DNR Reflection in Bellandur: Buyer's Guide (October 2026)

DNR Reflection is a completed apartment project by DNR Group in Green Glen Layout, Iblur, Bellandur, East Bangalore. The developer has sold every home, so a purchase in 2026 is a resale from an owner. This guide covers the location, the homes, the RERA details, the costs of a resale and the checks to run before paying an advance.

What DNR Reflection Is

DNR Reflection is a community of 179 large apartments on 3.5 acres, opposite Iblur Lake. The homes are spread across four blocks of 12 floors. Work began in May 2015, and handovers started in December 2018.

Some property listings still describe the project as a new launch, and a few place it on Bannerghatta Road. Both are wrong. The project is finished and occupied, and its address is in Iblur Village, on the Bellandur side of the Outer Ring Road.

Who the Project Suits

The project suits a large or joint family that wants a big home close to the Outer Ring Road offices, HSR Layout and Sarjapur Road. It also suits buyers who prefer a finished building, where the flat, the lifts and the common areas are open to inspection. The community is small, so it feels quieter than the large campuses nearby.

Buyers on a tight budget, or those who want a 2 BHK, will find more choice elsewhere in Bellandur. A home of this size also carries a higher monthly maintenance bill than a compact flat.

Location and Connectivity

The address is 833/33, Survey No. 33, Iblur Village, opposite Iblur Lake, Green Glen Layout, Bellandur, Bengaluru 560103. The site is close to the Iblur junction, where Sarjapur Road meets the Outer Ring Road. HSR Layout is across the junction to the west, and the Bellandur and Marathahalli office parks are to the north.

The Outer Ring Road stretch through Bellandur is among the busiest in the city at peak hours. The Blue Line of Namma Metro is under construction along this road, with a station planned at Iblur. The drive to the workplace is worth testing at the hour it will be made.

Parts of the Outer Ring Road near Bellandur were flooded in the heavy rain of September 2022. Residents are the best guide to how this building, its basement and its approach road fared in past monsoons. A visit after a spell of rain shows the drainage on the street as well.

Homes and Sizes

DNR Reflection is registered with Karnataka RERA as 179 apartments of 3 BHK and 4 BHK. The 4 BHK homes have four bathrooms and a built-up area of about 3,230 sq ft. The carpet area across all 179 homes averages about 1,650 sq ft, which shows how large these apartments are for the area.

The size on the sale deed and the khata of the specific flat is the figure that counts in a resale. Ask the seller for the carpet area and the undivided share of land of that flat. Both are printed in the original sale deed.

Resale Price and Costs

DNR Reflection has no developer price list in 2026, as the developer's stock is sold. The price of each flat is set by its owner and moves with the floor, the view, the interiors and the condition of the home. Recent sales in the complex, and asking prices in similar completed projects on this side of Bellandur, are the fair points of comparison.

The main costs on top of the agreed price are listed below:

• Stamp duty of 5.6%, with cess and surcharge, on a home above Rs. 45 Lakhs
• Registration fee of 2%
• TDS of 1% of the price, deducted by the buyer and paid to the tax department, when the seller is a resident
• Transfer fee and any dues payable to the owners' association
• Khata transfer charges after registration

A completed home sold by an owner carries no GST. Home loans are available on resale flats, and the bank runs its own legal and valuation check before it lends.

Amenities

Amenities at DNR Reflection are built and in use, so each one is open to inspection on a visit. The main facilities are listed below:

• Clubhouse with a community hall and party area
• Swimming pool and kids' pool
• Gymnasium, yoga room and spa with a jacuzzi
• Tennis, squash and basketball courts
• Indoor games room with billiards and table tennis
• Library and landscaped gardens
• Jogging track and kids' play area

With 179 homes sharing these facilities, each owner carries a larger share of the upkeep than in a big township. The association's accounts show the monthly charge, the size of the sinking fund and any large repairs planned.

RERA and Legal Status

The Karnataka RERA registration number of DNR Reflection is PRM/KA/RERA/1251/446/PR/171014/000279, granted on 14 October 2017. The promoter is DNR Corporation Pvt Ltd, and the project status on the RERA portal is completed. The building plan was approved by BBMP, and the land is under a joint development agreement dated 30 October 2014.

The registration protects the project as a whole. A resale buyer still needs the papers of the individual flat, which a property lawyer should read before the sale agreement is signed.

About the Developer

DNR Group is a Bangalore developer whose finished homes are mostly in the east of the city, in Bellandur, Whitefield, Mahadevapura and Koramangala. DNR Arista, also in Bellandur, is a newer completed project by the same developer. Comparing the two shows how the developer's buildings age over several years of use.

Checks Before Paying an Advance

A resale rests on the papers of one flat and the condition of one building. These are the main points to check:

• The seller's registered sale deed, and the earlier deeds if the flat has changed hands
• The occupancy certificate of the block and the e-Khata in the seller's name
• An encumbrance certificate up to date, and a loan closure letter if the flat was mortgaged
• A no-dues letter from the owners' association and the latest property tax receipt
• The car parking spaces allotted to the flat, as written in the sale deed
• Seepage, plumbing and electrical condition inside the flat, checked on a visit
• The state of the lifts, generators, pumps and basement, and how the building coped with heavy rain

Buyers comparing options nearby can also browse other apartments for sale in Bellandur. Compare the flats currently open for resale in DNR Reflection, and visit the community before deciding.