Primus Sangama in Kumbalgodu: Buyer's Guide (October 2026)
Primus Sangama Senior Residences is an under-construction apartment project by Primus Life at Kumbalgodu, on Mysore Road in south-west Bangalore. It plans 306 homes on about 2.7 acres, in a senior-living series and a multi-generational series. This guide covers the address, the homes and prices, the RERA status and the checks to finish before booking.
Project Facts at a Glance
The key facts of the project, with the registered details from Karnataka RERA, are in the table below:
| Item | Detail |
|---|---|
| Promoter | Ameliorate Realtors Private Limited (Primus Life) |
| Type | Residential apartments, one basement and 18 floors |
| Land area | 10,901 sq m, about 2.7 acres |
| Homes | 306 |
| Home types | 1 BHK, 2 BHK, 3 BHK and 3.5 BHK |
| Address | Survey Nos. 198 and 199, Kumbalgodu, Kengeri Hobli, Bangalore 560074 |
| RERA number | PRM/KA/RERA/1251/310/PR/170325/007588 |
| Registered completion date | 18 February 2030 |
The building covers 3,240 sq m of the site. The remaining 7,661 sq m, about 70% of the land, is open area. Parking is planned for 387 cars, with 316 covered spaces and 71 open ones.
What Makes the Project Different
Primus Sangama is planned around older residents and their families living on one campus, each in a separate home. The Senior Living series is for retired residents, and the Multi Generational series is for their children and grandchildren. A family can therefore buy two homes in the same building and stay independent of each other.
The design reflects that purpose. Lifts are sized to take a stretcher, and bathrooms are fitted with grab bars. Care and support services on the campus are run by Primus Life, which operates senior-living communities in the city.
The services are as important as the building in a project of this kind. Buyers should ask for the list of services, the monthly charge for them, and the agreement under which they are provided. These terms decide the running cost of the home long after the purchase price is paid.
Location and Connectivity
Primus Sangama is located at Kumbalgodu on the Bangalore-Mysore Road, which runs along the western edge of the site. Kumbalgodu is on Mysore Road beyond Kengeri, in an area of industry, colleges and newer housing. The setting is quieter and greener than the inner city.
The Purple Line of Namma Metro ends at Challaghatta, on Mysore Road towards the city. NICE Road meets Mysore Road near Kengeri and links the area to Kanakapura Road, Bannerghatta Road and Electronic City. The tech corridors of the east and the airport in the north are a long drive from this side of the city.
Healthcare access matters more than office commutes in a home for older residents. Mysore Road has large hospitals in the Kengeri and Kumbalgodu stretch, including a medical college hospital. A buyer should time the drive from the site to the chosen hospital and ask what emergency arrangements are part of the services.
Homes and Prices
Primus Sangama prices start at Rs. 98.85 Lakhs for the 1 BHK and go up to Rs. 1.76 Crore for the largest 3 BHK. The two series and their starting prices are in the table below:
| Series | Home type | Size (sq ft) | Starting price |
|---|---|---|---|
| Senior Living | 1 BHK | 955 | Rs. 98.85 Lakhs |
| Senior Living | 2 BHK | 1,350 | Rs. 1.39 Crore |
| Senior Living | 3 BHK | 1,731 | Rs. 1.76 Crore |
| Multi Generational | 2 BHK | 1,234 | Rs. 1.14 Crore |
| Multi Generational | 3 BHK | 1,586 | Rs. 1.44 Crore |
| Multi Generational | 3.5 BHK | 1,711 | Rs. 1.55 Crore |
The price per sq ft is about Rs. 10,200 to Rs. 10,400 for the Senior Living homes and about Rs. 9,100 to Rs. 9,200 for the Multi Generational homes. The sizes in the table are saleable areas. Registered carpet areas are smaller: about 541 sq ft for the 1 BHK, 701 to 802 sq ft for the 2 BHK, 944 to 1,059 sq ft for the 3 BHK and 1,037 sq ft for the 3.5 BHK.
The registered plan has 170 two-bedroom homes, 85 three-bedroom homes, 34 one-bedroom homes and 17 homes of 3.5 BHK. The 2 BHK is therefore the easiest type to find on a preferred floor. Carpet area is the figure to compare between the two series, since the corridors and shared spaces of a senior-living building are larger than usual.
Costs Beyond the Price
A home bought during construction carries GST, and the sale deed carries stamp duty and registration. The main costs on top of the price are listed below:
- GST on the agreement value during construction
- Stamp duty of 5.6%, including cess and surcharge
- Registration fee of 2%
- Maintenance deposit and the monthly maintenance charge
- The monthly charge for care and support services
- Legal fees for the title check and the agreements
On a price of Rs. 98.85 Lakhs, stamp duty and registration together add about Rs. 7.51 Lakhs. The payment plan and the service charges are shared with the cost sheet, and we can send the current one on request. Our EMI calculator shows the monthly outgo and the upfront cash for any price.
Amenities
Amenities at Primus Sangama are planned around a clubhouse of about 2,092 sq m and landscaped parks of about 2,300 sq m. The registered plan includes the following:
- A clubhouse and a community hall
- A swimming pool and a gymnasium
- Indoor and outdoor sports areas
- Parks and landscaped open spaces
- CCTV surveillance and power backup
The features that matter most to older residents are in the detail of the building. Step-free access, wide doorways, handrails in the corridors and an emergency call system belong on the written specification. A buyer should ask for that document and match it with the model home.
RERA Status and Stage
Primus Sangama is RERA approved, with registration number PRM/KA/RERA/1251/310/PR/170325/007588 granted on 17 March 2025. The registered start date is 2 April 2025, and the registered completion date is 18 February 2030. The building plan was approved by the Bangalore Development Authority on 10 January 2025.
Construction is under way, and the project is at an early stage of a build that runs to 2030. The registration number can be checked on the Karnataka RERA portal, under the project name Primus Sangama. The portal entry carries the approved plans, the quarterly progress updates and the number of homes booked.
Who the Project Suits
The project suits a retired couple who want a home with support services and are able to wait until 2030. It also suits a family that wants parents and grandparents close by, in a home of their own in the same building. Buyers with roots in the Mysore Road, Kengeri and Rajarajeshwari Nagar side of the city will find the location familiar.
A buyer who needs a home within two or three years should look at completed senior-living communities instead. The same holds for families whose work is in the eastern tech corridors, since the daily drive from Kumbalgodu is long. An investor should note that resale and rental demand for senior homes comes from a narrower group than for ordinary flats.
Checks Before Booking
A booking in an under-construction project rests on the agreement and the registered plan. These checks come first:
- The RERA number on the portal, with the plan, the completion date and the latest quarterly update
- The carpet area of the chosen home in the agreement for sale
- The cost sheet, with GST, deposits and every charge written out
- The care and support services, their monthly charge and how that charge may rise
- The accessibility features of the home and the common areas, in writing
- The title of the land and the building plan approval
- The source of water and the plan for sewage treatment
- Payments tied to construction stages, paid only into the project's RERA account
A site visit shows the progress of the structure and the traffic on Mysore Road at the entrance. A visit to a community that Primus Life already runs shows how the services work in daily life. Our team can arrange both and share the homes available at present.
