2BHK & 3BHK pricing, floor plan analysis, RERA details, location advantages, and honest investment assessment for Sathanur, North Bangalore's newest premium launch
If you're evaluating TVS Emerald Altura Price and want to understand exactly what the price per square foot means for your budget — you're in the right place. This guide cuts through the marketing language and gives you verified pricing data, floor-plan-by-floor-plan analysis, and an honest view of whether this project is priced right for the North Bangalore market in 2026.
TVS Emerald Altura launched in April 2026 as a RERA-registered high-rise community in Sathanur, a fast-growing micro-market along the Thanisandra–Bagalur corridor. Backed by the century-old TVS Group legacy, the project has generated strong early interest from end-users and investors alike. But how does its per-square-foot price stack up against comparable launches? Let's break it down.
TVS Emerald Altura is priced at approximately ₹12,700 – ₹15,000 per sq ft (base rate, as of April 2026 launch). Including registration, GST, stamp duty, and club membership charges, the all-inclusive effective cost rises to approximately ₹14,500 – ₹17,000 per sq ft depending on the unit configuration. Total apartment prices range from ₹1.40 Crore to ₹3.18 Crore.
These numbers place TVS Emerald Altura at a meaningful discount relative to established North Bangalore localities like Rachenahalli (₹10,000/sq ft), Hebbal (₹16,000–22,000/sq ft), and Manyata Tech Park corridor (₹14,000–18,000/sq ft). For a new launch in the Sathanur–Thanisandra belt, the pricing appears competitive relative to the location's growth trajectory.
*The ₹5,500/sq ft figure cited by Square Yards reflects early listing data. Developer pricing differs — always verify with the official sales team. The North Bangalore average of ₹11,200/sq ft reflects the broader geographic zone, not the premium Sathanur submarket.
TVS Emerald Altura offers 2BHK and 3BHK apartments in multiple size variants. Here is the pricing matrix based on currently available information:
| Configuration | Size (Sq Ft) | Approx. Base Price | Price / Sq Ft | All-In Est. |
|---|---|---|---|---|
| 2BHK Standard | 1,100 sq ft | ₹1.40 Cr | ~₹12,700/sq ft | ~₹1.60–1.65 Cr |
| 2BHK Premium | 1,200 sq ft | ₹1.55–1.60 Cr | ~₹12,900/sq ft | ~₹1.78–1.85 Cr |
| 3BHK Standard | 1,500 sq ft | ₹1.90–2.00 Cr | ~₹13,000/sq ft | ~₹2.20–2.30 Cr |
| 3BHK Large | 1,598 sq ft | ₹2.10–2.20 Cr | ~₹13,100/sq ft | ~₹2.40–2.52 Cr |
| 3BHK XL | 1,893 sq ft | ₹2.50–2.65 Cr | ~₹13,500/sq ft | ~₹2.90–3.05 Cr |
| 3BHK Ultra | 2,123 sq ft | ₹2.95–3.18 Cr | ~₹13,900–15,000/sq ft | ~₹3.40–3.65 Cr |
Like most high-rise developments, TVS Emerald Altura applies a floor rise premium — typically ₹100–250 per sq ft for every 3–4 floors above the podium level. Here's what to expect:
The "price per sqft" number you see in advertisements is almost always the base price. The total amount you'll pay when registering the property is considerably higher. Here is a breakdown of all charges typically applicable to a project like TVS Emerald Altura in Karnataka:
| Cost Component | Rate / Amount | On ₹1.5 Cr Unit | Notes |
|---|---|---|---|
| Base Price | As quoted | ₹1,50,00,000 | Foundation of all calculations |
| GST (on under-construction) | 5% of base | ₹7,50,000 | Applicable until completion |
| Stamp Duty (Karnataka) | 5% of reg. value | ₹7,50,000 | Varies by locality/gender |
| Registration Charges | 1% of reg. value | ₹1,50,000 | Capped at ₹1,50,000 |
| Clubhouse / Corpus Fund | ₹2–3 Lakh (flat) | ₹2,50,000 | One-time deposit |
| Advance Maintenance | ₹50–75/sq ft | ₹82,500 | For 12–24 months |
| Car Parking | ₹5–8 Lakh/slot | ₹6,00,000 | Usually 1 mandatory slot |
| Total All-In | — | ~₹1.75–1.80 Cr | +16–20% over base |
Buyer's Rule of Thumb: For TVS Emerald Altura, budget approximately 16–20% above the base price to arrive at your total investment outflow. A ₹1.4 Cr base-price unit will require approximately ₹1.65–1.70 Cr total cash commitment at the time of registration.
TVS Emerald Altura isn't a typical mid-range launch — it's positioned squarely as a lifestyle-first, premium community within the North Bangalore growth belt. Understanding what you get for the price per sq ft requires a look at the full project canvas.
| Specification | Detail |
|---|---|
| Developer | TVS Emerald (TVS Group, est. 1911) |
| Project Location | SH 104, Srinivasa Nagar, Sathanur, Bengaluru, Karnataka 562149 |
| Total Land Area | 10.06 Acres |
| Number of Towers | 12 Towers |
| Total Units | 975 Apartments |
| Structure | 2B + G + 12 Floors |
| Configurations | 2BHK (1,100–1,200 sq ft), 3BHK (1,500–2,123 sq ft) |
| Open Spaces | 71% of total project area |
| Clubhouse Area | 32,000 sq ft |
| Design Aesthetic | Japandi-inspired (Japanese + Scandinavian) |
| RERA Registration | PRM/KA/RERA/1251/309/PR/040426/008572 |
| RERA Approval Date | 4th April 2026 |
| Expected Possession | March 2030 (target) / March 2033 (RERA) |
| BDA Plan Approval | BDA/PS/EM/EO-2/TA-3/N/46/2025-26 |
TVS Emerald Altura is designed around the "Japandi" aesthetic — a fusion of Japanese minimalism and Scandinavian functionality. For homebuyers, this translates into several concrete specifications that justify the price per sq ft:
The Japandi approach at TVS Emerald Altura is more than marketing aesthetics — it implies a commitment to quality material finishes, restrained use of space, and longevity-focused design. In a market flooded with 'luxury' apartments using the term loosely, Japandi-inspired projects tend to age better and retain resale value more effectively than trend-chasing designs.
For any residential investment, the price per sq ft must be evaluated in the context of location advantages. Sathanur sits at a strategic crossroads in North Bangalore's growth story, and understanding its connectivity profile is essential for both end-users and investors.
North Bangalore's growth as a real estate destination is underpinned by multiple concurrent infrastructure investments, many of which directly enhance the value proposition for TVS Emerald Altura buyers:
One of the strongest justifications for TVS Emerald Altura's price per sq ft is its amenity proposition. At 975 units across 10+ acres with a dedicated 32,000 sq ft clubhouse, the project offers a resort-style living experience that is above-average for the ₹1.4–3.2 Cr price segment.
The twin-clubhouse design (2 separate clubhouses across the 12-tower spread) is a differentiator — it reduces crowding and ensures every tower cluster has direct amenity access without long internal walks. At 32,000 sq ft of clubhouse space for 975 units, that's approximately 33 sq ft of clubhouse per apartment — a generous ratio by Bangalore standards.
For any buyer, RERA registration is the first box to check. TVS Emerald Altura is fully RERA-compliant under the Karnataka RERA Act, providing significant legal protections including defined delivery timelines, quality benchmarks, and escrow safeguards.
The RERA registration being dated April 4, 2026 — within the project's launch window — confirms that TVS Emerald is not selling on promise alone. The BDA plan approval further validates that all construction and layout plans have been reviewed and cleared by the statutory authority. For buyers, this means the project carries significantly lower regulatory risk than non-RERA projects.
Context is everything in real estate pricing. Here's how TVS Emerald Altura stacks up against comparable launches in the North Bangalore corridor:
| Micro-Market | Avg. Price/Sq Ft (2025–26) | Distance from Airport | Metro Accessibility |
|---|---|---|---|
| Sathanur (TVS Altura) | ₹12,700–15,000 | ~30 min | Proposed (Phase 3) |
| Rachenahalli / Jakkur | ₹9,800–10,500 | ~40 min | Accessible (ORR stations) |
| Hebbal | ₹16,000–22,000 | ~35 min | Good (Yellow Line) |
| Yelahanka | ₹8,500–11,000 | ~20 min | Limited |
| Devanahalli | ₹7,500–10,000 | ~10 min | None currently |
| Thanisandra Main Road | ₹11,000–15,000 | ~35 min | Accessible |
Should you buy TVS Emerald Altura as an investment? The honest answer depends on your timeline and risk tolerance. Here is a data-driven analysis of the appreciation potential:
For reference, Rachenahalli (a comparable North Bangalore location) saw prices move from ₹6,550/sq ft in 2023 to ₹10,000/sq ft by 2025 — a 34.5% rise in 2 years. Sathanur, being an earlier-stage micro-market, has the potential for higher percentage appreciation from current levels, though with commensurately higher timeline risk.
Conservative Estimate: Buyers who purchase at the current launch price of ~₹12,700–13,000/sq ft could reasonably expect the property to reach ₹15,000–18,000/sq ft by possession in 2030 — an appreciation of 15–40% over 4 years, depending on infrastructure announcements. This translates to a 3.5–9% CAGR on the base price.
For investors targeting rental income, North Bangalore's proximity to Manyata Tech Park and the airport creates steady tenant demand from IT professionals and airline staff. Once complete, a 2BHK in Sathanur can be expected to command ₹18,000–25,000/month in rent, translating to a gross rental yield of approximately 1.5–2.0% on a ₹1.7 Cr all-in investment. While this is below typical debt yields, it is consistent with Bangalore's premium residential segment and improves as the area matures.
No project is perfect. Here is an unbiased assessment of TVS Emerald Altura's strengths and limitations based on available information:
TVS Emerald Altura is a well-conceived, scale-appropriate premium apartment project entering the North Bangalore market at an opportune moment. At ₹12,700–15,000/sq ft (base), it is priced within the accessible range for the premium segment while offering an above-average amenity package, credible developer pedigree, and strong locational growth fundamentals.
For end-users seeking a spacious, green, and well-designed community within 30 minutes of Bangalore's airport and major tech hubs — and who can work with a 4-year delivery timeline — TVS Emerald Altura deserves serious consideration in the shortlist. The Japandi design philosophy, dual clubhouse, and 71% open space commitment are genuine differentiators.
For investors, the calculus depends heavily on whether North Bangalore's infrastructure catalysts (metro Phase 3, NH-648 expansion, airport growth) materialise within the next 4–6 years. If they do, early buyers could see meaningful appreciation from current launch prices. If they are delayed, returns will moderate accordingly.
Before committing, always verify the official price sheet directly with TVS Emerald, calculate your all-in cost including stamp duty and GST, and compare floor plans across configurations. Consider engaging an independent RERA-registered property consultant for an unbiased assessment.
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