Pavani Mirabilia in Whitefield: Buyer's Guide (October 2026)

Pavani Mirabilia is a large apartment project by Pavani Group at Seegehalli, on the Whitefield to Hoskote road in East Bangalore. It is registered with Karnataka RERA in three phases, with ten towers and about 1,800 homes between them. This guide covers the phases, the home types, the construction stage in October 2026 and the checks to run before booking.

The Project in Brief

Pavani Mirabilia is built as one campus and sold in phases, each with its own RERA registration and completion date. The main facts are listed below.

• Location: Seegehalli village, Bidarahalli Hobli, Bangalore East Taluk
• Promoter company: Sai Sravanthi Infra Projects Pvt Ltd, the Pavani Group company for this project
• Towers: ten, named A to J, each with two basements, a ground floor and 19 upper floors
• Phase I land: 54,278 sq m, which is 13.41 acres
• Home types: 1, 2, 3 and 4 BHK apartments
• Plan approval: Bangalore Development Authority (BDA)

Phase I has 42,793 sq m of open area, about 79% of its land. With 1,108 homes on 13.41 acres, the density of this phase is about 83 homes per acre. That is a busy, high-rise community, with the scale to support a large clubhouse and several sports courts.

Location and Connectivity

The project is located on the Whitefield to Hoskote road, north of Kadugodi and a short drive from the main Whitefield office belt. ITPL, the EPIP zone and the business parks on Whitefield Main Road are the nearest large job centres. Old Madras Road and the Hoskote industrial area are reached in the other direction.

The Whitefield (Kadugodi) terminal station of the Purple Line is the nearest metro station to the site. The line runs through KR Puram and MG Road to the west of the city, which gives residents a fixed travel time to the centre. The last stretch from the station to the gate is by road, so a trial run at peak hour is worth the time.

Phases, Towers and Home Types

Pavani Mirabilia phases differ in size, home mix and completion date, so a buyer should first find out which tower a flat belongs to. The table sets out the three registrations.

Phase I and Phase II were registered with 1,006 and 379 homes. Modified plans approved in 2026 raised the counts to 1,108 and 456, after the developer added floor area through transferable development rights. Tower J holds the 236 one-bedroom homes, towers A and B hold the two-bedroom homes, and towers H and I hold most of the four-bedroom homes.

Sizes and prices

Saleable sizes run from about 1,050 sq ft for a 2 BHK to about 2,395 sq ft for the largest 4 BHK. Prices start at Rs. 1.51 Crore for a 2 BHK, Rs. 1.91 Crore for a 3 BHK and Rs. 3.26 Crore for a 4 BHK. That works out to about Rs. 14,400 per sq ft on saleable area.

The carpet area is a good deal smaller than the saleable area. In Phase I, the registered carpet area averages about 705 sq ft for a 2 BHK and about 940 sq ft for a 3 BHK. The sale agreement states the carpet area of the exact flat, and that is the figure to compare with other projects.

RERA Numbers and Construction Stage

Pavani Mirabilia RERA registration numbers are separate for each phase, and each can be checked on the Karnataka RERA portal.

• Phase I: PRM/KA/RERA/1251/446/PR/120922/005235, granted on 12 September 2022
• Phase II: PRM/KA/RERA/1251/446/PR/200224/006641, granted on 20 February 2024
• Phase III: PRM/KA/RERA/1251/446/PR/240626/008750, granted on 24 June 2026

Construction is under way in all three phases as of October 2026. The quarterly update filed in July 2026 put Phase I at 84% complete, with towers A to D between 80% and 87% and towers H and J behind them. Phase II was at 45% in the same update, and Phase III started in March 2026.

The dates matter for a buyer who needs to move in soon. Phase II carries a completion date of December 2026 against 45% progress in July 2026, so ask whether the developer has applied for an extension. Ask for the possession date written in the sale agreement of the tower in question, and compare it with the date on the RERA record.

Who the Project Suits

The project suits buyers who work in Whitefield or along Old Madras Road and want a large gated campus with a wide choice of sizes. One-bedroom homes in tower J suit single professionals and investors who plan to rent to the Whitefield workforce. The 4 BHK towers suit larger families who want space without moving to a villa.

Buyers who need a ready home should weigh the construction stage with care, since handover depends on the occupancy certificate for each tower. A family that prefers a small, quiet community may be happier in a project with fewer homes. Our EMI calculator shows the monthly outgo for each price point.

Checks Before Booking

A few checks protect a buyer in a phased project of this size. The main ones are listed below.

• The phase and RERA number of the tower, matched with the number printed on the sale agreement
• The modified sanctioned plan of 2026, which shows the final number of floors and homes in the tower
• The possession date and the delay compensation clause in the agreement
• The litigation section of the RERA record, which lists a case before the National Green Tribunal
• The carpet area, the car park allotment and the undivided share of land for the flat
• The payment schedule, with each instalment tied to a construction stage that can be seen on site
• The bank account for payments, which must be the project account named on the RERA record

A site visit shows the real progress of the tower better than any brochure. GST applies to a home bought before the occupancy certificate, and stamp duty of 5.6% plus registration of 2% apply on the sale deed. A lawyer should read the title papers and the agreement before the booking amount is paid.