brigade, Sobha) at lower base prices.

Pros and Cons

Pros

Developer reputation: Oberoi Realty has 40+ years of Mumbai luxury delivery — quality finishes, on-time track record, and strong resale liquidity across its portfolio.
North Bengaluru corridor momentum: 60% of all new city launches in Q3 2025 came from this belt — institutional and retail investor appetite is high.
Airport proximity: KIA is India's top perishable cargo hub and a Skytrax 5-Star airport — proximity here is a genuine lifestyle and investment asset.
Large-format, low-density design: Oberoi consistently delivers fewer units per acre than competitors, translating to better open spaces and less congestion within the gated community.
Strong resale brand: Oberoi homes in Mumbai trade at 15–25% above area average even in resale — this brand stickiness, if it translates, supports long-term value preservation.

Cons

No RERA yet — legally premature to book: Any pre-launch booking at this stage carries real risk. A developer accepting more than 10% before RERA registration is non-compliant under RERA law.
Oberoi is a new entrant in Bengaluru: Unlike Mumbai where the brand commands an automatic premium, Bengaluru buyers are deeply familiar with local developers. The brand advantage may not fully translate to pricing power here.
Long commute to South/East Bengaluru tech hubs: Whitefield, Electronic City, and Marathahalli are 45–75 minutes away — a real daily lifestyle constraint for IT professionals in those zones.
Expected premium pricing: If historical brand patterns hold, pricing at ₹12,000–₹18,000/sq. ft. will position this project significantly above most North Bengaluru alternatives, compressing the value proposition for budget-sensitive buyers.

Who Should Buy This

Ideal for: High-net-worth families and NRIs who prioritise brand credibility, large unit sizes, and long-term capital preservation over immediate yield. Also suitable for buyers working near KIA, KIADB Aerospace Park, or the emerging Devanahalli IT/business district who want to live close to work. Investors with a 5–7 year horizon looking to ride the North Bengaluru infrastructure story — airport expansion, metro arrival, STRR Ring Road — should watch this project closely.

Not ideal for: First-time buyers on a budget, IT professionals based in Whitefield/Electronic City (commute is a genuine pain), or investors seeking immediate rental yield (North Bengaluru yield lags mature corridors). If your timeline is under 3 years, the project may not even have possession by then — wait for RERA before evaluating seriously.

FAQ — Frequently Asked Questions

Q: Is the Oberoi Realty Bengaluru upcoming project RERA registered?

A: No. As of May 2025, no RERA registration has been confirmed on the Karnataka RERA portal (K-RERA) for this project. RERA filing is the critical milestone to watch before making any financial commitment.

Q: What is the expected possession date?

A: Since the project has no RERA registration yet, there is no legally confirmed possession date. Based on typical luxury project timelines (3–4 years from RERA filing), buyers should factor in possession no earlier than 2028–2030 — but this is purely predictive at this stage.

Q: What is the expected price range for Oberoi Realty's Bengaluru project?

A: No official pricing has been announced. Based on comparable luxury launches in North Bengaluru (₹8,000–₹14,000/sq. ft.) and Oberoi's own pricing in new markets (Three Sixty North Gurgaon launched at ₹21 Cr+ for 4/5 BHK), a realistic indicative range for Bengaluru is ₹12,000–₹18,000/sq. ft. Treat this as a planning estimate only — final pricing comes at RERA stage.

Q: Is Oberoi Realty a reliable builder?

A: In Mumbai, Oberoi Realty has a strong track record — 42+ projects delivered, limited court disputes, and consistent quality. However, this will be the developer's first project in Bengaluru, so buyers cannot yet benchmark local delivery performance. That said, the Gurgaon entry (Three Sixty North) has proceeded professionally and offers a useful reference point for how Oberoi approaches new markets.

Q: What is the nearest metro station?

A: If the project is in the Devanahalli micro-market, the nearest operational metro is Nagasandra (Green Line) — approximately 25–30 km away. The Blue Line metro extension toward the airport corridor is planned but not yet operational in Devanahalli. This is a material concern for buyers who depend on metro connectivity.

Q: Is the Oberoi Realty Bengaluru project good for investment?

A: North Bengaluru has genuine appreciation momentum — property prices up 60% over five years, airport expansion ongoing, metro arriving. Add an Oberoi brand premium and the long-term investment case is credible. The risk is that the project is pre-RERA, pricing will likely be at a significant premium to alternatives, and the developer is new to this market. Wait for RERA, review the confirmed configuration and pricing, then decide.

Q: Can I book a flat right now?

A: Oberoi Realty has not opened official bookings. Any broker claiming you can "block" a unit with a token amount today is acting without an official RERA-compliant sales mandate. Under RERA, a developer cannot legally accept more than 10% of unit value before registration. Exercise caution and only transact post RERA filing.

Q: Which configurations are likely to be offered?

A: Based on broker channel materials and Oberoi's portfolio design DNA, 2 BHK, 3 BHK, and 4 BHK apartments are expected — likely in larger-than-average formats (1,400 sq. ft.+ for 2 BHK) given the developer's low-density, spacious-living design philosophy. Smaller 1 BHK configurations are unlikely given Oberoi's premium positioning.

Q: How does this compare to Birla Trimaya or Tata Carnatica in North Bengaluru?

A: Birla Trimaya (52 acres, Shettigere Road) and Tata Carnatica (135 acres, township scale) are both active, RERA-registered projects with confirmed pricing and proven delivery records in Bengaluru. They are safer bets at this moment. The Oberoi project's potential edge lies in brand premium, expected construction quality, and low-density design — but buyers pay for that and must wait longer. For risk-averse buyers, RERA-registered alternatives like these offer more certainty today.

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How this page was written

This page was drafted by Laxman Singh, Real Estate Content Writer (Freelancer) after an on-site visit, with research support from artificial intelligence. AI assisted in compiling information from public sources, and the final content was reviewed by our editor before publishing. We update listings as new information becomes available.

Sources consulted: On-site visit by author · Developer official website · State RERA portal verification · Google Maps location data · YouTube site-visit walkthroughs · Direct broker network.

Last reviewed: 25 May 2026 · Spot an error? Let us know