Urbanrise Begur Koppa Road Floor Plans — 2, 3 and 4 BHK

Two independent inputs constrain the answer, and they agree with each other.

Input one: what this road actually builds. Every apartment project within a few kilometres of the parcel is on a narrow and consistent unit grid.

The comparables are drawn from aggregator listings and are used here as product signal only; where a project's identity matters, it is carried by the RERA number quoted beside it, not by the listing.

Read down that column and the two-bedroom home on this stretch clusters between roughly 1,050 and 1,300 sq ft, and the three-bedroom home between roughly 1,350 and 1,700 sq ft. Nothing on this road sells a two-bedroom apartment below 933 sq ft, and only the largest layouts to the north — SNN Estates at 29 acres, SNN Raj Serenity at 30 — carry stock above 2,000 sq ft.

Input two: what this developer actually builds. Urbanrise's own live project registry runs to 23 projects across Chennai, Hyderabad and Bengaluru. Its apartment formats are 2 and 3 BHK, or 3 and 4 BHK, throughout. The Hyderabad apartment book in particular — Oncloud 33 at Bachupally, Codename Sky Habitat at Miyapur — runs 3 and 4 BHK. The company segments its book internally into Aspire, Harmony and Signature product classes, a ladder exposed in its own project data, and which of those this parcel lands in has not been announced.

Why there is no 1 BHK on this page. A one-bedroom configuration circulates for Urbanrise in Bengaluru, and its only source is an unattributed lead-generation microsite that carries no company name, address or registration number and cross-promotes unrelated developers. The company's own registry shows no 1 BHK anywhere in 23 projects. Casagrand Amor, at the northern end of this road, does sell from 515 sq ft — so the format exists in the corridor — but it does not exist in this developer's book, and we are not going to publish a configuration on the strength of a site the developer does not operate.

Indicative only. No configuration below has been announced and no size here is sourced. The two sourced facts are the 20 acres and the address; this table is the derived working view.

Urbanrise has not published a price for this project. Apartment-class homes in the Hullahalli and Bingipura node of Begur Koppa Road currently sit in an indicative band of Rs 5,400 to Rs 6,800 per sq ft, and it is that micro-market band — not a project rate — that every figure on this site is derived from.

The rate column sits in the upper half of that band, at Rs 6,000 to Rs 6,800 per sq ft. The short reason is that this parcel is 3.5 times the size of the road's on-market benchmark, DS-MAX SkySanman at 5.67 acres, and carries a materially stronger developer covenant behind it. The price page shows that adjustment as arithmetic; this page uses the result.

The all-in column applies a ×1.20 multiplier to the base, and it is empirical rather than a rule of thumb. SNN Estates Serenity Gardens, the closest analogue in scale in this corridor, lists a Rs 5,950 per sq ft base against Rs 6,725 to Rs 6,783 realised — a ×1.13 loading for club, car park, amenity and floor-rise charges — and Karnataka stamp duty and registration add about 6.6% on top of that. What a quoted all-in figure does and does not absorb varies by developer, and GST treatment on an under-construction home is precisely the line item to have confirmed in writing rather than assumed.

Every rupee figure on this page is derived from asking prices rather than recorded transactions, and in this belt the two are not the same number. The price page carries that calibration in full.

Structurally this is the configuration a 20-acre parcel is most likely to be led by, and it is bracketed rather than guessed: DS-MAX's three-bedroom homes run 1,353 to 1,522 sq ft, Suraksha Springs' sit at 1,615 sq ft, and SNN Estates' 1,060 to 2,275 grid puts its three-bedroom stock through the middle of the same range. A 20-acre township carries more amenity cost per home than a 5-acre one and needs a larger average ticket to absorb it, which argues for the upper part of that bracket rather than the lower.

At 1,420 to 1,520 sq ft the plan supports three bedrooms with two or three bathrooms, a defined dining area and a utility balcony. From about 1,600 sq ft it becomes a different home: a master bedroom with a dressing zone, a third bedroom that genuinely functions as a study or a parents' room rather than a box, and a wider living frontage onto whichever aspect the tower is given.

Who it suits. An owner-occupier settling in for the long term, and specifically the household for whom the school across the road is the reason for the address. Candor International School is an IB and Cambridge IGCSE campus of 25 to 30 acres with boarding, directly opposite, and Christ Academy ICSE School is 0.9 km up the same road. A three-bedroom home 200 metres from a school gate is a materially different proposition from the same home 6 km away, and it is the one advantage of this parcel that no amount of corridor infrastructure delay can take away.

The rental read is similar to the 2 BHK and no better: roughly Rs 21,000 to Rs 30,000 a month inferred at this pin, on an all-in entry from Rs 1.02 Cr. Buy this configuration to live in it. The same caution about search results applies here: look for a 3 BHK flat for sale in Begur and most of what returns is Begur Road proper to the north rather than this node. On this stretch the three-bedroom supply is thinner than at two bedrooms — several projects on the road stop at three-bedroom stock and only the largest layouts go beyond it.

Every size on this page is super built-up area, which is the basis on which per-square-foot rates are quoted in this market. It is the apartment's own enclosed area plus a proportionate share of lobbies, staircases, lift cores, corridors and common services.

Carpet area is the net usable floor area inside the apartment's own walls, defined under the Real Estate (Regulation and Development) Act 2016. It is the figure that governs the sale agreement once a project is registered, and it is materially smaller. As a corridor convention, carpet area typically works out at roughly 65% to 75% of super built-up area on apartment stock of this kind — so a 1,200 sq ft super built-up apartment anywhere in this belt would usually carry somewhere around 780 to 900 sq ft of carpet. That percentage is a market convention, not a project figure.

Two cautions apply specifically here, and they are the reason no carpet area appears anywhere on this site.

First, no loading factor can be stated for Urbanrise Begur Koppa Road, because no plan exists from which to measure one. Applying a convention percentage to a size band that is itself inferred compounds two estimates, and the result is not a number anyone should budget against.

Second, and more fundamentally, with no K-RERA registration there is no statutory carpet-area statement for any home here. That is not a technicality. Carpet area is the one measure every developer in India is obliged to define identically, it is what a court reads if a dispute arises, and it is published as part of registration. It is worth waiting for. When it arrives it will also be the first hard number this page can be checked against.

A practical consequence for anyone comparing quotes across this road: two projects advertising the same super built-up size can differ by 100 sq ft or more of actual carpet, and the rate per sq ft will not show it. Ask for the carpet figure and the loading percentage together, in writing, before comparing anything.

None of the following is published for this project. That is the point of listing it: this is the question set that turns an eventual floor-plan release into a decision.

• Homes per floor, and the lift-to-home ratio. On a tower plate this governs morning waiting time more than any amenity does, and it is the single most useful number on a plan after the carpet area.
• The built form itself. Mid-rise and high-rise are different products at the same price per sq ft — different plates, different lift counts, different maintenance, different views. Nothing has been announced here, and the nearest comparables are not consistent: the 4-acre project 6 km north runs basement plus ground plus 11 floors, while a 20-acre parcel can equally support a lower-rise, wider-spread layout.
• Your position relative to the road frontage and the school gate. Begur Koppa Road is roughly a 30 ft carriageway and the campus opposite is a 25 to 30 acre school with around 1,000 students. A school-run peak twice a day on a narrow road is a real, predictable condition, and which side of the site a tower sits on will matter more here than on an arterial address.
• Which phase you are buying. A 20-acre township will be built in phases. Ask what will be under construction next to you, and for how long, after your own block is handed over.
• Aspect and floor rise as priced items. In this corridor base rates are broadly flat across configurations and differentiation happens through facing, floor level and view premiums. Get those itemised.
• The loading factor and the carpet-area statement, in writing. Nothing on this page substitutes for either, and both become available at registration.
• Whether the sanctioned plan matches the sold plan. Which authority sanctions this parcel is unresolved — it sits in Anekal taluk, outside a city corporation, and BBMP's own tender to widen this road — a proposal reported stalled in October 2020 when landowners rejected the compensation offered, with no public update since — is worded "from Begur to BBMP limits", which is positive evidence that a boundary runs along this very road. Ask to see the approval that the sale plan is drawn against.

Three documents, none of which exists today.

The K-RERA registration, which publishes the statutory carpet area for every unit type, the sanctioned unit schedule and a binding completion date. The developer's cost sheet and floor-plan set, which publishes the configuration mix, the real sizes, the loading factor and the charges that sit outside the base rate. And the sanctioned plan, which settles the authority question and with it the FAR that determines how much of this 20 acres becomes saleable area at all.

Until those arrive, no floor plan issued for this project is a document anyone can be held to — and that is a statement about the stage the project is at, not about the developer. We will republish the table above against those documents the moment they appear, and say plainly where our derived bands were wrong.

For how the 20 acres is likely to be organised across the site, see the master plan page. For the full derivation of the Rs 5,400 to Rs 6,800 per sq ft micro-market band, the DS-MAX SkySanman benchmark and the ask-to-transaction calibration, see the price page.