Lodha Mirabelle Phase 1

Lodha Mirabelle Phase 1 stands at 2, Thanisandra Main Road, Bharath Nagar, pincode 560045, in the Manyata Tech Park belt of north Bangalore. The big draw is the office park itself. If you or your partner work there, the daily commute could shrink to a short walk or a quick auto ride instead of an hour in traffic.

Beyond the tech park, Hebbal and Hennur Road are the nearby neighbourhoods you would use for errands, and this side of the city is the one facing Kempegowda International Airport. For schools, hospitals and malls, residents look to Thanisandra and Hebbal. The developer has not published distances to any of these, so we give none here.

Manyata brings heavy office traffic at the start and end of the working day. Before you book, stand at the gate at 9 in the morning and again at 6 in the evening and watch how the main road moves. Ask how many parking bays each flat gets and where visitors park, since a tower of 340 homes will fill its basement quickly. A drive to the airport at your usual flight time is worth doing too.

Lodha Mirabelle Phase 1 gives you two layouts to choose between, both quoted as built-up area. The 3.5 BHK comes with a study in about 1,450 sq ft, at Rs. 2.99 Crore, which works out to about Rs. 20,600 per sq ft. The larger 4 BHK adds a maid's room in roughly 1,850 sq ft, at Rs. 3.49 Crore, near Rs. 18,900 per sq ft. Carpet areas have not been released.

Notice that the bigger home costs less per sq ft, so the extra 400 sq ft comes for Rs. 50 Lakhs. In a 28-floor tower the floor and the view can change the price by more than that gap, so ask for a quote on the exact unit.

What else you pay depends on the stage of your flat. A home with an occupancy certificate carries no GST; one still being finished does. Stamp duty and registration apply either way. Ask for a cost sheet showing:

• Base rate and the area it is charged on
• Floor-rise and view premiums
• Car parking and how many bays are included
• Clubhouse membership and maintenance deposit
• GST, if it applies, on its own line
• Stamp duty and registration on the full value

Lodha Mirabelle Phase 1 has no RERA registration number published for this phase. Ask Lodha Group for it and check it on the Karnataka RERA website, rera.karnataka.gov.in. The entry lists the declared completion date, which helps you square the ready-to-move label with the December 2026 onwards handover date.

Your first question is whether the tower has its occupancy certificate. If it does, ask for:

• The occupancy certificate itself
• The sanctioned plan with your flat marked
• Khata and the latest property tax receipt
• Title deeds and an encumbrance certificate for the land
• A draft sale deed, since a finished home registers on a sale deed

If the certificate is still pending, you are buying an under-construction flat. Then you need the RERA certificate, the approved plan and an agreement for sale that states the handover date and a penalty for delay. At handover, register the sale deed and get the khata moved into your name.

Lodha Mirabelle Phase 1 is one 28-floor tower, but it shares a wider development listed at 19.3 acres, and the facilities are laid out for residents across it. The developer has not published how much land is kept open, so ask for the approved site plan. Any images you are shown are renders, as planned by the developer, unless the space is visibly built.

A working day could start with a run on the jogging track or a session in the gymnasium and health club, then a swim before logging on. Children have their own play area, and the sports courts take over once school is out. The landscaped gardens are where parents catch up in the evening.

What sets this campus apart is the retail. A mall and retail space within the development mean groceries and a coffee need not involve the car. Weekends can move between the mini theatre, the indoor games room and the multipurpose party area, which suits a birthday or a family function. Ask which of these are open today and which are still being finished.