Every new launch in Bengaluru calls itself premium, and many call themselves luxury. A useful definition has to be measurable, so we looked at the 156 apartment projects on Property Point that developers position as luxury or ultra-luxury, and at what actually separates them from the 185 premium projects around them.

The short answer: price per square foot, unit size, address and density, in that order. Amenities matter less than buyers expect, because most of them are now standard at every tier.

Price: the clearest line

  • Luxury apartments on our books are priced at a median of about ₹13,600 per sq ft, and start at a median of about ₹1.98 crore.
  • Ultra-luxury apartments sit at a median of about ₹19,000 per sq ft, starting near ₹4.5 crore.
  • Premium apartments, the tier below, cluster around ₹9,800 per sq ft, starting near ₹88 lakh.
  • Across luxury and ultra-luxury together, the middle half of projects is priced between ₹12,000 and ₹15,900 per sq ft.

Size: three and four bedrooms, generously planned

Three-bedroom homes appear in 145 of the 156 projects and four-bedroom homes in 95. The typical luxury project offers units from about 1,480 sq ft up to about 2,500 sq ft; at ultra-luxury the largest units run to about 3,600 sq ft. Fewer homes per floor, more glazing and larger balconies are how that space is spent.

Address: five corridors carry most of the supply

  • North Bengaluru, towards the airport: about ₹13,500 per sq ft, starting near ₹2 crore. North Bengaluru, Bangalore
  • Whitefield: about ₹15,000 per sq ft, starting near ₹2.8 crore. Whitefield, Bangalore
  • East Bengaluru: about ₹13,800 per sq ft, starting near ₹1.8 crore.
  • Sarjapur Road: about ₹13,650 per sq ft, starting near ₹2.1 crore. Sarjapur Road, Bangalore
  • The established centre, such as Basavanagudi, is far scarcer and far dearer: about ₹15,550 per sq ft with starting prices above ₹6 crore.

Amenities: what is standard, and what is rare

A swimming pool appears in 117 of the 156 projects, a gym in 108 and a clubhouse in 104; a jogging or walking track in 85, and tennis, squash or badminton courts in 35. These are table stakes, not differentiators.

What is genuinely rare: a spa or sauna (10 projects), co-working rooms (9), a sky deck (4), and home automation or a concierge (a handful). If a brochure leads with the pool, look past it to the density, the unit plan and the developer's record. What separates a great clubhouse from a large one: What Makes a Great Clubhouse in a Luxury Community

How to book one

Shortlist on price per sq ft and corridor, then compare two or three projects side by side on carpet area, possession date and RERA registration: /compare. A booking amount secures a unit only once you have the RERA number, the cost sheet and the draft agreement in writing; how to verify all three: How to Verify a Residential Project Before You Buy: Bangalore, Gurgaon and Chennai (2026)