My Home Konadasapura

A township of more than 5,500 apartments on about 58 acres is the opening move for My Home Group in Bengaluru. Planned at Konadasapura Village, about 1 km from Budigere Cross, the project is still in its pre-launch phase, with Karnataka RERA registration applied for and Phase 1 possession targeted from 2031. It is also known by the working name My Home Hoskote, and both names refer to the same development. Ground + 20 towers carry the homes, and the site is gated throughout. As an integrated township in East Bangalore, it combines homes, a grand clubhouse and open landscape inside one gated site.

Pricing is where the project first stands out. The indicated rate of Rs 10,000–10,500 per sft converts to about Rs 60–79 lakh for a 1 BHK, Rs 1.10–1.32 Cr for a 2 BHK and Rs 2.13–2.31 Cr for a 4 BHK. Those tickets sit at the entry end of the branded new-launch band nearby, which runs from about Rs 11,000 to Rs 15,800 per sft. For a buyer comparing projects line by line, the gap is visible before amenities or brand even enter the discussion.

Layout choice is wide. Six configurations cover the market, from a 600–750 sft 1 BHK through 2 BHK, 2.5 BHK and two 3 BHK variants up to a 2,130–2,200 sft 4 BHK with three toilets. That spread lets an investor build a position at the smaller end, where rental demand is deepest, while families buy the larger formats. Roughly 70% of the land stays open, with gardens, water features and courtyards between the tower clusters, and a grand clubhouse at the centre. Children's play areas, a senior-citizen zone and pet-friendly spaces round out the community plan.

Timing matters for anyone entering at pre-launch. The official price list, cost sheet and construction-linked payment schedule will be released at launch, together with final carpet areas. Floor rise and preferred location charges are fixed at the same point. Later phases are likely to be released at stepped-up prices as Phase 1 is absorbed, which rewards early buyers who are comfortable with a handover from 2031. Our team keeps registered buyers informed at each step, from RERA registration to the first allotments.

Budigere Cross is a junction on Bengaluru's eastern edge, on the Old Madras Road–Hoskote growth corridor. The township lies about 1 km from that junction, in Konadasapura Village within Bidarahalli Hobli of the Bengaluru East taluk, pincode 560049. Old Madras Road (NH-75), the Bengaluru–Tirupati highway, is about 2 km away, and both KR Puram and Hoskote are about 7 km distant. That midpoint position gives residents two directions of travel rather than one. Whitefield and ITPL lie to the south along SH-35.

Employment is the main reason this location works for rentals. Whitefield's ITPB and EPIP Zone lie 10–14 km south, Bagmane Tech Park about 14 km and Manyata Embassy Business Park about 20 km. Closer in, Brigade Signature Towers offers office space about 2 km from the site, and Hoskote Industrial Area provides manufacturing jobs about 11 km away. Asking rents in Budigere Cross already run at about Rs 25,000–55,000 a month, which reflects that tenant base. Each of these employment centres adds to the pool of tenants looking for homes within a short drive.

Daily convenience is building up fast. Decathlon on Old Madras Road is about 1 km away and Brigade's Orion Uptown Mall about 1.5 km, while Godrej Woodscapes, a 28-acre township, shares the village. Jnana Gangotri International School is about 1.6 km from Budigere Cross, and East Point Hospital is about 3 km from the site. Narayana e-Techno School is about 2 km away and New Baldwin International Residential School about 5 km. For larger needs, Vydehi Institute of Medical Sciences, Manipal Hospital Whitefield, Nexus Shantiniketan and Phoenix Marketcity all sit 12–13 km away.

Investors should price in the trade-offs as well. The nearest working metro station is Whitefield (Kadugodi) on the Purple Line, about 9 km away, and Budigere Cross sees heavy traffic at peak hours. A proposed 16.3 km KR Puram–Hoskote metro line with a station at Budigere Cross moved into detailed project report work on 8 October 2026, but it has no approval or funding yet. If sanctioned, a station about 1 km from the township would change the area's commute profile. Until then, the Purple Line at Kadugodi remains the practical rail link.

Bengaluru's housing market has kept rising through 2026. Average prices across the city rose 14.5% year on year to Rs 11,293 per sft in Q3 2026, and the average quoted base price stood at about Rs 9,450 per sft in Q2 2026. At Rs 10,000–10,500 per sft, a branded township in the city's growth belt is therefore priced near the city's own averages, not at a premium to them. For an investor, that is the basic arithmetic behind the opportunity. Both measures point to steady growth rather than a short spike.

The east of the city now leads new supply. East Bengaluru accounted for 54% of all launches in Q1 2026 and 43% in Q2 2026, and mid-segment homes there rose about 7% year on year in Q2 2026, with quoted base rates of Rs 8,500–10,000 per sft. Whitefield, the anchor market of the east, saw its average quoted base price rise from Rs 4,765 per sft in 2019 to Rs 10,850 in Q2 2026, a gain of about 128%. Hoskote, at the far end of the corridor, stood at Rs 7,350 per sft in September 2026.

Prices along the corridor show the same pattern. Budigere Cross property prices reached an average asking rate of Rs 12,700 per sft in September 2026, up from Rs 11,150 in December 2025, and the belt rose about 23% in the year to May 2026. Kannamangala on Whitefield–Hoskote Road reached Rs 10,600 per sft, Kadugodi Rs 10,050 and Old Madras Road Rs 11,400, against Rs 5,371 on Old Madras Road in Q3 2022. Branded launches in the belt priced between about Rs 11,000 and Rs 15,800 per sft in 2026.

Infrastructure is what turns those trends into a longer runway. The Satellite Town Ring Road has run from Dobbaspet to Hoskote since March 2024, about 100 km of the Bengaluru–Chennai Expressway from Hoskote was open by June 2026, and the first package of the Peripheral Ring Road was awarded in June 2026. Separately, the National Highways Authority of India plans to widen NH-75 from Hoskote to the Andhra Pradesh border, and the Blue Line's KR Puram interchange is due in 2027. Each project shortens travel for residents and widens the pool of tenants.

Karnataka RERA registration has been applied for, but no number has been issued yet. Under Karnataka law, a project cannot be sold before registration, so any amount a buyer pays today is an expression of interest that should be fully refundable, not a booking. We treat that rule as non-negotiable, and our team will not ask for a booking amount before the registration is public. The RERA number will appear on this page as soon as it is issued. That protects buyers who register early from paying before the project's terms are fixed.

Once registered, the project's key terms become a matter of public record. Buyers will be able to check the promoter entity, the land extent, the declared completion date and the carpet area of each home against the RERA filing. RERA measures homes by carpet area, not super built-up area, so comparing the two in the cost sheet is the simplest way to judge efficiency. Phase 1 possession is currently targeted from 2031, and the agreement for sale should carry the same date.

Land title is one of the project's clearer strengths. The Bangalore Development Authority sold the parcel by e-auction on 5 January 2026, and five bidders took part, including Brigade Group and Godrej Properties. After more than 20 rounds, Sreni Nirman Pvt. Ltd., a My Home Group affiliate, won the land. The land is held by the affiliate, and the RERA filing will name the promoter entity for buyers to check. A title that starts with a public authority avoids many of the chain-of-ownership questions that come with land assembled from several private owners.

Several documents are still to come. The building plan sanction and commencement certificate have not yet been published, and the bank panel for home loans will be announced at launch along with the cost sheet and construction-linked payment schedule. Before committing, buyers should match the RERA number on the state portal, read the sale deed and approved plan, and check the delay-compensation clause in the agreement for sale. We review each of these with buyers before any booking. The developer's official cost sheet will list every charge alongside the base price.

My Home Group is a Hyderabad developer with more than four decades of history, founded in 1981 by Dr. Rameswar Rao Jupally. It ranks among Hyderabad's largest residential developers. The group's real-estate arm, My Home Constructions Pvt. Ltd., reports 37 million sft delivered, more than 45 million sft under construction and over 50 million sft in planning. Across all businesses, including construction, cement, power and education, the wider group cites more than 80 million sft of construction area delivered.

Scale is the thread through its portfolio. My Home Jewel in Madinaguda (2010) brought about 3 million sft and 2,016 homes and was Hyderabad's first large-scale residential community. Later, My Home Avatar, Bhooja, Mangala and Tridasa followed as gated high-rise communities in the West Hyderabad IT corridor, and My Home Udyan, launched in 2026, is planned at over 3,700 apartments. A 5,500-home township in Bengaluru fits the same pattern of large, phased sites. My Home Vyoma in the Financial District is another 2026 launch. That makes the group's experience with phased, high-density sites directly relevant here.

Expansion beyond Hyderabad is recent and well funded. In January 2026 the group announced entry into Mumbai, Bengaluru and Chennai with about Rs 4,100 Cr of committed capital and a combined pipeline worth about Rs 37,500 Cr. Its Bengaluru share includes two East Bengaluru parcels totalling 76 acres and about 15 million sft of mixed-use potential, with an estimated value of about Rs 23,000 Cr. Mumbai and Chennai make up the rest of that new pipeline. Investors following My Home Group Bangalore activity will see Konadasapura as the first launch from that pipeline.

Leadership includes Chairman Dr. Rameswar Rao Jupally, Executive Vice Chairman Ramu Rao Jupally, Managing Director Shyam Rao Jupally and CEO Abhishek Kapoor. The group targets 40–50% of presales from outside Hyderabad within five years and is evaluating an IPO or a platform-level fund raise. Its main gap is local: My Home Group has no Bengaluru delivery record yet, so buyers rely on its Hyderabad history while the first towers rise here. For investors, that history is the main evidence of execution until the Konadasapura towers are built.

Every home in the township is an apartment, a format that suits both owner-occupiers and investors near Whitefield. Each buyer owns a unit along with a share of the common areas, while maintenance costs spread across more than 5,500 homes. Larger communities can spread the cost of shared services, such as 24x7 security with CCTV, power back-up, rainwater harvesting and an on-site STP, over many owners rather than a few. Every configuration shares the same towers, clubhouse and open spaces, so smaller homes carry the same amenities as larger ones.

Flexibility comes from the size range. A 1 BHK of 600–750 sft at about Rs 60–79 lakh is the natural rental unit, while the 2 BHK of 1,100–1,260 sft at Rs 1.10–1.32 Cr appeals to young families and working couples. The 2.5 BHK, at 1,280–1,320 sft, adds a study or work-from-home room. That mix gives an investor several entry points at different budgets inside one project. Two 3 BHK variants and a 4 BHK of 2,130–2,200 sft cover buyers who plan to live in the home rather than lease it.

Rental returns are straightforward to estimate. For an A-class developer, yield is taken at 3.5–4% a year of property cost for a semi-furnished apartment and 4–4.5% for a furnished one. A 2 BHK at about Rs 1.21 Cr would earn about Rs 4.24–4.85 lakh a year semi-furnished, and a 3 BHK with three toilets at about Rs 1.85 Cr about Rs 6.47–7.39 lakh. Furnishing adds roughly half a percentage point to the yield band. Furnished, the same 2 BHK would earn about Rs 4.85–5.45 lakh a year. Asking rents in Budigere Cross run at about Rs 25,000–55,000 a month today.

Costs beyond the base price need to be in every calculation. Buyers pay 5% GST on under-construction homes, about 5.6% stamp duty and a 2% registration fee, which brings the all-in cost of a 2 BHK to about Rs 1.24–1.49 Cr before other charges. Floor rise, preferred location charges, car parking, club membership and maintenance deposits are then set out in the cost sheet, which our team shares at launch. A 1 BHK, by comparison, comes to about Rs 68–89 lakh all-in.

The first reason is the price gap. At Rs 10,000–10,500 per sft, the township sits level with Godrej Woodscapes in the same village, at about Rs 10,050–10,550 per sft, and below this year's launches nearby. Godrej Parkshire launched in January 2026 at about Rs 11,100–11,900, Brigade Belvedere in March 2026 at about Rs 12,900–13,500 and Sobha One World in June 2026 at about Rs 13,900–15,800. On mid-points, that puts the township about 11%, 22% and 30% below those three launches. Woodscapes, launched in 2024, gives the clearest like-for-like benchmark.

Demand in the area is already proven at volume. Godrej Woodscapes sold over 2,000 homes worth over Rs 3,150 Cr at its 2024 launch, and the BDA's land auction at Konadasapura cleared at about Rs 40 Cr per acre after more than 20 rounds. In Budigere Cross, homes priced between Rs 50 lakh and Rs 2 Cr make up 57% of buyer demand but only 47% of listed supply, and 3 BHK homes account for 41% of demand. Puravankara's purchase of 14.57 acres at Mandur in May 2026 shows other developers still adding land here.

Pre-launch apartments in Budigere Cross carry most of their upside in the build period. A base case of 8–10% a year to 2031 is consistent with recent East Bengaluru trends, and the upside case of 12% a year or more depends on the Hoskote metro being sanctioned and the ring-road packages through Old Madras Road being built before possession. Later phases are likely to be priced higher than Phase 1, which adds a further cushion for early buyers. Over the past three years, prices in the belt have roughly doubled, with growth of about 98%. East Bengaluru's share of new launches suggests that growth is broad rather than limited to one project.

Rental income completes the return. At the A-class benchmark of 3.5–4% for semi-furnished and 4–4.5% for furnished homes, a 2 BHK can earn about Rs 35,300–40,400 a month semi-furnished. Furnished, that rises to about Rs 40,400–45,400 a month. Against that, investors should weigh the five-year hold to 2031, the developer's first Bengaluru build, and heavy supply from neighbouring townships. We see the risk-reward as best suited to buyers with a five-year horizon or longer.

Honest reviews start with an honest status: this is a pre-launch project with no residents, so no owner reviews or ratings exist, and none appear here. Market reception, however, is visible. Five bidders, Brigade Group and Godrej Properties among them, pushed the BDA's Konadasapura auction past 20 rounds in January 2026, which tells us how developers rate the land. Next door, Godrej Woodscapes sold over 2,000 homes at its 2024 launch. The winning land bid cleared at about Rs 40 Cr per acre.

From the numbers, the strengths are clear. Entry pricing comes first, at Rs 10,000–10,500 per sft against a branded band of about Rs 11,000–15,800 nearby. Scale follows, with more than 5,500 homes and roughly 70% open space. A title from the BDA and a developer with four decades of large-community delivery in Hyderabad complete the list, along with a size range broad enough to suit both renters and owner-occupiers. Open space and a clubhouse with a co-working lounge and library also suit tenants who work from home. The A-class rental benchmark of 3.5–4.5% adds income to the growth case.

Every fair review also lists the cautions. Possession is targeted from 2031, which ties up capital for about five years. RERA registration has not yet been issued, and My Home Group has no Bengaluru delivery history. Supply is concentrated too, since My Home, Godrej Woodscapes, Sobha One World and Brigade's planned township together add well over 10,000 homes to the belt, which may slow resale and rental absorption in the early years. Social infrastructure is still filling in, with the larger hospitals and malls 12–13 km away in Whitefield, and Budigere Cross sees heavy peak-hour traffic.

As the project moves to launch and then to construction, we will add verified buyer feedback to this section, and resident reviews once homes are handed over. Until that point, the most reliable review is your own: a visit to Budigere Cross, a reading of the RERA filing once it is public, and a line-by-line look at the cost sheet with our team. Sound decisions on a five-year hold rest on documents rather than ratings. We would rather an investor say no on good information than yes on a star rating.