Bulwark Highgrove Price
Bulwark Highgrove price starts at ₹80.76 Lakhs for a 1,200 sq.ft plot in Devanahalli, North Bangalore. The base rate is ₹5,999 per sq.ft of land, the same across every plot size. This is an all-in figure. It covers the base price, infra development, maintenance, legal and clubhouse charges. Registration and khata transfer are extra. The project has applied for K-RERA registration. Plot handover is proposed, subject to registration.
The final plot cost depends on size and facing. Phase 1 of Bulwark Highgrove has 153 plots across a 30-acre gated community. Plot sizes run from 1,200 sq.ft to 2,400 sq.ft. Preferred plots carry a location charge over the base rate. The full breakup is shared in the cost sheet at booking.
Plot-Wise Price Details
The plot price list for Bulwark Highgrove in Devanahalli is as follows:
| Plot Size | Plot Area | All-In Price (Rs.) |
|---|---|---|
| 30 x 40 | 1,200 sq. ft. | ₹80.76 Lakhs Onwards |
| 30 x 50 | 1,500 sq. ft. | ₹1.00 Cr Onwards |
| 40 x 60 | 2,400 sq. ft. | ₹1.60 Cr Onwards |
| Odd Sites | On request | Price On Request |
For full amenity details, visit the Bulwark Highgrove amenities page, or see the plot sizes and layout for plot dimensions.
Important Price Notes
- All-In Pricing: The figures above are all-in plot costs. They combine the base price, infra development, maintenance, legal charges, GST and the clubhouse charge.
- Statutory Costs: Registration and khata transfer charges are extra and paid at the time of registration.
- Location Charge: North and East facing plots and corner plots carry a premium over the base rate.
- Development Charges: Infra development is ₹450 per sq.ft. Maintenance is ₹2 per sq.ft a month for 12 months.
Premium Location Charges
Some plots carry a Premium Location Charge (PLC) over the base rate of ₹5,999 per sq.ft. North and East facing plots add ₹350 per sq.ft. Corner plots add ₹500 per sq.ft. The exact PLC depends on the plot you pick. The cost sheet shared at booking shows the full breakup.
Bulwark Highgrove Cost Breakdown
Bulwark Highgrove shares a detailed cost sheet at booking. The total plot cost is built in three parts. Section A is the base price at ₹5,999 per sq.ft of land. Section B covers infra development, maintenance, legal charges and the GST on those services. Section C is the clubhouse charge. Here is how the three main plot sizes work out:
| Cost Component | 1,200 sq.ft (30x40) | 1,500 sq.ft (30x50) | 2,400 sq.ft (40x60) |
| Base price @ ₹5,999/sq.ft (A) | ₹71,98,800 | ₹89,98,500 | ₹1,43,97,600 |
| Infra development @ ₹450/sq.ft | ₹5,40,000 | ₹6,75,000 | ₹10,80,000 |
| Maintenance @ ₹2/sq.ft/mo x 12 | ₹28,800 | ₹36,000 | ₹57,600 |
| Legal charges | ₹25,000 | ₹25,000 | ₹30,000 |
| GST 18% (on Section B) | ₹1,06,884 | ₹1,32,480 | ₹2,10,168 |
| Clubhouse charge incl. GST (C) | ₹1,77,000 | ₹1,77,000 | ₹1,77,000 |
| Total plot cost (A+B+C) | ₹80,76,484 | ₹1,00,43,980 | ₹1,59,52,368 |
All figures exclude registration and khata transfer charges. North and East facing plots add ₹350 per sq.ft and corner plots add ₹500 per sq.ft as a Premium Location Charge.
Payment Schedule
Payment is staged against project milestones. The schedule below is applied on the plot cost, which is Sections A and B. The clubhouse charge is billed separately.
| Milestone | 1,200 sq.ft | 1,500 sq.ft | 2,400 sq.ft |
| On booking | ₹3,00,000 | ₹3,00,000 | ₹5,00,000 |
| 25% — on Agreement of Sale | ₹16,74,871 | ₹21,66,745 | ₹34,43,842 |
| 35% — on plot levelling & road demarcation | ₹27,64,819 | ₹34,53,443 | ₹55,21,379 |
| 30% — on roads, sanitary & electricity | ₹23,69,845 | ₹29,60,094 | ₹47,32,610 |
| 10% — on plot registration | ₹7,89,948 | ₹9,86,698 | ₹15,77,537 |
GST on Bulwark Highgrove Plots
The sale of the land itself does not attract GST. GST at 18% applies only on the development and clubhouse charges, since those are services. This follows current Karnataka norms. Registration and khata transfer are separate and paid at the time of registration.
Stamp Duty, Registration and Khata
In Karnataka, stamp duty on a plot is charged on the guidance or agreement value when you register the sale deed. Registration and khata transfer charges are extra. They are not part of the plot cost sheet above. Confirm the current rates with our team and the sub-registrar before you register.
Loan and EMI Planning
Plot loans are offered by banks and housing finance companies for approved layouts. A plot loan usually funds a share of the land value. The rest is paid as your own margin. Your eligibility depends on income, CIBIL score and existing liabilities. Our team can share the current lender list and help you plan the EMI before you book.
Why Devanahalli Plots Are Priced to Grow
Bulwark Highgrove sits on the Devanahalli airport corridor in North Bangalore. Kempegowda International Airport is about 15 minutes away. Big job anchors like Foxconn and the KIADB IT Park are roughly 10 minutes out. The base rate of ₹5,999 per sq.ft is the entry point before more of this infrastructure lands. That head-room is where early plot buyers gain the most.
Investment Value in Devanahalli
Bulwark Highgrove sits in Devanahalli, one of the fastest-growing corridors in North Bangalore. Kempegowda International Airport is about 15 minutes away. Job anchors like Foxconn, the KIADB IT Park and Devanahalli Business Park are roughly 10 minutes out. The Satellite Town Ring Road and IVC Road connect the layout to the wider region. That mix of airport access and new jobs supports steady land-value growth in this micro-market.
Key Investment Highlights
- Airport Corridor: The airport is a short drive away and the STRR is close by. Land near a working airport tends to hold value well over time.
- Growing Job Base: Foxconn, the KIADB IT Park and Devanahalli Business Park are all nearby. New jobs bring buyers who want a plot to build a home close to work.
- Own Land, Build Later: A plot lets you build when you are ready. You own the land outright, and the design of the home is yours.
- Trusted Developer: Bulwark Group is developing this 30-acre gated community with internal roads, utilities and community amenities in place.
Why Plot Prices Are Rising in Devanahalli
Devanahalli has grown from a quiet town into a busy airport-corridor address. Land values have climbed as more infrastructure lands. A few factors drive this steady growth:
- Airport Pull: The airport and its business parks keep drawing companies and workers to the north of the city.
- Limited Plotted Supply: Gated plotted layouts in this belt are limited next to the number of buyers who want land here.
- Quality of Life: Buyers move here for open space, cleaner air and good schools like Stonehill International School and Harrow International School nearby.
Market Snapshot: Bulwark Highgrove (2026)
Devanahalli is one of the fastest-growing zones in Bangalore. The table below sums up where Bulwark Highgrove sits today.
| Metric | Bulwark Highgrove |
| Base Rate | ₹5,999 per sq.ft of land |
| Entry All-In Price | ₹80.76 Lakhs (1,200 sq.ft plot) |
| Plot Sizes | 1,200 / 1,500 / 2,400 sq.ft |
| K-RERA Status | Applied — verify at rera.karnataka.gov.in |
Investment Verdict
Plot prices start at ₹80.76 Lakhs for 1,200 sq.ft and run up to ₹1.60 Crore for 2,400 sq.ft at this pre-launch stage. Early buyers get in at the base rate of ₹5,999 per sq.ft. As the airport corridor keeps growing, land in a ready, gated layout like this tends to hold and build value. You own the land and build your home when the time is right.
Effective All-In Rate by Plot Size
The base rate is ₹5,999 per sq.ft. Once you fold in infra, maintenance, legal, GST and the clubhouse charge, the effective all-in rate per sq.ft works out as below. Larger plots spread the fixed charges over more area, so the all-in rate eases a little with size.
| Plot Size | All-In Price | Effective Rate / Sq.ft |
| 30 x 40 (1,200 sq.ft) | ₹80.76 Lakhs | ₹6,730 |
| 30 x 50 (1,500 sq.ft) | ₹1.00 Crore | ₹6,696 |
| 40 x 60 (2,400 sq.ft) | ₹1.60 Crore | ₹6,647 |
Bulwark Highgrove is a 30-acre gated plotted community with internal roads, water, underground utilities and community amenities in place. The base rate of ₹5,999 per sq.ft is the land price. The effective rate above shows what you pay once the development and clubhouse charges are folded in. Confirm the current price sheet with our team before you book.
Plot Prices in North Bangalore
North Bangalore has become one of the most preferred zones for land in the city. The airport, big tech parks and wide roads have all pushed up demand. Areas around Devanahalli are seeing steady price growth.
Plot rates in North Bangalore vary by location and layout. In developing pockets, land can start lower. In planned gated layouts with roads and utilities in place, rates run higher. Bulwark Highgrove is priced at ₹5,999 per sq.ft of land.
Demand for plots is strong here. Many buyers want their own land to build a home near the airport and the new job hubs. This keeps land values firm.
Bangalore Real Estate Trends 2026
Bangalore’s real estate market remains strong and stable. Job growth, new infrastructure and steady demand drive prices upward. Every year, new projects are launched across the city.
Plot prices in Bangalore vary by location and layout. In outer, developing pockets, land can start lower. In planned gated layouts on growth corridors, rates run higher. The north of the city, around Devanahalli and the airport, has been among the strongest for land. Because of this steady growth, Bangalore continues to attract both homebuyers and long-term investors.
