The all-in price you see quoted for a plot at Bulwark Highgrove is not a single number — it is a build-up of three sections. Section A is the land itself at a uniform ₹5,999 per sq.ft. Section B covers infrastructure development, one year of maintenance, legal charges and GST. Section C is the one-time clubhouse charge. This page opens the cost sheet line by line so you know exactly what sits inside the headline figure before you sign anything. Bulwark Highgrove is a 30-acre gated plotted community at Dyavarahalli, near IVC Road, Devanahalli, North Bangalore.

Why the "effective rate" is higher than ₹5,999. Buyers often compare plotted projects on land rate alone, but the land rate is only Section A. Once infrastructure at ₹450 per sq.ft, maintenance, legal, the clubhouse charge and GST are layered on, the true cost of ownership settles between roughly ₹6,647 and ₹6,730 per sq.ft depending on plot size. Reading the full cost sheet — not just the ₹5,999 headline — is the only way to compare like for like.

Section A — Land Cost

The land is priced uniformly across the layout at ₹5,999 per sq.ft, regardless of plot size. This is the base component and the largest single line on the sheet. It is calculated simply as plot area multiplied by ₹5,999 — so a 1,200 sq.ft 30×40 site carries a land component of ₹71,98,800, while a 2,400 sq.ft 40×60 site carries exactly double that. There is no size-based discount and no size-based premium on Section A; the only variables that move the land line are the premium location charges for preferred plots, covered further down.

Section B — Infrastructure, Maintenance, Legal & GST

Section B turns raw land into a serviced, gated community. It bundles the development and statutory costs that apply to every plot:

• Infrastructure development: ₹450 per sq.ft — internal roads, underground drainage, water lines, electrical network, street lighting and landscaped commons.
• Maintenance: ₹2 per sq.ft per month, collected for the first year, toward upkeep of roads, security and common areas.
• Legal charges: documentation and agreement costs, quoted at the time of booking.
• GST: applied on the applicable components as per prevailing rates.

Section B is why the effective per-sq.ft cost rises above the land rate. Infrastructure alone adds ₹450 per sq.ft to every plot, and the maintenance and legal lines add a smaller fixed layer on top.

Section C — Clubhouse Charge

The clubhouse is a one-time charge of ₹1.5 Lakhs plus GST. It sits outside the milestone payment schedule — it is not folded into the booking-to-registration instalments and is collected separately. This single charge is the same for every plot size, so as a share of total cost it is proportionally smaller on a larger plot.

Cost Sheet by Plot Size

Putting the sections together, here is how the sheet resolves for the three standard sizes in Phase 1. The land component is Section A; the all-in figure is Total A+B+C at the base rate; the effective rate is the all-in divided by plot area.

All-in figures are marketing references (Total A+B+C) at the base rate. Registration and khata charges are excluded and paid separately. Verify against the K-RERA-registered cost sheet before booking.

Premium Location Charges

Preferred plots carry a one-time premium on top of the land rate. These are not add-ons every buyer pays — they apply only to plots with a favourable orientation or corner position:

• North or East-facing: ₹350 per sq.ft.
• Corner plot: ₹500 per sq.ft.

On a 1,200 sq.ft 30×40 that works out to about ₹4,20,000 for a North/East face and ₹6,00,000 for a corner; the same rates scale up with area on the larger sizes. A standard-facing, non-corner plot carries no premium.

What the Cost Sheet Excludes

Two items sit outside every figure on this page: registration and stamp duty, and khata transfer. Both are statutory and paid to the government at the registration stage, so they vary with the sale value and prevailing rates. Ask our team for an indicative registration estimate for your specific plot. For how the A+B+C total is spread across booking, Agreement of Sale, development milestones and registration, see the payment plan, and for size-wise headline pricing see the Price page.