So you’re hunting for a luxury apartment in Bangalore. Join the club. Every second buyer we meet at Agarwal Estates walks in with the same frustration: “Everyone claims to be ultra-luxury. How do I know what’s actually worth ₹5 crore and what’s just marketing fluff?”
Fair question. We’ve spent 13+ years in Bangalore’s property market. We’ve walked through hundreds of so-called luxury projects. And honestly? Most don’t deserve the label.
This guide cuts through the noise. We’re covering the top 10 luxury apartment complexes that genuinely deliver in 2026. No paid promotions. Just projects that stand up to scrutiny on architecture, amenities, location, and builder track record.
Whether you’re buying for yourself or looking at investment potential, this list should save you months of site visits.
What Qualifies as a “Luxury” Apartment in Bangalore’s 2026 Market?
Let’s get specific. The word “luxury” gets thrown around carelessly in Bangalore real estate. Here’s what actually separates a ₹3 crore luxury flat from a ₹1.5 crore premium one:
Price benchmark: Genuine luxury starts at ₹3 Crore. Ultra-luxury? That’s ₹10 Crore and above. Anything marketed as “luxury” below ₹2 Crore is usually premium at best.
Space and privacy: You’re looking at minimum 2,500 sq.ft. carpet area. Two to four units per floor, max. Private lift lobbies are standard, not a selling point.
Amenities that matter: Concierge services. Smart home automation built in, not as an add-on. Temperature-controlled pools. Dedicated lifestyle managers. If the brochure only mentions “swimming pool and gym,” that’s not luxury.
The builder question: Has the developer delivered similar projects before? On time? Check Karnataka RERA for project history. A first-time luxury attempt from a budget builder rarely ends well.
We’ve covered the real cost of buying a home in Bangalore separately if you want the full breakdown of what actually goes into that final number.
Top 10 Luxury Apartments in Bangalore for 2026
1. Phoenix Kessaku, Rajajinagar
Location: Dr. Rajkumar Road, opposite Orion Mall Price: ₹5.30 Crore to ₹23 Crore Configuration: 4 BHK (6,179 to 7,572 sq.ft.) and 6 BHK Duplexes (11,967 sq.ft.) Status: Ready to move
There’s luxury, and then there’s Kessaku. The name translates to “masterpiece” in Japanese. Pretentious? Maybe. But the project backs it up.
Five towers. 108 residences. That’s roughly 22 families per tower. In a city where builders cram 400 units into similar land parcels, this density is almost unheard of.
The design philosophy draws from five natural elements. Each tower is named accordingly: Sora (sky), Niwa (garden), Mizu (water), Faia (fire), Zefa (wind). Sounds like marketing speak until you see how the interiors actually incorporate these themes.
What actually impressed us:
- Three separate clubhouses. Not three floors of one clubhouse. Three distinct buildings.
- Private lift lobby for every single unit. Your guests never share an elevator with strangers.
- The 6 BHK duplexes come with private plunge pools. On the 25th floor.
The catch: Price per square foot hovers around ₹18,000 to ₹20,000. You’re paying a premium for the Phoenix brand and Rajajinagar address.
Who should consider this: Business families who entertain frequently. The address carries weight in Bangalore’s social circles.
Developer: Phoenix Mills Ltd | RERA: PRM/KA/RERA/1251/309/PR/171015/000416
2. Tata Promont, Banashankari
Location: Banashankari Hills, South Bangalore Price: ₹2.14 Crore to ₹8.25 Crore Configuration: 3 BHK and 4 BHK apartments, penthouses Status: Ready to move
Bangalore is flat. Everyone knows this. So when someone offers you an actual hilltop residence with panoramic city views, you pay attention.
Tata Promont sits on 14 acres atop Banashankari hills. The elevation difference is noticeable the moment you drive up. Moshe Safdie — the architect behind Singapore’s Marina Bay Sands — designed this one. That pedigree shows.
Four towers named Almora, Elana, Altezza, and Altura house 312 apartments. Phase 1 has 300+ families already living there. The community is established, the amenities are functional, and the maintenance is Tata-grade.
What actually impressed us:
- Carpet area efficiency above 71%. Most luxury projects hover around 65%. You’re getting more usable space per rupee.
- The three-level clubhouse includes a proper golf simulator. Not a gimmick version.
- Views from higher floors cover everything from JP Nagar to Jayanagar to the Bannerghatta stretch.
The catch: South Bangalore traffic. Getting to Whitefield or North Bangalore during peak hours is painful. Plan accordingly.
Who should consider this: Established South Bangalore families. Professionals working in Electronics City or Bannerghatta Road corridors.
If you’re weighing this against under-construction options, our ready to move vs under-construction guide covers the tradeoffs in detail.
Developer: Tata Housing
3. Phoenix One Bangalore West, Rajajinagar
Location: Dr. Rajkumar Road, Rajajinagar Price: ₹3.5 Crore to ₹12 Crore Configuration: 2, 3, and 4 BHK (1,937 sq.ft. onwards) Status: Ready to move
Think of Phoenix One as Kessaku’s more accessible sibling. Same developer. Same location. Lower entry point.
The 30-storey towers were designed by Benoy and RSP, both internationally recognised firms. Site Concepts from Singapore handled the landscaping across the 17-acre property. The result feels more like a resort than a residential complex.
What actually impressed us:
- The 50,000 sq.ft. clubhouse is genuinely massive. Temperature-controlled indoor pool, bowling alley, multiple dining venues.
- Home automation comes pre-installed. Not as an optional upgrade.
- Rajajinagar metro station is walkable. In Bangalore traffic terms, that’s huge.
The catch: Higher density compared to Kessaku. More neighbours, more shared amenities usage.
Who should consider this: Corporate executives who travel frequently. The Orion Mall integration means daily conveniences are sorted. Airport connectivity via the upcoming metro extension helps too.
Developer: Phoenix Mills Ltd
4. Prestige Kingfisher Towers, Lavelle Road
Location: Lavelle Road, Central Bangalore Price: ₹15 Crore to ₹35 Crore Configuration: 4 BHK (8,321 sq.ft.) Status: Ready to move
If address matters to you above everything else, this is it. Lavelle Road. Overlooking UB City and Cubbon Park. There’s no more central, more prestigious location in Bangalore.
Three towers. Every apartment is 8,321 sq.ft. No smaller configurations available. This isn’t for everyone, and it’s not trying to be.
What actually impressed us:
- Each unit has private lift access, service lift, and direct clubhouse connection.
- The views are genuinely irreplaceable. Cubbon Park on one side, UB City on the other.
- Walking distance to every five-star hotel, high-end restaurant, and luxury retail outlet in the city.
The catch: The price. Obviously. And the building is older than others on this list — original handover was 2014.
Who should consider this: Business owners who need a central Bangalore address. Old money families upgrading from ancestral properties in the area.
For high-value transactions, understanding your documentation is non-negotiable. Our home loan documentation guide walks you through what banks actually require at this price point.
Developer: Prestige Group
5. SNN Clermont, Hebbal
Location: Opposite Lumbini Gardens, Nagawara, Outer Ring Road, Hebbal Price: ₹7.47 Crore to ₹10 Crore Configuration: 3, 4, and 5 BHK (4,890 to 5,410 sq.ft.) Status: Ready to move
Five 40-floor towers. Two apartments per floor. Designed by P&T Group Singapore. SNN Clermont does something rare in Bangalore — every single unit faces the swimming pool, Nagawara Lake, and Lumbini Gardens. There is literally no bad view in this building.
422 total units sounds like a lot until you do the math. Two apartments across 40 floors, five towers. The density per tower is actually restrained.
What actually impressed us:
- Two apartments per floor across 40 storeys. That commitment to cross-ventilation and privacy at that scale is almost unheard of.
- Nagawara Lake frontage from the upper floors is genuinely stunning. Landlocked Bangalore rarely offers this.
- Right next to Manyata Tech Park. Airport road access is straightforward. This is practical ultra-luxury, not just aesthetic.
The catch: 422 units across five towers means common amenities see real footfall. Not the right fit if absolute boutique exclusivity is your priority.
Who should consider this: Senior tech professionals and CXOs at Manyata who want airport proximity without compromising on finish quality. Frequent flyers who live in North Bangalore and want to stay there.
Developer: SNN Estates | RERA: PRM/KA/RERA/1251/309/PR/170918/000666
6. Sobha HRC Pristine, Jakkur
Location: Jakkur, North Bangalore Price: ₹3.5 Crore to ₹8 Crore Configuration: 3 and 4 BHK apartments, penthouses Status: Ready to move
Sobha’s quality reputation precedes them. HRC Pristine specifically targets buyers who want nature integrated into daily life, not just visible from a window.
The property preserved existing teak, silver oak, and mango trees during construction. A meandering stream runs through the landscaping. There’s a bio-pond. Bird nesting areas called “Bird’s Nest Coves” attract local species.
What actually impressed us:
- Clay cladding on building exteriors. Provides natural cooling. Reduces AC dependency.
- Sobha’s 1,456-point quality checklist before handover. They’re obsessive about this.
- Airport proximity. Manyata Tech Park accessibility.
The catch: Jakkur is still developing as a social hub. Limited nightlife and dining options compared to Indiranagar or Koramangala.
Who should consider this: Frequent flyers. Families with children who’d benefit from the natural environment. North Bangalore tech professionals.
North Bangalore generally offers strong ROI potential. We’ve analysed the best localities for rental income if that’s part of your calculation.
Developer: Sobha Limited
7. Century Regalia, Indiranagar
Location: Indiranagar, East Bangalore Price: ₹4 Crore to ₹9 Crore Configuration: 3 and 4 BHK Status: Ready to move
Indiranagar doesn’t need introduction. Tree-lined streets. Boutique cafes on every corner. The 100 Feet Road social scene. Getting a luxury apartment here means you’re buying lifestyle as much as square footage.
Century Regalia places you in the middle of all this. Rooftop amenities with city views. Walking distance to metro. Strong rental demand from expats and senior professionals if you ever decide to lease.
What actually impressed us:
- Location can’t be replicated. Indiranagar land availability is essentially zero.
- Rental yields here outperform most other luxury pockets in Bangalore.
- The walkability factor. Gym, restaurants, pubs, metro. All without touching your car.
The catch: Premium pricing for the area. And Indiranagar roads during weekends are chaos.
Who should consider this: Young affluent couples. Senior professionals without kids who prioritise social access. Investors targeting the expat rental market.
Our Koramangala apartments guide covers the neighbouring locality if you’re comparing options.
8. MAIA Pelican Grove, Jakkur
Location: Jakkur, North Bangalore Price: ₹6 Crore to ₹12 Crore Configuration: Limited units with private features Status: Ready to move
MAIA Estates built their reputation on exclusivity. Pelican Grove continues that theme. Just 36 apartments across 1.8 acres. The building overlooks Jakkur Lake. Lakefront views in landlocked Bangalore.
What actually impressed us:
- Private jacuzzis standard in units. Rooftop lounges.
- Zero-waste construction approach. Rainwater harvesting. Greywater recycling.
- The lake views genuinely calm you down. We’ve visited multiple times.
The catch: Only 36 units means resale liquidity could be limited. Highly specific buyer pool.
Who should consider this: Sustainability-conscious buyers with budget flexibility. Empty nesters downsizing from large houses who still want premium quality.
Developer: MAIA Estates
9. MAIA 27 Summit, Richmond Road
Location: Richmond Road, Central Bangalore Price: ₹15 Crore onwards Configuration: 3.5 BHK apartments Status: Under construction (27 floors, 75 residences) RERA: PRM/KA/RERA/1251/310/PR/201125/003724
MAIA 27 Summit is for buyers who want a central Bangalore address with architecture that actually provokes a reaction. The building takes the form of a tree — staggered 20-foot-high decks at every level. 108 mature trees across 2.61 acres. 81% open space. For a Richmond Road plot, that’s extraordinary.
75 residences. 27 floors. ITC Gardenia two minutes away. Cubbon Park ten minutes. Bangalore Club five. You’re not buying into a neighbourhood — you’re already inside it.
What actually impressed us:
- The tree-inspired architecture isn’t a facade treatment. It defines the actual structural form. Not another stacked-box tower dressed up with cladding.
- 81% open space on a prime central Bangalore plot is rare to the point of being almost suspicious. It’s not.
- Zero-water discharge policy from construction through handover. MAIA takes this seriously across all their projects.
The catch: Under construction, so delivery risk exists. And at this price point, resale buyer pool is extremely narrow — plan for a longer exit window if you’re buying for investment.
Who should consider this: UHNIs and business families who want central Bangalore’s most prestigious new address. NRIs looking to park capital in a globally recognised development inside the CBD. Our NRI taxation resource covers what you need to know before signing.
Developer: MAIA Estates
10. Prestige Leela Residences, Kodihalli
Location: HAL Old Airport Road, HAL 2nd Stage, Kodihalli Price: ₹7.5 Crore to ₹17.2 Crore Configuration: 3 BHK and 4 BHK apartments, 4 duplex penthouses (2,920 to 6,879 sq.ft.) Status: Ready to move RERA: PRM/KA/RERA/1251/446/PR/170824/000077
Only 88 homes. Fully air-conditioned throughout. The architecture is inspired by the Mysore Royal Palace — domes, arches, vaulted roofs, ornate chhatris. It’s the kind of building that doesn’t look like anything else in Bangalore’s residential market.
Spread across 3 acres with lush landscaping. The four duplex penthouses carry detailing you’d normally associate with heritage hospitality projects. Views from higher floors overlook The Leela Palace hotel next door.
What actually impressed us:
- Palace-inspired architecture that’s actually executed. Not just referenced in the brochure.
- 88 units keeps the community intimate. Amenities don’t feel crowded.
- Prestige-Leela brand association carries real weight in HNI circles. Easy to explain at resale.
The catch: It’s a 10-storey building. Views don’t reach the heights of a high-rise. And Kodihalli traffic during peak hours is a known pain point.
Who should consider this: Buyers transitioning from independent bungalows who want apartment-level maintenance without sacrificing scale or character. Strong for NRI buyers who want a recognisable brand with resale credibility.
For a broader view of how East Bangalore is evolving, our Whitefield locality guide covers the area’s development trajectory.
Developer: Prestige Group
Before You Decide: Critical Checkpoints
Buying a luxury apartment involves more than choosing a nice building. Here’s what we tell every client at Agarwal Estates:
Verify everything on Karnataka RERA. Every claim in a brochure should have backing on the portal. Project registration, developer history, complaint records — all public.
Visit existing projects by the same developer. Ask residents directly. How’s the maintenance? Did handover happen on time? Any construction quality issues surface after moving in?
Calculate total cost, not just base price. Registration, GST, parking, amenity charges, maintenance deposits. Understanding how property prices in Bangalore have moved gives you the context to negotiate better.
Understand the community. Who else is buying? Luxury living is partly about neighbours. Visit on weekends, observe the crowd using amenities.
Think resale from day one. Even if you’re buying for self-use, market conditions change. Family situations change. A property that’s easy to exit gives you flexibility. Our best ROI localities guide gives you a data-backed view of which pockets hold value best.
Work With Experts Who Know These Projects
At Agarwal Estates, we’ve facilitated transactions across every project on this list. We know which buildings have actual inventory available. We know which developers negotiate and which don’t. We know the real maintenance charges, not the brochure numbers.
Whether you’re exploring Tata Promont’s hilltop views, Phoenix Kessaku’s Japanese aesthetics, or MAIA 27 Summit’s Richmond Road address, we can arrange priority site visits and provide pricing that isn’t marked up by intermediaries. If you need home loan assistance for a high-value transaction, our in-house team handles the entire process.
Ready to explore luxury apartments in Bangalore?
📞 Call us: +91 7090011220 📧 Email: sales@agarwalestates.com 🌐 Visit: agarwalestates.com/contact-us
