Purva Heron is a pre-launch high-rise residential community by Puravankara Limited, set on 7 acres in Mallasandra, off Tumkur Road (NH-48) in North-West Bengaluru. The project comprises four towers of 2B+G+22 to 2B+G+26 floors holding approximately 650 apartments in 1, 2, 3 and 4 BHK configurations, sized from 600 to 2,300 sq ft.
This new Puravankara project in Mallasandra reserves about 55% of its space (around 3.85 acres) for green, open areas. Residents can enjoy a large 2.8-acre central park and a 26,000 sq ft clubhouse. Inspired by the heron bird, the grounds feature peaceful water elements, natural reed plants, and gentle bird art. Located right off the main highway, it offers a calm home close to city routes.
This project combines national highway access and a working metro station at prices below those of comparable Outer Ring Road (ORR) and central Bengaluru homes. It is currently in pre-launch without RERA registration and costs more than nearby local options. Buyers should weigh these all factors carefully before investing.
Project Status
Purva Heron is in its pre-launch and Expression of Interest phase. Launch is scheduled for December 2026 and possession for December 2030, a 48-month development timeline. RERA registration has been applied for, with approval awaited.
Key Facts
Purva Heron key project facts
Project name
Purva Heron
Developer
Puravankara Limited (est. 1975)
Location
Mallasandra, near Tumkur Road, North-West Bengaluru
Project type
Premium high-rise residential community
Total land area
7 acres (3,04,920 sq ft)
Total saleable area
7.97 lakh sq ft
Towers
4, 2B+G+22 to 2B+G+26
Total apartments
650
Configurations
1, 2, 3 & 4 BHK
Unit sizes
600 – 2,300 sq ft (super built-up)
Open & green space
55% (3.85 acres)
Clubhouse
26,000 sq ft
Basement parking
850 cars across 2 levels
Base rate
₹13,000 per sq ft (indicative)
Starting price
₹78 Lakh*
Status
Pre-launch / EOI
Launch date
December 2026
Possession
December 2030
RERA
Applied
Connectivity and Location
Mallasandra lies in North-West Bengaluru, bounded by the Tumkur Road belt to the north, Peenya to the south, Yeshwanthpur to the east and the Nelamangala corridor to the west. Three separate movement networks serve it, a national highway, a Namma Metro line, and a planned peripheral ring road.
Puravankara brand trust: a listed developer of 50+ years with 50+ million sq ft delivered, the single biggest mitigation on a four-year, pre-RERA purchase.
Highway plus metro: Tumkur Road for road movement and Nagasandra on the Green Line for traffic-independent city access. Most Bengaluru suburbs offer one, not both.
55% open space: 3.85 acres of the 7-acre site left open, with a 2.8-acre central park larger than the combined tower footprint.
26,000 sq ft clubhouse: roughly 40 sq ft per apartment, well ahead of the corridor's mid-segment norm.
Parking that works: 850 spaces for 650 homes, all below ground, with 60–80 EV points provisioned for a 2030 handover.
Peripheral Ring Road upside: once operational, the PRR connects this corridor to ORR, Electronic City and Whitefield without a cross-city run.
Pre-launch entry pricing: the lowest published rate in the project's price history, with first choice of tower, floor and facing.
Unit Sizes and Configurations
The 650 apartments span four sizes: 98 units of 1 BHK (600 – 700 sq ft), 325 of 2 BHK (1,000 – 1,200 sq ft), 195 of 3 BHK (1,450 – 1,700 sq ft) and 32 of 4 BHK (2,000 – 2,300 sq ft). Half the inventory is 2 BHK, weighting the project towards mid-size family homes, while the 4 BHK is the rarest at about 5% of units.
Key Dates
The key dates for Purva Heron, from launch through possession, are set out below.
Launch: December 2026.
Development duration: about 48 months, or 4 years.
Possession: December 2030.
Current status: pre-launch, with the Expression of Interest window open.
Brochure and RERA Status
RERA registration has been applied for and approval is awaited; the number will be published once the Real Estate Regulatory Authority Karnataka grants it. Buyers can verify status directly at rera.karnataka.gov.in before committing funds. The detailed brochure and floor plates are shared on request through the sales team.
Legal and Regulatory Highlights
The project is being taken through the standard approval process ahead of launch.
Title: the project land is owned by the developer, Puravankara Limited, and the title documents are available for buyers to review before booking.
Safe payments: once RERA registration is granted, buyer funds are held in a dedicated account and released against construction progress.
Approvals: the building plan and statutory sanctions are being processed with the local authorities.
Expression of Interest and Allotment
As part of the pre-launch, the Expression of Interest window is open for early buyers.
Early access: EOI holders get pre-launch pricing and first choice of tower, floor and facing.
EOI amount: the refundable deposit is shared on request and applies directly towards the booking amount.
Allotment: final allotment and pricing are confirmed once the project moves to formal launch and RERA registration.
Booking Process
The pre-launch booking follows a simple, staged process.
Step 1: submit the Expression of Interest through the enquiry form and register your preference.
Step 2: choose your unit during a priority window before the public launch.
Step 3: the EOI amount is adjusted towards the booking amount once the unit is confirmed, followed by the agreement of sale and construction-linked payments.
Payment Plan
The project follows a Construction-Linked Payment Plan (CLP), typically a 10:80:10 structure: around 10% at agreement, close to 80% released progressively against construction milestones, and the final 10% on possession. This tracks build progress and aligns with how home-loan lenders release funds.
At a Glance
Project Highlights
The key facts about Purva Heron are summarised below.
Land Area
7 acres
Towers
4 towers, 22–26 floors
Total Units
650 apartments
Unit Sizes
600 – 2,300 sq ft
Configurations
1, 2, 3 & 4 BHK
Starting Price
₹78 Lakh*
Clubhouse
26,000 sq ft
Open Space
55% (3.85 acres)
Parking
850 cars, 2 basements
Status
Pre-launch / EOI
Possession
December 2030
RERA
Applied
Pricing
Apartment Types and Price
Purva Heron prices range from approximately ₹78 Lakh for a 1 BHK to ₹2.99 Cr for a 4 BHK, at a base rate of ₹13,000 per sq ft.
Purva Heron indicative price list by configuration
Configuration
Units
Super built-up area
Carpet (approx.)
Indicative price*
1 BHK
98
600 – 700 sq ft
380 – 440 sq ft
₹78.00 L – ₹91.00 L
2 BHK
325
1,000 – 1,200 sq ft
630 – 755 sq ft
₹1.30 Cr – ₹1.56 Cr
3 BHK
195
1,450 – 1,700 sq ft
915 – 1,070 sq ft
₹1.88 Cr – ₹2.21 Cr
4 BHK
32
2,000 – 2,300 sq ft
1,260 – 1,450 sq ft
₹2.60 Cr – ₹2.99 Cr
*Indicative and derived at ₹13,000 per sq ft. Floor-rise, preferred-location charges, parking, club membership, corpus, GST and stamp duty and registration are charged separately, and typically add 12–18% to the final cost.
Flexible Payment Plan
Purva Heron follows a Construction-Linked Payment Plan (CLP), typically structured on a 10:80:10 milestone shape, around 10% at agreement, roughly 80% released progressively against construction milestones, and the balance 10% on possession. Payment tracks build progress rather than a calendar, and aligns with how home-loan lenders disburse tranches.
The Purva Heron master plan is built around open space rather than a dense tower cluster: four towers are pushed to the site edges, freeing a 2.8-acre central park at the heart of the 7 acres. A clubhouse, internal roads and a peripheral green belt fill out the layout, with the full land-use split set out below.
Master plan, indicative only, subject to change under the final sanctioned plan.
Purva Heron Amenities are anchored by a single 26,000 sq ft clubhouse and a 2.8-acre central park, rather than facilities scattered across tower podiums.
Swimming Pool
3,500 sq ft pool zone with a lap pool and a separate kids' pool.
Gymnasium
3,000 sq ft with cardio, strength and functional-training zones.
Clubhouse
26,000 sq ft anchoring the community's social life.
Banquet Hall
3,500 sq ft multipurpose hall for around 200 guests.
Jogging Track
An 800 m to 1 km loop along the peripheral green belt.
Sports Court
Multipurpose court for basketball and volleyball.
Indoor Games
2,000 sq ft for table tennis, carrom, billiards and chess.
Yoga Studio
1,200 sq ft studio, plus a meditation pod in the landscape.
Kids' Play Area
Age-segregated outdoor zones and a supervised indoor area.
Co-working Lounge
1,200 sq ft Wi-Fi enabled workspace and reading lounge.
Amphitheatre
Tiered open-air venue for events and community gatherings.
Central Park
2.8 acres with wetland-inspired water features and step gardens.
Purva Heron is located in Mallasandra, off Tumkur Road (NH-48) in North-West Bengaluru, Karnataka. Few addresses on this corridor are served by three separate transport networks: the NH-48 highway, the operational Green Line metro and the NICE Road peripheral link, with the Peripheral Ring Road planned to add a fourth. That mix gives residents both a fast road route into the city and a traffic-independent metro alternative, rather than relying on any single link. Everyday needs are close by too, with established schools, hospitals and retail across the Jalahalli, Peenya and Yeshwanthpur belt.
Roads and Metro
Tumkur Road (NH-48): adjacent. Six-lane highway into the city via Yeshwanthpur, and outward to Nelamangala and Tumakuru.
Nagasandra Metro Station (Green Line): direct, traffic-independent access to Majestic, KR Market and MG Road.
NICE Road: signal-free peripheral link to Mysore Road and Bannerghatta Road.
Peripheral Ring Road: upcoming; will connect this corridor to ORR, Electronic City and Whitefield.
Yeshwanthpur Junction: major railway terminus on the same corridor.
Everyday Infrastructure
Schools: Kendriya Vidyalaya Jalahalli, MES institutions, and CBSE/ICSE options through the Yeshwanthpur and Malleswaram belt.
Healthcare: Manipal Hospital (formerly Columbia Asia) Yeshwanthpur, People Tree Hospitals, Sapthagiri Hospital and MS Ramaiah.
Retail: Orion Mall at Brigade Gateway, Mantri Square Malleswaram, plus the Tumkur Road retail strip.
Employment: Peenya Industrial Area, Yeshwanthpur, the Jalahalli defence and public-sector belt.
Purva Heron specifications cover an RCC-framed structure, vitrified flooring, branded fittings, and the safety, power and utility systems summarised below.
Purva Heron specification summary
Element
Specification
Structure
RCC framed with shear walls, Seismic Zone II compliant
Flooring
Vitrified tiles in living, dining and bedrooms; anti-skid ceramic in bathrooms and balconies
Kitchen
Granite counter, stainless steel sink, 2 ft dado, provisions for purifier and chimney
Bathrooms
Branded CP fittings and sanitaryware, concealed plumbing, geyser and exhaust provision
Doors
Engineered hardwood frames with laminated flush shutters; UPVC to utility and balcony
Windows
UPVC sliding or openable with clear glass and mosquito mesh
Electrical
Concealed FRLS copper wiring, modular switches, AC provision in all bedrooms and living
Lifts
4–5 high-speed passenger lifts plus 1 service lift per tower, ARD-equipped
Mallasandra is an established residential area, not a greenfield suburb. It grew alongside the Peenya industrial estate and the defence and public-sector townships of Jalahalli, which means water, power, roads and schooling arrived decades ago rather than being promised in a brochure.
What changed recently is its residential character. The Green Line metro reaching Nagasandra converted the corridor from an industrial-adjacent address into a genuine commuter location, and the housing stock is shifting with it, from low-rise, plot-built homes towards planned gated high-rise communities.
Prevailing rates across the belt hold broadly in the ₹9,000 – ₹12,000 per sq ft band. At an indicative ₹13,000 per sq ft, Purva Heron is pitched deliberately above the local average, offering in exchange a specification and amenity package the surrounding mid-segment supply does not attempt.
Mallasandra lies within Bangalore, India's technology capital and one of the country's most resilient residential markets. Decades of IT and aerospace investment have built a deep, diversified employment base that keeps housing demand steady across cycles, and North-West Bangalore, anchored by Peenya, Jalahalli and the Tumkur Road (NH-48) corridor, is among its most established sub-markets.
What distinguishes Bangalore for a homebuyer is breadth. Employment is spread across the Outer Ring Road, Whitefield, Electronic City and the northern industrial belt rather than concentrated in one district, so no single corridor carries the whole market. For North-West Bangalore in particular, the Green Line metro extension and the NH-48 upgrade have shifted the area from an industrial-adjacent address into a genuine residential and commuter location.
For a Purva Heron buyer, that city-level depth is what underpins both long-term appreciation and rental demand, resting the investment on Bangalore's overall trajectory rather than on a single micro-market.
Project Stage
Construction Status
Purva Heron is at the pre-launch stage, and construction has not yet commenced. Site development and tower work are expected to begin around the launch, currently anticipated in December 2026, with possession planned for December 2030 across the four towers.
Because the project is pre-launch, the construction milestones, the RERA-registered timeline and the phasing of the towers will be confirmed in the registered project documents. The latest construction schedule and site updates are available on request through the enquiry form.
Legal
Approvals and Legal Status
Purva Heron's current approvals and legal status are summarised below.
RERA and approval status
RERA registration
Applied, awaiting approval
RERA number
To be announced on registration
Regulator
Karnataka RERA, rera.karnataka.gov.in
Developer
Puravankara Limited, listed on BSE and NSE
Expected launch
December 2026
Expected possession
December 2030
Purva Heron is in its pre-launch phase, with its Karnataka RERA registration applied for and approval awaited; the registration number will be published here once it is granted. Until then, the project's areas, timelines and specifications are indicative and will be confirmed in the RERA-approved documents.
The safer approach is to commit only refundable amounts at the Expression of Interest stage, confirm the refund terms in writing, and complete a full booking once registration is granted and the sanctioned plan, carpet areas and completion date are independently verifiable on the Karnataka RERA portal.
The Developer
About Puravankara
Founded in 1975, Puravankara Limited is one of India's oldest and most trusted home builders. Headquartered in Bengaluru and chaired by Mr. Ravi Puravankara, the company is listed on both the BSE and NSE, with a presence across Bengaluru, Chennai, Kochi, Hyderabad, Mumbai, Pune and Coimbatore.
The group has delivered more than 50 million sq ft with over 25 million sq ft under development. It operates three brands: Purva for premium residential, Provident Housing for the affordable and mid-segment, and Purva Land for plotted developments.
Why the developer matters here
On a four-year build with RERA registration still pending, delivery risk is the dominant variable in the purchase. A 50-year-old listed company with published accounts and a long delivery record is the substantive mitigation a buyer is paying for, more so than any single amenity on the brochure.
Other Puravankara projects
Other Puravankara projects in Bangalore
Project
Location
Status
Provident Mallasandra
Mallasandra, North-West Bangalore
Nearby group project
Purva Park Hill
Bangalore
Nearby group project
Purva Promenade
Hennur Road, North Bangalore
Pre-launch
Purva Palm Beach
Hennur Road, North Bangalore
Upcoming
Purva Plots Rampura
Hennur Road, East Bangalore
Upcoming plotted
Purva Atmosphere
Bangalore
Completed / ongoing
Purva Zenium
Bangalore
Completed / ongoing
Purva Windermere
Chennai
Completed / ongoing
Questions
Frequently Asked Questions
Purva Heron is in Mallasandra, near Tumkur Road (NH-48), in North-West Bengaluru, Karnataka. The nearest metro station to the project is Nagasandra on the Green Line, and the site is close to NICE Road and the upcoming Peripheral Ring Road.
Puravankara Limited, founded in 1975 and listed on the BSE and NSE. The group has delivered over 50 million sq ft across Bengaluru, Chennai, Kochi, Hyderabad, Mumbai, Pune and Coimbatore.
Approximately 650 apartments in 1, 2, 3 and 4 BHK, sized from 600 to 2,300 sq ft super built-up. The mix is 98 units of 1 BHK, 325 of 2 BHK, 195 of 3 BHK and 32 of 4 BHK.
Indicative pricing runs from around ₹78 Lakh for a 1 BHK to about ₹2.99 Cr for a 4 BHK, at a base rate of ₹13,000 per sq ft. On top of the base rate come floor-rise, preferred-location charges, parking, club membership, corpus, GST, and stamp duty and registration, which together add roughly 12–18% to the all-in cost.
No. Purva Heron's RERA registration has been applied for and approval is awaited; the project is in its pre-launch phase and the registration number will be announced once granted. Buyers should verify status directly on the Karnataka RERA portal at rera.karnataka.gov.in before committing funds.
Possession is expected in December 2030, following a December 2026 launch, a 48-month development timeline.
7 acres (3,04,920 sq ft) with approximately 650 apartments across four towers of 2B+G+22 to 2B+G+26 floors. Around 55% of the site, about 3.85 acres, is open and landscaped space.
A 26,000 sq ft clubhouse with swimming pool, 3,000 sq ft gymnasium, 200-pax banquet hall, indoor games room, yoga studio and co-working lounge. Outdoors there is a 2.8-acre central park, an 800 m to 1 km jogging loop, a multipurpose sports court, skating rink, age-segregated children's play areas, amphitheatre, party lawn, senior citizens' corner and a pet-friendly zone, plus convenience retail inside the gate.
Approximately 850 car spaces across two basement levels, roughly 1.3 spaces per apartment, along with 60 to 80 EV charging points provisioned on Basement 1.
The project follows a Construction-Linked Payment Plan, typically a 10:80:10 milestone structure. At this pre-launch stage, bookings are handled as Expressions of Interest through the sales team. Commit only refundable amounts and confirm the refund terms in writing until RERA registration is granted.
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