Base, all-in, and the 12% between them
A rate times an area gives you a total. It does not tell you what is underneath the plot - who sanctioned the layout, what share of the land you will never be sold, or when the roads and the sewage plant are contracted to be finished. Phase 2 has public answers to all three, and they are the reason the rate sits where it does. When the budget line starts driving the decision, Sumadhura Belfort keeps the discussion inside the same Bengaluru market, where final cost, payment timing, and exclusions matter more than headline rate.
The rate, and the five sizes it applies to
Rs 8,300 per sq ft is the base selling price, quoted on 19 September 2026. It is not what you pay. The launch communication for Phase 2 named a list base of Rs 8,599 and an all-inclusive range of Rs 9,200 to Rs 9,500 - so the developer's own charges add roughly 7 to 11% before any tax. A base that has since moved to Rs 8,300 should pull the all-in down with it, but that is an inference, not a quote: ask for the current all-in in writing. K-RERA records land area, works and project cost, and never records a selling price, so no part of this is registered. Splendid Evora is useful for cost discipline because a project decision should survive the full cost sheet, not only the first quoted rate or launch headline.
What the filing does back is the scale. Phase 2 registers 33.88 acres and 443 plots; Phase I, registered separately in January 2025, adds 49.41 acres and 539 plots on adjoining survey numbers - about 83 acres of Sanna Amanikere between them. Infrastructure spreads further across a layout that size than across a five-acre pocket, and the filing puts Rs 66.49 crore of layout development against Rs 90.77 crore of land. Sumadhura Group has a Bengaluru track record, which shortens the odds on delivery - but the promoter on this registration is Sumadhuara Empire Estates Private Limited, and on Phase I it is Sumadhura Realty. Ask which entity signs your agreement.
Where that puts you on the corridor
Compare like with like: the band below is base rates, so Phase 2 belongs in it at Rs 8,300, not at its all-in. Even so it sits above Devanahalli and at the entry of Yelahanka - a position to interrogate, not assume:
| Micro-market | Approx. Rate (Rs/sq ft) | Notes |
|---|---|---|
| Devanahalli (approved layouts) | 5,500 – 7,500 | Varies by developer and amenity level |
| Yelahanka / Jakkur | 8,000 – 12,000 | Closer to city, limited availability |
| Doddaballapur Road | 3,500 – 5,500 | Less infrastructure, more speculative |
| Sarjapur Road (plots) | 9,000 – 14,000 | High demand, traffic congestion |
At Rs 8,300 base you are no longer paying a Devanahalli discount - you are paying Yelahanka's entry rate for a Devanahalli address, and roughly Rs 1.10 crore all-in for the smallest plot in the layout. What justifies it has to come from here specifically: the BIAAPA sanction, the 48.7% of land held as parks, civic sites and road, and a completion date of 31 December 2027 on a public certificate. Price the neighbouring approved layouts at their own base rates and make the developer argue the gap.
Costs Beyond the Plot Price
The sticker price is not the total cost. Budget for these additional expenses:
- Registration and stamp duty: Karnataka charges approximately 5.6% stamp duty plus a 2% registration fee - about 7.6%, or roughly Rs 8.4 lakh on the Rs 1.10 crore all-in for a 1,200 sq ft plot. On most Karnataka cost sheets this sits outside the developer's all-in figure; confirm which side of the line yours falls on. Check the Karnataka registration department for current rates.
- GST: Sale of developed land is generally outside GST, but charges billed as infrastructure or amenity development can attract it. Ask for the tax treatment line by line on the cost sheet.
- Maintenance deposit: Most layouts collect an upfront corpus. Neither Panorama registration records one, so whatever is quoted is a commercial term - get the amount and what it covers in writing.
- Construction cost: If you plan to build, budget Rs 2,000 to Rs 3,500 per sq ft for construction depending on specifications. A 1,200 sq ft plot with a two-storey house could mean Rs 35 to 50 lakhs in construction costs on top of the land price.
How you will be asked to pay
Most plotted developments offer construction-linked payment plans or milestone-based schedules. This means you don't pay the full amount upfront - payments are spread across project milestones. Bank loans are available for approved plotted developments through most major banks. Pre-approved SBI and HDFC plot loans typically cover 70 to 80 percent of the plot value.
The cost sheet from the developer will break down the exact payment schedule, any early-bird discounts, and applicable charges. Request it through the contact page, or read the project overview for the full specification list.
Want the current cost sheet and payment schedule?
Use the contact page to request the latest pricing, inventory, and booking support.
Sumadhura Panorama Phase 2 Price FAQs
What does a plot actually cost at Sumadhura Panorama Phase 2?
Budget from the all-in, not the base. The base rate quoted on 19 September 2026 is Rs 8,300 per sq ft - Rs 99.6 lakh at 1,200 sq ft, Rs 1.25 crore at 1,500, Rs 1.49 crore at 1,800, Rs 1.66 crore at 2,000 and Rs 1.99 crore at 2,400. The developer's launch communication put the all-in at Rs 9,200 to Rs 9,500 per sq ft, which takes the 1,200 sq ft plot to roughly Rs 1.10 to 1.14 crore. Karnataka stamp duty and registration, about 7.6%, usually sit outside even that.
Is Rs 8,300 the base rate or the all-in rate?
The base. It cannot be the all-in, because the launch communication quoted an all-in of Rs 9,200 to Rs 9,500 against a list base of Rs 8,599 - and 8,300 sits below that base. Read Rs 8,300 as a channel-partner rate roughly 3.5% under the launch list price, and ask for the current all-in figure in writing before you compare this project with any other.
Is any of the pricing registered with RERA?
No. Karnataka RERA records land area, the works schedule and the project cost - Rs 157.25 crore here, split Rs 90.77 crore land and Rs 66.49 crore development - but it never records a selling price. Every rate on this page is a quote from developer or channel-partner collateral, and only the cost sheet you sign is binding.
What sits between the base rate and the all-in?
Infrastructure or development charges, any preferential-location or corner premium, legal and documentation charges, and a maintenance corpus. None of these appear in the registration, so they are commercial terms. If a club or amenity charge appears, press on it: neither Panorama registration records a clubhouse, pool or gym.
What does the payment plan look like?
Plotted layouts are usually milestone-linked rather than paid upfront, and the registered works schedule gives you the milestones to tie payments to: plot formation from June 2026, water and sewage infrastructure from July 2026, roads and electrical from August 2026, the sewage treatment plant from November 2026 and power supply from January 2027 - all contracted to close by 31 December 2027.
Can I get a bank loan on this plot?
Plot loans are available on RERA-registered layouts through most major lenders, typically covering 70 to 80 percent of plot value at tenures shorter than a home loan. Phase 2 carries PRM/KA/RERA/1250/303/PR/150626/008723, granted 15 June 2026, which is the number a lender will ask for. Note that lenders usually fund against the base, not the all-in.
How do I get the current price sheet?
Use the contact form on this site. Ask for the unit-wise cost sheet with every line itemised, the current all-in rate, the payment schedule, the booking amount and its refund terms - all in writing. Check which company is named as promoter: Phase 2 is registered to Sumadhuara Empire Estates Private Limited, Phase I to Sumadhura Realty.