Brigade Exotica on Old Madras Road: Buyer's Guide (October 2026)
Brigade Exotica is a completed high-rise apartment project by Brigade Group on Old Madras Road, just before Budigere Cross in east Bangalore. Possession began in December 2017, and every home is now with its owners, so a purchase today is a resale. This guide covers who the project suits, the location, the homes, the costs of a resale purchase and the checks to run before paying an advance.
Who Brigade Exotica Suits
The project is built for households that want a large apartment and are comfortable living high up. Its homes start at about 2,990 sq ft, well above the usual size of a city flat, and the two towers rise to 35 floors. Buyers who want to move in soon, and to see the actual home before they pay, will find a finished and occupied community here.
It is a less natural fit for buyers on a tight budget or those looking for a compact home to rent out. Families who prefer a low-rise building, or who want a new booking with a developer payment plan, may also look at other options along the same road.
Location and Address
The project is located at Nos. 35 and 36/1 P, before Buddigere Cross on Old Madras Road, Virgonagar, Aavalahalli, Bengaluru 560049. Old Madras Road (NH 75) runs west to KR Puram and the city, and east to Hoskote. Whitefield and KR Puram are each about 20 minutes away by road outside peak hours.
The Purple Line of Namma Metro runs through KR Puram, to the west of the project, and on to Whitefield. The Blue Line from Central Silk Board to KR Puram is under construction, with no firm opening date as of October 2026. The KR Puram junction and Old Madras Road can be slow at peak hours, so a trial drive at office time is worth doing.
The Homes at Brigade Exotica
Brigade Exotica offers 3, 4 and 5 BHK apartments spread across 454 homes in two towers on a 10-acre site. With only two towers on that much land, a large share of the ground is open, and the project was planned around a mini forest. The towers are arranged so that no two apartments face each other directly.
The main layouts and their built-up sizes are listed below:
- 3 BHK: about 2,990 sq ft
- 4 BHK: about 3,630 sq ft
- Penthouses: about 4,500 sq ft, at the top of the towers
The project was pre-certified as a green building. Its amenities include a clubhouse, a swimming pool, a gym, a spa and a sauna. A games room, table tennis, outdoor and basketball courts, a jogging track, play areas, a party area and landscaped gardens complete the list.
Prices and the Cost of a Resale Purchase
When the homes were first sold, the rate was about Rs. 5,940 per sq ft. That figure shows what the first owners paid and is only a starting point for today's market. Resale prices now depend on the floor, the view, the layout and the condition of each flat. Compare the latest asking prices in the project before making an offer.
A completed home bought on resale carries no GST, but several costs are paid on top of the agreed price. They are listed below:
- Stamp duty: in Karnataka, 5% plus surcharges for a property above Rs. 45 Lakhs
- Registration fee: 2% of the property value
- Any transfer charge levied by the owners' association
- Legal fees, and brokerage where a broker is involved
- Khata transfer and the change of name on the electricity and water connections
Approvals and Paperwork
Brigade Exotica was completed in 2017, before most Karnataka projects came under RERA, and a search of the Karnataka RERA portal in October 2026 shows no registration in its name. For a completed project, the key documents are the occupancy certificate, the title chain and the khata. A number that appears in some listings belongs to an agent's registration, not to the project, so it is no guide to approvals.
A lawyer's title search should cover the sale deed from the developer to the first owner and every transfer after it. An encumbrance certificate for the full period shows whether a loan or other charge is still recorded against the flat. Banks will also run their own legal check before they lend on a resale home.
Checks Before Paying an Advance
A resale flat in an eight-year-old building calls for a careful look at both the home and the paperwork. These checks cover the main points:
- Inspect the flat for seepage, the condition of the fittings and any repairs it needs.
- Collect copies of the occupancy certificate, the sale deeds and the latest khata and tax receipts.
- Get an encumbrance certificate and a no-dues letter from the owners' association.
- Confirm the parking allotted to the flat and whether it moves with the sale.
- Ask the association about lift upkeep, power backup and the maintenance charge per sq ft.
- Check that any changes made inside the flat were approved.
- Compare the asking price with recent sales of similar flats in the same towers.
Lifts and backup power matter more in a 35-floor tower than in a low-rise block, so the association's records on both are worth reading. More homes on this stretch are listed on our Old Madras Road page.
