Sattva City Pricing — The Whole Cost Picture, Not Just the Brochure Number

If you have been reading the Sattva City brochure, you have seen ₹1.82 Cr for the 2 BHK. That number is real. It is also incomplete.

The actual cheque you write is closer to ₹2 Cr. The 3 BHK at ₹2.55 Cr basic ends up around ₹2.95 Cr by the time you have signed every paper. None of this is hidden — it is just spread across about a dozen line items most buyers do not think about until the cost sheet lands on their phone.

So here is the whole picture. Read it before the sales call. You will ask sharper questions.

The headline price, by configuration

Five sizes. Two BHK to four BHK. The base rate moves from ₹13,800 to ₹14,200 per sq ft depending on which configuration and which tower.

Config	Saleable	Carpet (approx)	Base rate ₹/sq ft	Starting price (basic)
2 BHK	1,316 sq ft	~830	13,800	₹1.82 Cr
2.5 BHK	1,520 sq ft	~960	13,800	₹2.10 Cr
3 BHK	1,820 sq ft	~1,150	14,000	₹2.55 Cr
3.5 BHK	2,100 sq ft	~1,330	14,000	₹2.95 Cr
4 BHK	2,623 sq ft	~1,650	14,200	₹3.65 Cr

That is the number on the cost sheet. Now the additions.

Everything that stacks on top

Twelve line items, give or take. I have listed them in the order they actually hit your wallet during a typical booking.

• Floor rise. ₹50 per sq ft for every floor above the 5th. A 14th floor unit picks up ₹450 per sq ft over the base. On a 1,820 sq ft 3 BHK that is about ₹8.2 lakh.
• PLC park view. ₹100 per sq ft.
• PLC corner. ₹150 per sq ft. Usually the 4 BHK units.
• PLC east facing. ₹50 per sq ft.
• GST. 5% on (basic + PLC). For under-construction property in this segment.
• Stamp duty + registration. Roughly 6.6% of agreement value in Karnataka right now. Big number, often the second-biggest line after basic.
• Club membership. One time, ₹3 lakh per flat. Buys you lifetime access to the clubhouse + pools + sports zone.
• Infrastructure charge. One time, ₹2.5 lakh per flat. Goes to common-area development.
• Power back-up. ₹35,000 per kVA. Most 3 BHK buyers opt for 3 kVA (₹1.05 lakh). The 4 BHK usually needs 5 kVA.
• Maintenance corpus. One time, roughly ₹50–60 per sq ft. For a 3 BHK that is about ₹1 lakh, sitting in the society fund.
• Society formation, parking, BWSSB. Smaller fees, together usually under ₹50,000 for a typical config.
• Legal + documentation. If you use the developer’s panel lawyer, around ₹15,000. If you bring your own, depends.

Stack all of that and your all-in price is typically 9 to 11 percent above the basic. Some 4 BHK corner units on higher floors push to 12 or 13 percent because of the PLC compounding.

A real worked example — 3 BHK, 12th floor, park view

This is the most-asked-about combination. So here is the math on a real-world booking, line by line.

Line item	Calculation	Amount
Basic	1,820 × ₹14,000	₹2,54,80,000
Floor rise	7 × ₹50 × 1,820	₹6,37,000
Park view PLC	₹100 × 1,820	₹1,82,000
Subtotal		₹2,62,99,000
GST 5%	on subtotal	₹13,15,000
Stamp + registration	~6.6%	~₹17,42,000
Club + infra + power + corpus	one-time fees	~₹6,55,000
All-in to take possession		~₹3,00,00,000

So the brochure says ₹2.55 Cr. The agreement says ₹2.95 Cr. You actually pay about ₹3 Cr to walk into the flat with keys.

On a 25-year loan at 8.5% with 20% down, that is roughly ₹1.93 lakh a month after handover. Three BHK rentals in this corridor today are ₹70,000–₹85,000 and expected to be ₹1 to 1.2 lakh by handover. So rent covers about half the EMI from day one.

Payment plans

Sattva is running three at launch. Pick based on your cash-flow situation, not on which one the salesperson nudges you toward.

1. Construction-linked plan. The default. 10% on booking. 10% on agreement. Then milestones at every slab. Final 5% on handover. Most people pick this because the bank disbursement timeline matches.

2. Down payment plan. 10% on booking. 90% within 60 days. Comes with a 6 to 8 percent discount on basic. If you have the cash and the discount works out higher than your alternative use of capital, take it.

3. Subvention 10:80:10. 10% on booking. 80% bank disburses to developer. 10% at handover. You start EMI only after possession. Headline price is usually 0.5–1% higher because the developer is carrying the interest. Useful if you are paying rent and cannot stack rent + EMI simultaneously.

Approved banks (loan sanction list)

• State Bank of India
• HDFC Bank
• ICICI Bank
• Axis Bank
• Kotak Mahindra Bank
• Bajaj Housing Finance
• LIC Housing Finance
• L&T Finance

All sanction up to 80% of agreement value subject to your profile. SBI usually has the cheapest rate but slower processing. HDFC moves fastest. ICICI is the easiest to negotiate on PMAY (if eligible). Bring three months of salary slips, two years of ITR, and a Form 16 — most sanctions close in 7 to 10 working days for a Sattva-launched project.

NRI buyers — quick note

Yes, you can buy. Yes, it is straightforward.

Payments accepted via NRO, NRE and FCNR routes. We help with the POA paperwork if you cannot fly in for the booking — usually takes 3 to 4 weeks end-to-end including the consulate attestation.

Income tax-side: if you let out the property after possession, rental income is taxable in India. If you sell within 24 months, short-term capital gains. After 24 months, long-term capital gains at 20% with indexation. Your CA should handle the rest.

Will the price stay where it is?

Honest answer: not for long. Sattva typically opens a phase at one price for two to three months, then steps it up by 4 to 8 percent when the next set of inventory opens.

Phase 1 of Sattva City started bookings in late February 2026. By July or August the same units will probably cost 6 to 9 percent more. If you are reading this in the launch window, you are looking at the lowest rate this project will ever sell at.

The math usually says: do not wait. The phase-jump premium adds up to more than the cost of carrying a booking earlier — especially on a subvention plan where pre-handover EMI is zero.

What to ask for, in writing

• The latest cost sheet with all PLC scenarios for your tower
• A bank-wise indicative EMI table for your loan size
• The delay penalty clause in the agreement (look for ~2–4% per quarter)
• The cancellation policy and refund timeline
• The exact list of “one-time” charges and whether anything is repeating annually

If they say “we will send it” and do not send within 48 hours, that is a useful early signal about how the rest of the booking-to-handover relationship will go.

Bottom line

Sattva City at launch is fairly priced for what it is — a 50-acre Sattva-built township ten minutes from the airport. Not a discount, not overpriced.

The all-in number for a typical 3 BHK lands around ₹3 Cr. Plan around that number, not the basic. And get yourself onto a written cost sheet before the next sales call.

For the latest sheet on your specific configuration with EMI and rental projections, call +91 80503 63647 or share your details here. We will send it the same day.

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