Adarsh Palm Retreat Mayberry in Bellandur: Buyer's Guide (October 2026)
Adarsh Palm Retreat Mayberry is a completed apartment project by Adarsh Developers on Doddakannelli Road in Bellandur, East Bangalore. It forms the third phase of the Adarsh Palm Retreat township, and handover of its homes began in December 2024. This guide covers what a buyer needs to know today: the homes, the location, how a purchase works now that the developer has sold out, the RERA details and the checks to run first.
Who Adarsh Palm Retreat Mayberry Suits
The project suits buyers who want a nearly new 2 or 3 BHK in Bellandur without waiting for construction. It also fits families who prefer a settled township with neighbours already in place, and investors looking for a ready home on the Outer Ring Road side of the city. Since the developer has sold every unit, a home in Mayberry is bought from an existing owner, so the buyer should be comfortable with a resale purchase and its paperwork.
The Project at a Glance
Mayberry is a compact phase inside a much larger gated community. The main facts are listed below:
- Developer: Adarsh Developers
- Location: Doddakannelli Road, Bellandur, Bangalore 560035
- Land area: 3 acres
- Homes: 186 apartments in six towers of 13 floors
- Home types: 2 BHK and 3 BHK
- Possession: from December 2024
- Karnataka RERA number: PRM/KA/RERA/1251/310/PR/171207/002367
Homes and Sizes
Adarsh Palm Retreat Mayberry offers six layouts, all measured on built-up area. The two-bedroom homes come in two sizes, while the three-bedroom homes come in four. The sizes are these:
- 2 BHK: about 1,230 sq ft and about 1,355 sq ft
- 3 BHK: about 1,630, 1,695, 1,765 and 1,850 sq ft
The 1,230 sq ft 2 BHK is the smallest way into the project, and the 1,850 sq ft 3 BHK gives a growing family the most room. The gap between the four 3 BHK plans usually shows in the living room, the balconies or a utility area. A buyer should ask the seller for the sanctioned plan of the exact flat, which also shows its carpet area.
Location and Daily Life
The project is located on Doddakannelli Road in Bellandur, inside the wider Palm Retreat township. Bellandur is one of the main homes for people who work on the Outer Ring Road, where many of the city's large technology campuses are based. Sarjapur Road and Marathahalli are close by, and Electronic City is reached through the ring road network.
Living inside an established township brings practical benefits. The internal roads are private and lit, the earlier phases have been occupied for years, and many daily needs are met close to the gate. The ring road is also among the busiest roads in Bangalore, so a peak-hour drive to the workplace is the best test before buying. More on the area is on the Bellandur locality page.
Amenities
Amenities at Adarsh Palm Retreat Mayberry are built around a clubhouse and a swimming pool. The shared facilities include the following:
- Clubhouse with a gymnasium and a health club
- Swimming pool
- Jogging and skating track
- Children's play area and sports courts
- Indoor games room and an activity area
- Multipurpose hall for gatherings
- Landscaped gardens and retail spaces
Since the homes were handed over from December 2024, a buyer should confirm which facilities are fully running. It also helps to ask whether Mayberry residents share any facilities with the earlier phases of the township, and on what terms.
Buying a Home in a Sold-Out Project
Adarsh Developers has sold every home in Mayberry, so purchases now happen between a seller and a buyer. The price is agreed privately and follows resale rates in Bellandur rather than a developer price list. Floor, facing, the position of the tower and any interior work the owner has done all move the final figure.
A completed flat that holds its occupancy certificate carries no GST. The main costs on top of the agreed price are listed below:
- Stamp duty of 5% plus surcharges for a home above Rs. 45 Lakhs in Karnataka
- Registration fee of 2% of the property value
- Any transfer fee charged by the owners' association
- Legal fees for the title check and the sale deed
- Pending maintenance dues, which should be cleared by the seller
Buyers planning a home loan can work out the monthly instalment on our EMI calculator before talking to a bank. A bank will value the flat on its own, so an early loan sanction makes the negotiation easier.
RERA and Paperwork
The Karnataka RERA registration number of Adarsh Palm Retreat Mayberry is PRM/KA/RERA/1251/310/PR/171207/002367, granted on 7 December 2017. The registration covers 186 apartments in six towers, and the promoter is Akarsh Residence Private Limited. The number can be checked on the Karnataka RERA portal.
In a resale, the papers that protect the buyer show two things: that the building may be occupied, and that the seller owns the flat. The main documents to collect are these:
- The occupancy certificate for the seller's tower
- The seller's registered sale deed and the original agreement with the developer
- The khata in the seller's name and the latest property tax receipt
- An encumbrance certificate for the years since the seller bought
- A no-dues letter from the owners' association
- A loan closure or bank consent letter if the flat is mortgaged
About the Developer
Adarsh Developers has been building homes in Bangalore since 1988. Its work covers apartments, villas and plotted layouts, with a strong presence in Bellandur, Sarjapur Road and the north of the city. The Palm Retreat township in Bellandur is one of its best-known addresses, and Mayberry adds a newer phase to it.
Checks Before Paying a Token
A few simple checks make a resale purchase safer. These are the main ones:
- Match the RERA number and the tower details on the Karnataka RERA portal
- Ask for the sanctioned plan of the flat, with its built-up and carpet areas
- Confirm the car parking bays allotted to the flat and their location
- Collect two or three recent resale prices for the same layout in the township
- Have a lawyer read the title papers before any token is paid
- Visit at peak hour to judge the gate, the lifts and the commute
Homes in Mayberry come up for sale from time to time. Compare the resale options open now, and have a property lawyer check the paperwork.