Prestige Southern Star

About Prestige Southern Star

Prestige Southern Star is one of the most significant residential launches in South Bangalore in 2025 — and arguably the biggest township launch the Begur Road micro-market has seen. Developed by the Prestige Group, this sprawling project sits on approximately 34–35 acres in Akshayanagar, adjacent to DLF Newtown, off Bannerghatta Road (Pin: 560068). It houses 2,130 apartments spread across 14 high-rise towers, each standing 2 basements + ground + 26/27 upper floors.

What separates this project from the dozens of mid-rise complexes that dot Begur Road is the sheer scale of the township. With over 80% of the land dedicated to open spaces and 65+ curated amenities, this is genuinely a self-sufficient, gated community — not just a cluster of towers. The project offers 1, 2, 3, 3.5, and 4 BHK configurations ranging from 685 sq.ft. to 2,750 sq.ft., catering to everyone from young IT professionals to established families seeking a flagship address. Prestige Group received RERA approval on 21 March 2025, with official launch the very next day.

Key Highlights

• RERA Registered: Karnataka RERA No. PRM/KA/RERA/1251/310/PR/210325/007603, approved 21 March 2025.
• Massive Scale: 34–35 acres, 14 high-rise towers (2B+G+26/27 floors), 2,130 total units.
• Configuration Range: 1, 2, 3, 3.5 & 4 BHK apartments — sizes 685 sq.ft. to 2,750 sq.ft.
• Pricing: Base price at launch: ₹12,000–₹14,000 per sq.ft. (tower-dependent); all-inclusive prices range from ₹84 Lakhs to ₹3.99 Crore.
• Mega Clubhouse: A grand clubhouse of approximately 50,000–70,000 sq.ft. hosting 65+ world-class amenities.
• Open Spaces: Over 80% of the project is open/green — exceptionally low-density for the locality.
• Dual Metro Advantage: Singasandra Metro Station (Yellow Line, operational) ~12 min drive; Hulimavu Station (Pink Line) ~3.3–3.9 km, opening 2026.
• IT Connectivity: Electronic City Phase 1 & 2 within 8–9 km (~20–25 minutes via Begur-Koppa Road/NH 44).
• Bank Approvals: Home loan approvals confirmed from SBI, HDFC, and ICICI Bank.
• Payment Plan: Book with 10% down payment; construction-linked installment plan available.
• 1 & 2 BHK Inventory: As of early 2026, 1 & 2 BHK units are reported sold out — 3 & 4 BHK configurations actively available.

Location Advantages

Prestige Southern Star sits at Akshayanagar, Begur Road, off Bannerghatta Road — a micro-market that has evolved from a fragmented suburb into one of South Bangalore's most sought-after residential corridors. The access road is a wide 80-foot road, which is better than many comparable projects in the area.

Metro Connectivity: The Singasandra Metro Station on the Yellow Line (RV Road–Bommasandra corridor) became fully operational in August 2025 and is approximately 12 minutes away by road. More crucially, the Hulimavu Station on the Pink Line (Kalena Agrahara–Nagawara) is about 3.3–3.9 km from the project and is expected to open by mid-2026. Once both lines are operational, residents will have genuine dual-metro access — a rare advantage in South Bangalore. The Jayadeva Metro Interchange, connecting both Yellow and Pink Lines, is approximately 7.5 km away.

Road Network: NICE Peripheral Ring Road is easily accessible, connecting residents to Kanakapura Road and Electronic City without battling Bannerghatta Road peak-hour traffic. Bommanahalli Junction is roughly 3 km from the project, linking directly to the Outer Ring Road (ORR) in 6 km. Electronic City lies 8.5 km away (~20–25 minutes via Begur-Koppa Road).

Airport: Kempegowda International Airport (KIAL) is approximately 47 km away, roughly 1 hour 45 minutes to 2 hours depending on traffic — not ideal if frequent airport runs matter to you.

Key IT Hubs: Electronic City Phases 1 & 2 (Infosys, Wipro, HCL) — 8–9 km, 20–25 min. Bannerghatta Road IT corridor (AMR Tech Park, Bhavani IT Park) — 3–5 km, 10–15 min. Koramangala — approximately 12–14 km, 30 min.

Concerns worth knowing: Bannerghatta Road experiences severe peak-hour traffic, especially near Gottigere and Dairy Circle. Ongoing metro construction near Hulimavu has increased dust and congestion in pockets of the corridor. Buyers who need to travel north or east Bangalore regularly will find access to those areas time-consuming — Whitefield, for example, is 20+ km away and typically a 45–50-minute drive.

What's Nearby — Schools, Hospitals, Malls

Amenities

The centerpiece of Prestige Southern Star is its grand clubhouse — approximately 50,000–70,000 sq.ft. in size — offering 65+ amenities across categories. Here's what's inside:

Fitness & Sports: Fully equipped gymnasium, badminton courts, tennis courts, cricket pitch, yoga and meditation deck, jogging track (landscaped), indoor games room, and cycling paths within the campus.

Swimming & Water: Multiple swimming pools including a main lap pool and a dedicated kids' pool — good for families. The project also features water features and fountains across its landscaped gardens.

Kids & Family: Sand park, children's play area with age-appropriate equipment, crèche facility inside the clubhouse, junior pool, vegetable garden patches, and a dedicated kids' activity zone.

Social & Community: A party hall and multipurpose hall, amphitheater for open-air events, library corner, café within the clubhouse, senior citizen park and seating areas, walking trails, and a central landscaped park spanning the township's open core.

Convenience & Sustainability: Rainwater harvesting system, sewage treatment plant, EV charging stations (planned), dedicated parking zones per tower (basement levels), and 24-metre-wide internal roads for comfortable movement within the campus.

Security: 4 controlled entrance gates with boom barriers, 24/7 manned security, CCTV surveillance across common areas, intercom connectivity to each unit, and a fire alarm and suppression system as per BBMP norms.

Price & Configuration

The project was launched in March 2025 with base pricing of ₹12,000–₹14,000 per sq.ft. (all-inclusive, varying by tower and floor). The table below reflects indicative pricing based on multiple property portals as of early 2026. Note that 1 & 2 BHK units are reported to be largely sold out — remaining inventory is primarily in 3 BHK, 3.5 BHK, and 4 BHK configurations.

Area Note: The figures above are Super Built-Up Area (SBU). Carpet areas will be lower — typically 65–70% of SBU for high-rise projects. Request the RERA-filed carpet area certificate from the developer before finalizing.

Payment Plan: A construction-linked plan (CLP) is available. Buyers can book with approximately 10% down payment. Milestone-based payments are linked to construction stages. A subvention scheme may be available for select towers — confirm with the developer.

Additional Costs: GST at 5% on under-construction units (no input credit), stamp duty + registration (~5.65% in Karnataka), car parking (~₹5–8 Lakhs per slot), club membership, and maintenance deposit. PLC (Preferential Location Charge) applies for park-facing, upper floors, and corner units — typically ₹50–200 per sq.ft. extra.

Construction Progress

Prestige Southern Star received RERA approval on 21 March 2025, and construction commenced from April 2025 as per the RERA-filed schedule. As of early 2026, the project is in the excavation and substructure phase. Site clearing, earthwork, and foundation trenching are underway across the 34-acre campus. Model apartments and an experience sales centre have been set up at the site for buyer visits.

As per RERA filings, the expected completion date for the project is 30 September 2029, with possession to buyers starting from December 2029. This gives the project a 4-year construction window — standard for a township of this scale. Prestige Group has received additional approvals from BBMP, BDA, and BMRDA, which reduces regulatory risk during construction.

Honest assessment: The project is in very early stages of construction. Buyers considering purchase today are committing to a 3.5–4 year wait. Prestige Group's track record shows mostly on-time or near-on-time delivery for its Bangalore township projects (Prestige Song of the South, Prestige Falcon City), but delays of 6–12 months are not uncommon in this scale of development. We recommend buyers visit the site, check the RERA portal periodically, and set realistic expectations about the timeline.

Investment Analysis

Price vs. Locality Average: The Begur Road market currently averages approximately ₹10,500 per sq.ft. (weighted average on 99acres as of early 2026). Prestige Southern Star is priced at ₹12,000–₹14,000 per sq.ft. — clearly a 15–30% premium over the locality average. This premium is largely justified by the Prestige brand, township scale, and superior amenities — but buyers should note they are paying for future delivery, not an already-functional community.

Price Appreciation in Begur: Begur Road property prices have risen sharply. Average apartment prices in the micro-market moved from approximately ₹6,500 per sq.ft. in 2021 to over ₹9,000–₹10,500 per sq.ft. in 2026 — nearly 40–60% growth over 5 years. The Yellow Line Metro becoming operational in August 2025 and the upcoming Pink Line opening (2026) are expected to sustain this momentum. Experts project 12–15% annual appreciation in this corridor over the medium term.

Rental Yields: Current rental estimates in the Begur Road–Akshayanagar belt for comparable apartments: ₹15,000–₹22,000/month for 2 BHK, ₹25,000–₹40,000/month for 3 BHK, and ₹45,000–₹60,000/month for 4 BHK (post-possession in 2029, these numbers will naturally be higher). At current prices, gross rental yields work out to approximately 2.5–3.5% — lower than many buyers expect but in line with South Bangalore gated community norms. Capital appreciation is the stronger bet here.

Resale Potential: Resale listings for Prestige Southern Star units are already appearing on Commonfloor and other portals at ₹1.78 Cr–₹2.04 Cr for 3 BHK configurations — marginally higher than launch prices, suggesting early-stage demand from investors looking to exit. This is a healthy sign for liquidity.

Competing Projects for Comparison:

• Prestige Song of the South (Begur Road, Ready to Move): 3 BHK priced ₹1.39 Cr–₹1.79 Cr, SBU 1,583–1,933 sq.ft. — significantly cheaper but an older 2020 project with no new-launch premium.
• DLF Westend Heights (Akshayanagar, Near the Project): 3 BHK resale at ~₹1.72 Cr (1,328 sq.ft. carpet) — ready to move and in the same neighbourhood; priced similarly but without Prestige's township scale.
• Lodha Azur (Begur Road, Under Construction): 3 & 4 BHK priced at ₹1.8 Cr–₹3.2 Cr; comparable pricing but a much smaller project compared to Southern Star's 2,130-unit scale.

Pros and Cons

PROS

• Trusted Brand, RERA-Secured: Prestige Group is a listed, SEBI-regulated developer (BSE/NSE listed). RERA registration on Day 1 of launch gives buyers legal protection under RERA 2016.
• Exceptional Scale & Amenities: 34–35 acres, 65+ amenities, and 80%+ open spaces — rare in South Bangalore at this price point. A genuine township experience.
• Metro Advantage: Dual metro access by 2026 (Yellow + Pink Line) will significantly reduce commute stress for residents working in central and south Bangalore.
• Strong Appreciation Corridor: Begur Road has seen 40–60% price growth in 5 years with metro and infrastructure catalysts still playing out — early buyers at launch prices stand to benefit the most.
• Diverse Configuration Options: From 685 sq.ft. to 2,774 sq.ft. — genuinely useful for a range of buyer profiles. The "Home Office" units are a thoughtful addition for WFH professionals.

CONS

• Long Wait — 4 Years to Possession: Possession is December 2029. Buyers paying today won't see their home for 4 years. This is a real cost, especially for those paying rent elsewhere simultaneously.
• Price Premium is Steep: At ₹12,000–₹14,000/sq.ft., Prestige Southern Star is 15–30% above the Begur Road average. You're paying Prestige premium upfront; capital appreciation benefits take time to materialise.
• Traffic on Bannerghatta Road: This is a genuine, daily-life concern. The Bannerghatta Road main carriageway suffers significant peak-hour congestion, and metro construction near Hulimavu has added to dust and diversions. Until the Pink Line opens, the situation won't fully ease.
• Airport Distance: At ~47 km, the airport takes close to 2 hours in typical traffic. Not ideal for frequent flyers or those with international travel commitments.
• Construction-Stage Risk: The project is only in excavation as of early 2026. While Prestige's track record is largely positive, buyers should understand that any macro-economic or regulatory change over a 4-year period carries inherent risk.

Who Should Buy This

Ideal for: IT professionals working in Electronic City, Bannerghatta Road, or Koramangala who want a premium gated community experience within 20–30 minutes of work. Families looking for a township with good schools nearby, robust amenities, and long-term value. NRIs who trust the Prestige brand and want a RERA-secured, listed-developer investment in Bangalore's best-connected south zone. Investors with a 5–7 year horizon who want capital appreciation from the metro and infrastructure story playing out.

Not ideal for: Buyers who need possession within 1–2 years or are looking for ready-to-move options. Budget-conscious buyers who cannot comfortably absorb the ₹12,000+/sq.ft. price while also managing rent. Professionals who regularly commute to north or east Bangalore — the airport and Whitefield are simply too far for daily convenience.

Site Visit Videos

FAQ — Frequently Asked Questions

Q: Is Prestige Southern Star RERA registered? What is the RERA number?

A: Yes. Prestige Southern Star is RERA-registered with Karnataka Real Estate Regulatory Authority. The RERA number is PRM/KA/RERA/1251/310/PR/210325/007603. RERA approval was granted on 21 March 2025. You can verify this on the Karnataka RERA portal (rera.karnataka.gov.in).

Q: What is the possession date for Prestige Southern Star?

A: As per the RERA-filed project schedule, construction completion is targeted for 30 September 2029. Developer-stated possession to buyers starts from December 2029. This is a 4-year construction timeline from the April 2025 commencement date.

Q: What is the current price of apartments in Prestige Southern Star?

A: At the time of launch (March 2025), the base price was ₹12,000–₹14,000 per sq.ft. depending on the tower. Indicatively, 3 BHK Aspire units start at approximately ₹1.68 Cr, 3 BHK Premia from ₹2.05 Cr, and 4 BHK Magnus from ₹3.00 Cr. Prices are subject to floor rise, PLC, parking, GST, and registration charges. Contact the sales office for the latest cost sheet.

Q: Is Prestige Group a reliable builder? Do they deliver on time?

A: Prestige Group is a publicly listed company (BSE/NSE) under Prestige Estates Projects Limited, which adds a level of transparency and accountability. The group has delivered major township projects in Bangalore including Prestige Song of the South, Prestige Falcon City, and Prestige Shantiniketan. Generally, Prestige delivers within 6–12 months of the RERA-committed date — better than most developers of this scale. That said, no builder is immune to delays, and buyers should factor in some buffer.

Q: What is the nearest metro station to Prestige Southern Star?

A: Currently, Singasandra Metro Station on the Yellow Line (RV Road–Bommasandra corridor) is the nearest operational metro station, approximately 12 minutes by road. The Hulimavu Station on the upcoming Pink Line (Kalena Agrahara–Nagawara) is about 3.3–3.9 km from the project and expected to become operational by mid-2026, which will further enhance connectivity.

Q: Is Prestige Southern Star a good investment?

A: For investors with a 5–7 year horizon, yes — the location has strong appreciation tailwinds with dual metro connectivity, Electronic City proximity, and the broader South Bangalore infrastructure push. Begur Road prices have risen nearly 40–60% over the past 5 years. At launch pricing of ₹12,000–₹14,000/sq.ft., investors are getting in early on what will be a 2,130-unit Prestige-branded community by 2029–30. Short-term investors or those who need immediate returns should look elsewhere.

Q: Are 1 BHK and 2 BHK units still available in Prestige Southern Star?

A: As of early 2026, 1 BHK and 2 BHK units have been reported as sold out by the developer. Available inventory is primarily in 3 BHK (Aspire, Premia, Ultima variants) and 4 BHK Magnus configurations. For confirmation, contact the official Prestige Southern Star sales centre at the project site on Begur Road, Akshayanagar.

Q: What are the specifications of apartments in Prestige Southern Star?

A: The project features RCC frame structure, vitrified tile flooring in all rooms, anti-skid tiles in bathrooms, branded sanitary ware, modular electrical switches, granite kitchen platform with SS sink, UPVC windows with mosquito mesh, and chrome-plated bath fittings. Lobby flooring on ground floor uses marble/granite, and lifts of suitable capacity are provided across all towers.

Q: How far is Electronic City from Prestige Southern Star?

A: Electronic City Phase 1 & 2 is approximately 8–9 km from Prestige Southern Star via Begur-Koppa Road or NH 44 (Hosur Highway). Under normal traffic conditions, this translates to 20–25 minutes. Via NICE Road, the journey can be faster. This makes the project particularly attractive for tech professionals working in Electronic City.

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