SNN Kannur Road Price — Rates, Cost Breakdown and Investment Analysis
SNN Kannur Road is indicatively priced at ₹10,600 – ₹12,300 per sq ft, giving a band of roughly ₹1.19 Cr for a 2 BHK to ₹2.93 Cr for a 4 BHK at base cost. Formal pricing is released at the Q3 2026 launch alongside the Karnataka RERA registration. SNN Raj Azaleas is useful for the affordability lens because the real decision usually comes down to all-in cost, payment schedule, floor preference, and how much contingency the buyer keeps aside.
Market context — the comparable is next door
This is an unusually well-evidenced pricing situation. Most pre-launch projects have to be benchmarked against the locality average. Here there is a large branded community transacting on the same road.
| Reference | Rate |
|---|---|
| Sobha Dream Gardens — adjacent | ₹11,873 – ₹13,717 /sq ft (₹80.5 L – ₹1.53 Cr; 1 BHK 679–752 sq ft, 2 BHK 1,004–1,059 sq ft; final phase Dec 2027) |
| Bellahalli locality average (99acres, Aug 2026) | ₹11,400 – ₹13,050 /sq ft, average ~₹12,000 |
| Bellahalli average (NoBroker) | ~₹11,950 /sq ft |
| Bellahalli average (Aurum PropTech Pulse) | ~₹10,749 /sq ft |
| Godrej Woods, Kogilu | from ₹1.62 Cr ≈ ₹13,580 /sq ft (2 & 3 BHK, 1,193–2,305 sq ft) |
| Year-on-year change | ~0.0 – 0.4% |
| Ten-year change | +39.5% |
Sobha Dream Gardens is the number that matters, because it is the same road, the same access, the same water supply and the same commute. An indicative ₹10,600 – ₹12,300 per sq ft for SNN Kannur Road places it roughly 8 to 12 per cent below its neighbour — which is what a pre-launch by a strong mid-tier developer should sit at relative to a Sobha project with occupied phases and a handover date four years sooner.
Configuration-wise pricing
| Configuration | Super built-up | Indicative rate | Base price | Incl. GST, stamp duty and registration |
|---|---|---|---|---|
| 2 BHK | 1,120 sq ft | ₹10,600 /sq ft | ₹1.19 Cr | ₹1.33 Cr |
| 2 BHK | 1,290 sq ft | ₹11,100 /sq ft | ₹1.43 Cr | ₹1.60 Cr |
| 3 BHK | 1,485 sq ft | ₹11,000 /sq ft | ₹1.63 Cr | ₹1.82 Cr |
| 3 BHK | 1,760 sq ft | ₹11,500 /sq ft | ₹2.02 Cr | ₹2.26 Cr |
| 4 BHK | 2,100 sq ft | ₹11,700 /sq ft | ₹2.46 Cr | ₹2.74 Cr |
| 4 BHK | 2,380 sq ft | ₹12,300 /sq ft | ₹2.93 Cr | ₹3.27 Cr |
Full cost breakdown — a worked 2 BHK
Headline rates never describe what a buyer actually writes cheques for. Worked below, a 1,120 sq ft 2 BHK at ₹10,600 per sq ft.
| Line item | Basis | Amount |
|---|---|---|
| Base price | 1,120 sq ft × ₹10,600 | ₹1,18,72,000 |
| Floor rise / preferential location | ~2% average | ₹2,37,000 |
| Covered car park (1) | Lump sum | ₹4,00,000 |
| Club membership | One-time | ₹2,00,000 |
| BWSSB, KEB and infrastructure charges | ~₹200 /sq ft | ₹2,24,000 |
| Agreement value | ₹1,29,33,000 | |
| GST | 5% of agreement value, under-construction, no ITC | ₹6,46,650 |
| Stamp duty | 5% + cess and surcharge ≈ 5.65% (Karnataka, above ₹45 L) | ₹7,30,715 |
| Registration | 1% | ₹1,29,330 |
| Legal and documentation | Indicative | ₹40,000 |
| Maintenance corpus / sinking fund | ~₹100 /sq ft, one-time | ₹1,12,000 |
| Advance maintenance | 12 months at ~₹4 /sq ft/month | ₹53,760 |
| Total outlay before fit-out | ₹1,46,45,455 | |
| Fit-out and interiors | ₹1,200 – ₹2,500 /sq ft | ₹13.4 L – ₹28.0 L |
The headline-to-total gap is roughly 23%. Budgeting from the ₹1.19 Cr headline and arriving at ₹1.46 Cr before a single piece of furniture is the most common financing surprise in the Bengaluru market. Budget from the total.
Payment plans
Construction-linked plan (CLP). Payments track construction milestones — booking, agreement, foundation, each slab, finishing, handover. The default and the safest for the buyer: money releases against work actually completed, so exposure grows in step with the asset. Expect roughly 10% at booking, 20% on agreement, the balance across slab milestones.
Down-payment plan. 90–95% paid within thirty to sixty days of booking for a discount typically running 6–9% on the base rate. On a ₹1.19 Cr 2 BHK that is ₹7 L to ₹10.7 L saved. Best value, highest risk: the buyer's full capital sits in a pre-launch project for five years. Suits cash buyers with a high tolerance for developer risk.
Flexi / subvention. A larger portion paid early (typically 40–50%) for a smaller discount, with the balance construction-linked.
For a first-time or loan-funded buyer, take the CLP. The discount on a down-payment plan is real, but it is compensation for accepting risk that a construction-linked schedule leaves with the developer — and with a privately held mid-tier developer rather than a listed one, that risk is worth pricing carefully.
Home loan guidance
RBI norms cap the loan-to-value ratio at 75% for property values above ₹75 lakh, which covers every configuration here.
Worked on the 1,120 sq ft 2 BHK:
| Item | Amount |
|---|---|
| Agreement value | ₹1,29,33,000 |
| Maximum loan at 75% LTV | ₹96,99,750 |
| Down payment from own funds | ₹32,33,250 |
| Plus GST, stamp duty, registration, legal, corpus (not loan-fundable) | ₹17,12,455 |
| Total own funds required | ₹49,45,705 |
Statutory charges cannot be loan-funded. A buyer who plans for a 25% down payment and nothing else will be roughly ₹17 lakh short at registration.
EMI reference at 8.5% over 20 years: approximately ₹86,780 per month per ₹1 crore of loan.
| Configuration | Base price | Indicative loan at 75% LTV | Indicative EMI (8.5%, 20 yr) |
|---|---|---|---|
| 2 BHK, 1,120 sq ft | ₹1.19 Cr | ~₹97 L | ~₹84,200 |
| 3 BHK, 1,485 sq ft | ₹1.63 Cr | ~₹1.33 Cr | ~₹1,15,800 |
| 4 BHK, 2,100 sq ft | ₹2.46 Cr | ~₹2.01 Cr | ~₹1,74,200 |
Most lenders want the EMI at or under 50% of net monthly income. On that basis the 2 BHK needs roughly ₹1.7 lakh a month of household income, the 3 BHK about ₹2.3 lakh, and the 4 BHK about ₹3.5 lakh.
Under a construction-linked plan the loan disburses in tranches, and until full disbursement the borrower pays pre-EMI interest on the drawn amount only. Full EMI begins at final disbursement. Some lenders offer full-EMI-from-day-one, which reduces total interest paid over the loan — worth asking for.
Rental yield
The rental market here is anchored by Manyata Tech Park at eight kilometres and by the Bhartiya Centre of Information Technology at four. The tenant pool is deep for 2 and 3 BHK product and thinner for 4 BHK, which is an end-user configuration in this micro-market rather than a rental one.
| Configuration | Indicative monthly rent | Annual rent | On total outlay | Gross yield |
|---|---|---|---|---|
| 2 BHK, 1,120 sq ft | ₹25,000 – ₹31,000 | ₹3.00 L – ₹3.72 L | ₹1.46 Cr | 2.1% – 2.5% |
| 3 BHK, 1,485 sq ft | ₹35,000 – ₹43,000 | ₹4.20 L – ₹5.16 L | ₹2.00 Cr | 2.1% – 2.6% |
| 4 BHK, 2,100 sq ft | ₹53,000 – ₹67,000 | ₹6.36 L – ₹8.04 L | ₹3.00 Cr | 2.1% – 2.7% |
Net yield after maintenance, property tax, vacancy and periodic refurbishment typically runs 0.6 to 0.9 percentage points below gross.
Three scenarios for the 2 BHK:
- Conservative — ₹25,000 rent, one month vacancy a year, 2.1% gross, 1.4% net. The asset does not pay for itself; the return is entirely capital appreciation.
- Moderate — ₹28,000 rent, full occupancy, 2.3% gross, 1.6% net. Rent covers maintenance, property tax and roughly a third of the EMI interest.
- Optimistic (post-metro) — ₹34,000 rent following Blue Line commissioning, 2.8% gross, 2.0% net. Note that at roughly six kilometres from the Yelahanka (Kogilu Cross) station, this address captures a belt-wide re-rating rather than the sharper premium that accrues to walk-to-station property.
Be clear about what this asset is. At 2.1–2.7% gross, Bengaluru apartments do not compete with fixed income on yield. A fixed deposit returns 6.5–7.5% with no vacancy risk and full liquidity. The case for the apartment is capital appreciation plus leverage: a 75% loan means a 5% annual price rise is a 20% return on the equity deployed. Anyone buying primarily for rental income is buying the wrong asset class.
Yield comparison
| Asset | Indicative annual return | Liquidity | Leverage | Effort |
|---|---|---|---|---|
| Bank fixed deposit | 6.5 – 7.5% | High | None | None |
| Debt mutual fund | 6.5 – 8% | High | None | Low |
| Nifty 50 index (long-run average) | 11 – 13% | High | None | Low |
| Listed REIT | 6 – 8% distribution + capital | High | None | Low |
| This apartment — rental only | 2.1 – 2.7% gross | Low | Up to 75% LTV | Moderate |
| This apartment — rental + 5% appreciation | ~7.1 – 7.7% unlevered; ~20%+ on equity at 75% LTV | Low | Up to 75% LTV | Moderate |
The case rests entirely on the last line. Leverage is the mechanism — no other retail asset class in India lets an individual borrow 75% at 8.5% against it.
Capital appreciation
Bellahalli has returned 39.5% over ten years, with the 2 BHK segment up 112.6% over three. The last twelve months have been flat, at 0.0–0.4%.
A plateau after a strong run is what a market looks like when it has priced in the story and is waiting on delivery. Three drivers over a five-to-seven-year hold:
- Manyata's continued expansion at eight kilometres. An established employment base of well over a lakh workers, not a speculative one, and the demand floor under every rental in this belt.
- The Blue Line metro. Yelahanka (Kogilu Cross) at roughly six kilometres, with Phase 2B targeting December 2027. At that distance the effect is a belt-wide re-rating rather than a station-adjacency premium — real, but second-order compared with a walk-to-metro address.
- Configuration scarcity on this road. Kannuru Main Road currently supplies 1 and 2 BHK product only. The 3 and 4 BHK tiers have no local comparable, and upgrade demand is what pushes a micro-market's average ticket up over time.
Against that: entry is into a plateau, the pocket is still filling in, and Bengaluru metro timelines have slipped before. A realistic base case is 5–7% compound over the hold.
Investor profiles
The end-user upgrader. Currently in a 2 BHK in Bellahalli, Thanisandra or — plausibly — in Sobha Dream Gardens next door; needs a third or fourth bedroom; does not want to change school or commute. This project is the first upgrade path this road has offered, and for this buyer the 3 BHK at 1,485–1,760 sq ft is the configuration.
The Manyata professional buying a first home. 2 BHK at 1,120–1,290 sq ft, CLP payment plan, 75% loan. Buying a commute as much as a home.
The multi-generational household. 4 BHK with the maid's room. Priced out of the equivalent at Hebbal or Thanisandra proper by fifteen to twenty per cent; this is the arbitrage.
The long-hold investor. Buying an established employment catchment at a discount to its own neighbour, funded with maximum leverage, on a five-to-seven-year view. Should be honest that the first three years will be cash-negative.
Who this is not for: anyone who needs income from day one, anyone who may need liquidity inside three years, anyone who needs a walk-to-metro address, and anyone who cannot absorb a twelve-month slip in the March 2031 handover.
Pricing status
Every figure on this page is an estimate derived from the locality's transacted rates and from Sobha Dream Gardens' live pricing on the same road. The information sheet for this project carries no pricing. The binding numbers — the price list, the payment schedule, the car-park and club charges, the corpus — are issued at launch with the Karnataka RERA registration. Register your interest to receive the cost sheet as soon as it is published. Before treating any quoted number as affordable, Signature Regal helps keep the Bengaluru shortlist tied to total commitment rather than the cleanest-looking base price.
SNN Kannur Road Pricing — frequently asked questions
Next step for SNN Kannur Road
SNN Kannur Road launches in Q3 2026. Pre-launch registrations receive the configuration and pricing sheet ahead of the public release, priority on floor and unit selection, and direct notification when the Karnataka RERA registration is published.