Godrej Tiara

About Godrej Tiara

Godrej Tiara is a new-launch luxury residential project by Godrej Properties, positioned at Goraguntepalya on Tumkur Road (NH-75), Yeshwanthpur, West Bangalore. Officially launched on June 11, 2025, the project spans 4.93 acres and delivers what is arguably the most low-density premium offering in this micro-market — just 346 apartments spread across 3 high-rise towers of 2 Basements + Ground + 29 floors. Four apartments per floor means your neighbours are few, your lobby is quiet, and your sense of space extends well beyond your walls.

The development offers 3 BHK, 3.5 BHK (with staff room), and 4.5 BHK (with staff room) configurations ranging from 2,120 sq.ft. to 2,941 sq.ft. super built-up area, with carpet areas between approximately 1,250 and 1,770 sq.ft. Over 75–80% of the site is dedicated to open spaces — a striking contrast to the dense mid-segment projects that dominate Bangalore's west corridor. The design concept is eco-themed, featuring reflective water features, banyan tree trails, sunken retreats, and elevated walkways that integrate nature into the living environment. The RERA approval (valid until May 31, 2030) has been secured from the Karnataka Real Estate Regulatory Authority, and BBMP building plan approval was also granted.

Key Highlights

• 5-acre RERA-approved project with Karnataka RERA No: PRM/KA/RERA/1251/309/PR/110625/007817, launched June 11, 2025.
• 346 apartments in 3 towers, each 29 floors tall at 102.85 metres — only 4 units per floor for exceptional privacy.
• Super built-up area 2,120–2,941 sq.ft.; carpet area 1,250–1,770 sq.ft.; all configurations above 3 BHK.
• 2-minute walk to Goraguntepalya Metro Station on the Green Line (Namma Metro), one of Bangalore's best-connected metro nodes.
• Adjacent to NH-75 (Tumkur Road) with direct access to ORR, NICE Road, and CBD via Rajajinagar and Malleshwaram.
• People Tree Hospitals directly adjacent to the project site — an important health safety advantage.
• Dual clubhouse concept — a ground-level community clubhouse and a rooftop "Sparkle Club" with an infinity pool, rooftop cinema, dance studio, cigar lounge, and jacuzzi.
• 40+ amenities including imported marble flooring, UPVC double-glazed windows, smart door locks, Grohe/American Standard bathroom fittings.
• RCC aluminium formwork construction — faster, stronger, and more precise than conventional brick-mortar methods.
• Possession by May 2030 as per RERA registration, with construction already commenced in mid-2025.

Location Advantages

Godrej Tiara sits at Goraguntepalya Junction on Tumkur Road — one of West Bangalore's most strategically important intersections. This isn't a quiet suburban pocket; it's a well-established urban node that has been steadily transitioning from an industrial corridor into a premium residential and commercial address over the past decade.

The location's single biggest advantage: the Goraguntepalya Metro Station on the Namma Metro Green Line is a 2-minute walk from the project boundary. This gives residents direct, traffic-free access to key parts of Bangalore. The metro corridor extends to Nagasandra on one end and Silk Board on the other, covering Rajajinagar, Majestic, and KR Market enroute.

• Goraguntepalya Metro Station (Green Line): ~350 metres, 2-minute walk
• Peenya Metro Station: ~1.5 km, 5–7 minutes drive
• Yeshwanthpur Railway Station: ~5 km, 12–15 minutes drive (major inter-city rail hub)
• NH-75 (Tumkur Road) entry: Adjacent to project — instant access
• Outer Ring Road (ORR): ~3 km, 8–10 minutes drive via Goraguntepalya flyover
• Kempegowda International Airport (KIA): ~32 km, approximately 55–70 minutes drive via NH-44/ORR–Hebbal
• World Trade Center (WTC Bangalore): ~3.9 km, 10–12 minutes
• Peenya Industrial Area: ~2.5 km, 8 minutes — one of India's largest industrial clusters
• Brigade Gateway / Global Village Tech Park: ~5–7 km, 15–20 minutes
• Rajajinagar (CBD extension): ~4 km, 12 minutes
• Manyata Tech Park (North Bangalore): ~11.8 km, 25–35 minutes depending on traffic

A word of honest caution: Goraguntepalya Junction is one of Bangalore's consistently congested intersections. During peak office hours — roughly 8–10 AM and 5:30–8 PM — road access toward Hebbal, ORR, and East Bangalore can be severely delayed. Residents dependent on vehicle commutes to Whitefield, Electronic City, or Manyata should factor in significant peak-hour travel times. The metro connection substantially mitigates this for those working near metro corridors.

What's Nearby — Schools, Hospitals, Malls

Amenities

Godrej Tiara positions itself in the ultra-luxury segment, and the amenity list backs that claim. The project features a dual-clubhouse concept — a community clubhouse at ground level and the elevated "Sparkle Club" on the rooftop, together covering over 50,000 sq.ft. of recreational space.

Fitness & Sports

• High-end fitness centre with advanced gym equipment and personal training space
• Dance studio / aerobics studio
• Yoga pavilion and meditation deck
• Squash court and badminton court
• Multi-purpose sports court (cricket, basketball, football)
• Outdoor gym and jogging/reflexology track

Swimming & Water

• Temperature-controlled infinity edge swimming pool at the rooftop with panoramic city views and private cabanas
• Kids' splash pool / wading pool at ground level
• Reflective water features and water havens integrated into the landscape

Wellness & Relaxation

• Full-service spa with treatment rooms, steam, sauna, and jacuzzi
• Cigar lounge (exclusive members-only)
• Sky lounge at 45+ metre elevation with city skyline views

Social & Community

• Grand celebration hall / party area
• Rooftop cinema / mini theatre
• Business lounge / co-working zone
• Library and reading lounge
• Amphitheatre and open performance lawn
• Pet park / pet corner
• Sunken retreats and cozy tree-pit seating areas

Kids Zone

• Dedicated toddler play area and kids' zone
• Kids' pool
• Butterfly park
• Open celebration lawns for children's events

Security & Convenience

• 24/7 security with biometric access, CCTV cameras at all vantage points
• Video door phone and smart door lock for every unit
• 4 high-speed lifts and 2 staircases per tower
• Covered parking (₹3 lakh per bay), EV charging stations
• Rainwater harvesting, sewage treatment plant, 100% power backup
• Gas pipeline connection

Price & Configuration

Pricing at Godrej Tiara is positioned firmly in the luxury bracket for West Bangalore. The launch pricing (as of June 2025) reflects a significant premium over the area's mid-segment average — this is deliberate, given the low-density design and brand positioning. SquareYards data shows per-sqft prices moved from ₹13,900 in Q3 2025 to ₹15,300 in Q4 2025, a notable 8–9% quarter-on-quarter appreciation through the launch phase.

Additional charges to budget for:

• GST: 5% on under-construction property (applicable since possession is after March 2029)
• Stamp Duty: ~5.6% on sale value (Bangalore, for properties over ₹45 lakh)
• Registration: 1% of sale value
• Covered Parking: ₹3 lakh per bay (covered); ₹1.5 lakh (open)
• One-time Club Membership: ₹75,000
• Maintenance: ₹4–8 per sq.ft. per month (estimated)

Payment Plan: Construction-linked plan (CLP) is the primary mode. Limited-period early-bird benefits include ₹2 lakh rebate and new-launch cashback at possession. Home loans approved by SBI, HDFC, ICICI, and Axis Bank.

Investment Analysis

Yeshwanthpur has experienced strong and sustained price appreciation over recent years. Property prices in the locality grew from approximately ₹7,800/sq.ft. in 2019 to around ₹13,800/sq.ft. by 2025 — roughly 77% appreciation over six years, or about 10% annually compounded. Godrej Tiara itself tracked from ₹13,900/sq.ft. at Q3 2025 to ₹15,300/sq.ft. by Q4 2025, reflecting over 8% appreciation in a single quarter driven by launch demand.

Current Price vs. Locality Average: Godrej Tiara is priced at a 5–15% premium above the Yeshwanthpur locality average of ₹13,000–14,800/sq.ft. This premium is typical for a Godrej brand launch and reflects the low-density design and luxury spec. Comparable resale apartments in Yeshwanthpur's established complexes trade between ₹10,000–15,000/sq.ft. depending on age and condition.

Expected Rental Yield: 3 BHK apartments in the premium segment around Yeshwanthpur command rents of ₹45,000–₹58,000/month, while 4 BHK units typically fetch ₹62,000–₹70,000/month. At a ₹3.5 Cr investment for a 3 BHK, this translates to an approximate gross rental yield of 1.5–2.0% annually at launch price — which is typical (and honestly modest) for a new-launch luxury project. Yields typically improve meaningfully 2–3 years post-possession once the market matures. Proximity to WTC, Brigade Gateway, and Peenya industrial hub creates consistent tenant demand from senior professionals.

Competing Projects (Same Budget, Same Area):

• Assetz 22 & Crest, Yeshwanthpur: 3 BHK from ₹2.58 Cr, ~1,518–1,986 sq.ft., priced ~₹15,350/sq.ft. (near ready-to-move stage, smaller units, older project) — good for buyers needing near-term possession
• Sobha Elite, Yeshwanthpur: 2 & 3 BHK, ready project, ~9 acres, pricing approximately ₹12,000–14,000/sq.ft. — more affordable entry point but older vintage
• Prestige Somerville, Whitefield: 3 & 4 BHK from ₹1.8 Cr, possession Dec 2027 — better price point but no direct west-Bangalore metro advantage

For buyers seeking a large-format 3 BHK+ with ultra-luxury finishes and Green Line metro walkability in West Bangalore, Godrej Tiara has no direct like-for-like competition in 2025. The nearest comparable in quality is Assetz 22 & Crest, but those units are significantly smaller.

Construction Progress

Godrej Tiara was officially launched and received its RERA registration (PRM/KA/RERA/1251/309/PR/110625/007817) on June 11, 2025. The RERA approval is valid until May 31, 2030, which is the RERA-mandated possession date. Construction is officially registered as having commenced, with model flats and the site office already set up and open for visits as of mid-2025.

The project uses RCC aluminium formwork technology — a method Godrej Properties has standardised across its recent Bangalore launches (also seen at Godrej Woodscapes and Godrej Lakeside Orchard). Aluminium formwork enables consistent quality, faster floor cycle times (typically 7–8 days per floor), and reduces post-construction defects.

Since the project launched only in June 2025 and possesses a 5-year RERA timeline, it is too early to assess meaningful floor-level progress. Based on a typical Godrej construction schedule, foundation and podium work should be underway through 2025, with tower floors expected to begin rising visibly through 2026. Buyers are advised to register on the Karnataka RERA portal (rera.karnataka.gov.in) and track quarterly progress reports that the developer is mandated to file. No construction delays have been reported at this early stage.

Pros and Cons

Pros

• Metro-walkable address: The 2-minute walk to Goraguntepalya Metro Station is rare for a luxury project and is a genuine long-term value driver as Bangalore's metro network matures.
• Ultra-low density: 346 units on 4.93 acres with only 4 apartments per floor means this complex will never feel crowded — a real differentiator in a city of dense towers.
• Godrej brand reliability: With 101+ delivered projects nationally and strong Karnataka RERA compliance track record, Godrej Properties carries lower delivery risk than smaller developers.
• Premium specifications: Imported marble flooring, Grohe/American Standard fittings, UPVC double-glazed windows, and smart door locks are standard — not add-ons.
• Appreciating micro-market: Yeshwanthpur has posted ~77% price growth from 2019–2025; WTC Bangalore, metro expansion, and NH-75 upgrades continue to support the growth story.

Cons

• Traffic congestion is a real pain point: Goraguntepalya Junction ranks among Bangalore's most congested intersections. Peak-hour commutes to North Bangalore (Hebbal, Manyata), East Bangalore (Whitefield), or South (Electronic City) involve significant delays by road.
• Long possession timeline: May 2030 means buyers are looking at a 5-year wait from launch. A lot can happen in that time — market conditions, personal circumstances, and construction pace can all shift.
• Price premium over area average: At ₹15,300/sq.ft., Godrej Tiara trades at a 10–15% premium over comparable Yeshwanthpur launches. This is partly justified by brand, but the real return materialises only over a 4–7 year horizon.
• Industrial neighbourhood character: Despite rapid residential growth, the surrounding Goraguntepalya area still has industrial establishments, goods transport vehicles, and significant road noise — especially on NH-75 facing units. Higher floors will mitigate noise considerably.

Who Should Buy This

Ideal for: Senior IT/corporate professionals working near Rajajinagar, Peenya, WTC Bangalore, or at companies near Yeshwanthpur Railway Station. NRIs looking for a high-quality Godrej asset with clear RERA backing and professional property management potential. Investors with a 5–7 year horizon who want metro walkability, a premium rental-demand profile, and the Godrej brand to support resale liquidity.

Not ideal for: Budget-conscious buyers — at ₹3.5 Cr+ for a 3 BHK, this project is firmly out of reach for most first-time buyers. Buyers needing possession within 2–3 years should look at near-ready projects like Assetz 22 & Crest. Professionals commuting daily to Whitefield, Electronic City, or Sarjapur Road by car will find the location challenging during peak hours.

Site Visit Videos

FAQ — Frequently Asked Questions

Q: What is the RERA registration number of Godrej Tiara Yeshwanthpur?

A: Godrej Tiara is registered under Karnataka RERA with registration number PRM/KA/RERA/1251/309/PR/110625/007817. The registration was granted on June 11, 2025 and is valid until May 31, 2030. You can verify this directly on the Karnataka RERA portal at rera.karnataka.gov.in.

Q: What is the possession date for Godrej Tiara?

A: As per the Karnataka RERA registration, the possession date is May 31, 2030. The project was launched in June 2025 with a 5-year construction timeline.

Q: What is the price of a 3 BHK flat in Godrej Tiara?

A: 3 BHK apartments at Godrej Tiara start from approximately ₹3.34 Cr to ₹3.79 Cr for super built-up areas of 2,120–2,537 sq.ft. The 3.5 BHK (with staff room) ranges from ₹4.15–4.45 Cr, and the 4.5 BHK (4 BHK + staff) from ₹4.85–5.31 Cr. Prices are indicative and exclusive of GST, registration charges, parking, and other costs. Contact us for the latest verified cost sheet.

Q: Is Godrej Properties a reliable builder? Has it delayed projects before?

A: Godrej Properties is one of India's most trusted developers, having delivered over 100 projects across 12 cities. Buyer sentiment across review platforms generally rates the brand around 4.1–4.3/5 for construction quality, timely updates, and post-sales service. That said, no developer is completely immune to delays — Bangalore's project history shows that even top developers can face 6–12 month delays on occasion. The RERA registration provides a legal framework: if possession is delayed beyond May 2030, buyers are entitled to interest compensation on payments made.

Q: What is the nearest metro station to Godrej Tiara?

A: Goraguntepalya Metro Station on the Namma Metro Green Line is approximately 350 metres from the project entrance — a 2-minute walk. Peenya Metro Station is about 1.5 km away (a 5-minute drive). The Green Line connects Nagasandra to Silk Board, passing through Rajajinagar, Majestic, and the core CBD.

Q: Is Godrej Tiara a good investment in 2025?

A: Yeshwanthpur has delivered approximately 77% price appreciation from 2019 to 2025, and Godrej Tiara itself saw ~8.6% quarter-on-quarter price appreciation in Q3 2025 alone. Metro walkability, low density, and Godrej's brand all support long-term value. However, at ₹15,300/sq.ft., it's already priced at a premium. Investment returns will be meaningful on a 5–7 year horizon, not a quick 2-year flip. Rental yields at launch price are modest (1.5–2% gross) and will improve post-possession.

Q: What are the configurations available and how many units are there?

A: Godrej Tiara offers 346 apartments across 3 configurations — 3 BHK (260 units, 2,120–2,537 sq.ft.), 3.5 BHK/3 BHK + staff (intermediate configuration), and 4.5 BHK/4 BHK + staff (86 units, ~2,941 sq.ft.). Every floor has exactly 4 apartments, and each unit includes 2 balconies, a utility area, and 4 high-speed lifts per tower.

Q: What is the price per square foot at Godrej Tiara?

A: Based on Q4 2025 data, average prices at Godrej Tiara are approximately ₹15,300/sq.ft. on a super built-up area basis. On a carpet area basis (which RERA mandates), the effective rate works out higher — roughly ₹19,000–22,000/sq.ft. of carpet area. This is above the general Yeshwanthpur locality average of ₹13,000–15,000/sq.ft., reflecting the Godrej brand and luxury positioning.

Q: Are there any concerns about traffic at Godrej Tiara's location?

A: Yes — this is an honest concern worth flagging. Goraguntepalya Junction is one of Bangalore's persistently congested intersections. During peak hours, commutes toward Hebbal, Manyata Tech Park, and East Bangalore can take 45–90 minutes by road. The metro significantly alleviates this for professionals working near metro-accessible corridors, but car-dependent commuters heading to distant tech parks should test the route during rush hour before committing.

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