Prepared for Venkatesh Devarajan
27 September 2026
Brigade Eternia, Tower F: our view
📍Location: Doddaballapura Road, Yelahanka
An established part of North Bengaluru with schools, hospitals and a mall within 1 km. Transport is still catching up.
Good
- Yelahanka metro station 1.2 km away (airport line, due Sep to Oct 2027)
- Sparsh Hospital 0.7 km, NPS Yelahanka 1.1 km, RMZ Galleria mall next door
- Inside city limits; 10 km to Manyata, 23 km to the airport by road
- Canadian International and Vidyashilp schools within 4 km
Watch
- Allasandra Lake overflowed onto SH-9 in Nov 2021; the area flooded in Oct 2024
- One entry from SH-9, beside the busy Police Station junction
- SH-9 flyover in front was due Sep 2026 and has not opened; metro and rail works nearby till 2029
- Water: Cauvery connections are lagging; expect tankers in the early years
🏢Project: Brigade Eternia
1,124 homes in 12 towers on 12.26 acres, 2 basements, possession March 2030. 29% built and 61% sold at the July 2026 filing.
Good
- Brigade Enterprises (ICRA AA); land under a registered agreement, BBMP plan, A-Khata, no loan on the project
- Price ₹14,474/sq ft is where Eternia has traded all year; flat for 5 quarters
- Sells faster than most nearby projects (3.9% of homes a month)
- The 30 m lake buffer is kept as a park on the approved plan
Watch
- Pace is about 4% a quarter; hitting March 2030 needs about 4.7%
- Denser than the area: 92 homes per acre against a typical 73
- Costs about 11% more per usable sq ft than the typical in-budget alternative
- Clubhouse is small for the size: 35,000 sq ft, about 31 sq ft per home
🏠Unit selected: F-0242 (3BHK, Type 3Q)
2nd floor of 14. 1,915 sq ft saleable, 1,234 sq ft carpet, 110 sq ft balcony. Faces west into the central courtyard, about 90 m from the lake.
Good
- Vastu: north-facing entrance, kitchen and utility on the east and south-east, master bedroom on the south-west
- Courtyard view with no road noise; well away from the lake edge
- Three full bathrooms; 22 ft balcony across living room and master bedroom
- No floor-rise charge on your cost sheet; no dependence on lifts for elders or in power cuts
Watch
- Vastu: two bathrooms sit in the north, and bedroom 3 is in the north-east, both usually avoided
- 2nd floor: the play areas and plazas sit right below, so expect some daytime noise
- Only 64% of saleable area is carpet; the 1,980 sq ft plan gives 69%
- Small kitchen (8 by 10 ft); bedrooms 2 and 3 have no balcony
Vastu directions come from the brochure floor plan and key plan, with north at the top, and the north-entrance tag in our database. We will confirm them on Brigade's plan for the exact unit.
₹Money
After the ₹6 lakh cut: ₹2.71 Cr agreement value (₹14,161/sq ft), about ₹3.19 Cr with GST, charges, stamp duty and registration. Book through us and our 1.5% cashback brings it to about ₹3.15 Cr.
| When | Amount | What |
|---|---|---|
| Booking | ₹1.44 Cr | 50% plus GST and agreement stamp duty |
| At OC (late 2029) | ₹28.5 L | 10% plus GST |
| Handover (2030) | ₹1.47 Cr | 40% plus GST, charges, deposits, registration |
Good
- 50:50 beats a construction-linked plan here by about ₹12 to 16 lakh in today's money: a late buyer on that plan would pay 48 to 54% now anyway
- 40% stays with you until the keys
- Sachi.Homes cashback when you book through us: ₹4,06,766 paid back to you (1.5% of the ₹2,71,17,710 base price). It takes the place of Brigade's 1% referral (₹2,71,177); you get one or the other.
Watch
- If Brigade prices 50:50 more than about 5% above its construction-linked price, that plan wins
- Banks lend only as construction progresses: plan for ₹1 to 1.4 Cr of your own money at booking
⇄Other options in your budget
9 projects within 8 km sell a 3BHK between ₹2.4 and 3.3 Cr. Eternia is at the upper end on price; each cheaper option gives something up.
Sells fastest, but only 54% of each flat is carpet, so usable space costs 4% more than Eternia.
10% cheaper per usable sq ft, next to Kodigehalli metro; smaller builder, 44% sold.
16% cheaper per usable sq ft; sells slower (39% sold) and sits further out.
14% cheaper and ready 2 years earlier; only 72 homes, smaller builder.
⚑Red flags and checks done
- High Court case: dismissed. A Shivamogga mutt claimed a right in the land (WP 14579/2025). Dismissed on 19 Aug 2026; it must first prove title in a civil court. No stay, no appeal found.
- Old bank mortgage. The encumbrance certificate shows a 2013 title-deed deposit with SBI by the earlier owner, with no release recorded. The 2023 sale deeds say the land is mortgage-free. We are getting SBI's release letter.
- Storm-water drain on the south edge. A primary drain runs along the lake side; the approved plan does not mark it. Brigade to confirm the towers clear its buffer.
- No power lines nearby. The nearest high-tension line is about 1 km away.
- Approvals: BBMP plan, fire, pollution board, BESCOM, water board and Airport Authority height clearance on file. One RERA complaint (a refund), closed.
- Builder record: of Brigade's past-due Karnataka projects we could date, 13 finished on time and 4 late (4 to 18 months).
→What happens next
- This week, us: revised cost sheet with the ₹6 lakh cut, and the construction-linked price for comparison.
- Before any payment, us with Brigade: SBI release letter, fresh encumbrance certificate, drain position on the approved plan, water supply plan.
- Before any payment, us (when you book through Sachi.Homes): a full title search by our empanelled advocate, covering older years, other courts and the mutt's trust name. We share the report with you.
- Site visit, us: the gate and junction at morning and evening peaks.