Prestige Royale Gardens in Yelahanka: Buyer's Guide (October 2026)
Prestige Royale Gardens is a completed apartment project by Prestige Group on Doddaballapur Road, north of Yelahanka in North Bangalore. It was built in three phases, each with its own RERA registration, and every home has been sold by the developer. This guide sets out the phase-wise facts, the home sizes, the location and the checks for a resale purchase.
Project Facts at a Glance
The estate covers 88,373 sq m, about 21.8 acres, in Avalahalli Village, Yelahanka Hobli. It has 13 towers, each with 16 residential floors above a stilt level and a basement. The three registrations are as follows:
| Phase | RERA number | Towers | Homes | Occupancy certificate |
|---|---|---|---|---|
| Phase 1 | PRM/KA/RERA/1251/309/PR/170916/000445 | 1 to 5 and 14 | 768 | 4 July 2018 |
| Phase 2 | PRM/KA/RERA/1251/309/PR/170916/000446 | 6 and 9 to 12 | 640 | 4 July 2018 |
| Phase 3 | PRM/KA/RERA/1251/309/PR/170916/000459 | 7 and 8 | 288 | 4 March 2020 |
Together the three phases hold 1,696 homes. The promoter is Prestige Estates Projects Limited, and the land area in each registration is that of the whole estate. Buildings cover about 16% of the land, and the remaining 84% is open area. The basement car park for all three phases was built as part of Phase 1.
Why the Phase Matters
A resale flat in Prestige Royale Gardens belongs to one of the three registrations, and the tower number shows which one. Phases 1 and 2 share a completion certificate of 2 June 2017 and the occupancy certificate of July 2018. Phase 3 started later, in October 2016, and received its occupancy certificate in March 2020.
The age of the tower affects the condition of the flat and the paperwork the seller holds. A flat in Towers 7 or 8 is about two years newer than one in the other eleven towers. The occupancy certificate the seller shows should carry the date of that phase.
Home Sizes
Homes at Prestige Royale Gardens range from 1 BHK to 3 BHK, in four formats. The carpet areas on the registered unit lists are as follows:
| Home type | Carpet area (sq ft) |
|---|---|
| 1 BHK | About 427 to 529 |
| 2 BHK | About 903 to 923 |
| 2.5 BHK | About 982 to 1,008 |
| 3 BHK | About 1,262 |
The 2 BHK is the most common format across the 13 towers, with a saleable area of about 1,304 sq ft. Resale listings usually quote the saleable area, while the sale deed carries the carpet area. Asking each seller for the carpet figure puts two flats on the same footing.
With the developer's sale closed, the price is set between the buyer and an individual owner. It varies with the tower, the floor, the view and the upkeep of the flat. Recent asking prices in the estate are the best guide to the going rate.
Location and Connectivity
Prestige Royale Gardens is located on Doddaballapur Road in Avalahalli, beyond Yelahanka New Town. The road links Yelahanka with Rajanukunte and Doddaballapur to the north. Yelahanka itself has the nearest large cluster of schools, hospitals, shops and a railway station.
The airport road, NH 44, runs to the east of Yelahanka and is the main route to Hebbal and to Kempegowda International Airport. The Blue Line of Namma Metro is under construction along that highway. Daily travel from the estate depends on Doddaballapur Road, so a peak-hour drive to the workplace is a useful test before buying.
The address suits people who work in Yelahanka, along the airport corridor or in the Doddaballapur industrial area. For a job in the central business district or in the eastern tech corridors, the commute is long.
Amenities
Amenities at Prestige Royale Gardens are grouped around a clubhouse and the open areas between the towers. The main facilities are listed below:
- A clubhouse with a gymnasium, a games room and a community hall
- A swimming pool, with a spa and sauna
- Tennis, basketball and badminton courts, and table tennis
- A library and a mini theatre
- A jogging track and landscaped gardens
- A children's play area
- A cafeteria
The estate has been lived in since the first handovers, so the facilities are in regular use. A visit on a weekend shows how they are maintained and how the owners' association runs the campus.
Who the Project Suits
The project suits a couple, a small family or a first-time buyer who wants a ready home in a large gated campus in North Bangalore. The range from 1 BHK to 3 BHK also suits investors looking at rental demand around Yelahanka. With many flats on one campus, several resale offers are usually open at once, which helps a buyer compare.
A buyer who wants a brand-new flat, four bedrooms or a short drive to the city centre is better served by other projects. Families with school-going children should check the school run from Avalahalli before deciding.
Checks Before Buying a Resale Flat
A flat in a completed estate still needs its papers checked one by one. These checks apply to a resale purchase in any of the three phases:
- Read the seller's registered sale deed and confirm the tower, flat number, carpet area and car park
- Match the tower with its phase and ask for the occupancy certificate of that phase
- Check the khata, the latest property tax receipts and the electricity and water bills in the seller's name
- Pull an encumbrance certificate from the date of the seller's purchase to the present
- Get a closure letter for any home loan on the flat and a no-dues letter from the owners' association
- Inspect the flat for seepage, plumbing leaks and worn joinery, as the older towers are several years old
- Ask for the monthly maintenance charge per sq ft and any pending one-time dues
Stamp duty at 5.6% and the registration fee at 2% are paid on the sale value or the guidance value, whichever is higher. Our EMI calculator shows the monthly outgo and the upfront cash for any price. The three RERA records, with the approved plans and unit lists, are open to view on the Karnataka RERA portal.
