Brigade Banashankari - Floor Plans and Configurations

The Floor-Plate Arithmetic at Brigade Banashankari

Brigade has released nothing about how the 600 apartments distribute across the two towers, but the certified numbers put a hard ceiling on how crowded any floor plate can be. The calculations below are ours, derived from certificate figures, and they are estimates of the average rather than statements about any individual floor.

• Homes per floor: 600 apartments ÷ 2 towers = 300 per tower; ÷ 40 upper floors = 7.5 homes per floor plate per tower, or 15 homes per level across both towers. That sits squarely in the normal Bengaluru four-to-eight range.
• Plot density: 600 apartments over 9.02 acres is 66.5 units per acre.
• Ground coverage: 3,585 sq m of building footprint against a 30,655 sq m net site is 11.7%, meaning roughly 88% of the net site carries no building at grade.
• Landscape share: 19,406 sq m divided by the 30,655 sq m net site is 63.3% of the net site under landscape.
• Parking ratio: 1,000 spaces across 600 apartments is 1.67 spaces per home.

The floor-plate number is the one that matters most for anyone reading plans. Bengaluru high-rises routinely run six, eight or twelve apartments to a core. An average under four per plate per tower implies a small number of homes sharing each lift lobby, and it is the single strongest structural argument for the low-density positioning attached to this scheme. Unlike most such claims, it is arithmetic off a government certificate rather than a marketing adjective. It also carries a corollary worth stating: a plate that thin usually means larger apartments, because 92,000 sq m of sanctioned FAR area has to be absorbed by only 600 homes.

Brigade Banashankari as a 40-Floor Apartment in Bangalore

Searches for a 40 floor apartment in Bangalore are rare because the buildings are rare, and this is one of the few schemes in the city where the floor count sits on a primary government document rather than in a brochure. Four basements plus ground plus 40 upper floors is 41 levels above ground, and that number changes the engineering questions a buyer should be asking. It is also worth being precise about the portfolio claim: we found no Brigade residential building in Bengaluru on the public record taller than Brigade Exotica, commonly listed at 35 floors, so this configuration would appear to be among the tallest residential towers Brigade has built in the city. The group has built higher elsewhere - its residential towers at Neopolis in Hyderabad are described by Brigade itself as G+57.

The clearance records the floor count but states no height in metres. As an estimate only: 41 above-ground levels at a typical 3.00 to 3.15 m floor-to-floor, plus services and parapet, works out to roughly 128 to 134 m. That is our arithmetic and it will move with the final structural design. A building in this range requires an Airports Authority of India height clearance; Bengaluru's Colour Coded Zoning Map covers four aerodromes and permits the local authority to clear directly below the mapped permissible elevation, with roughly 150 m the maximum clearable by that route. We state only that the NOC is a required approval. We have no evidence it has been granted.

What a buyer should take from the height, in practical terms:

• Vertical transportation is the deciding amenity. In a 41-level residential tower, lift count, lift speed and whether the building is zoned into low-rise and high-rise banks determine daily quality of life more than any clubhouse feature. Ask for the lift schedule - number, speed and zoning - before you choose a floor.
• Water and pressure zoning. Tall residential towers are pressure-zoned, with intermediate tanks and booster arrangements. This project draws its supply from BWSSB and runs dual plumbing lines, one of them carrying treated water for flushing; ask how the zoning is arranged across the 41 levels.
• Glazing and wind. Above roughly the twentieth floor, wind loading governs balcony usability and window operation far more than it does in a mid-rise. Ask for the glazing specification and the balcony railing height as designed, not as illustrated.
• Pressurised staircases, refuge provision and fire lifts. High-rise buildings in Karnataka are governed by the National Building Code's high-rise fire and life-safety provisions. These are code requirements rather than features, but the sanctioned plan will show exactly how they are met, and that plan becomes public at registration.
• Floor choice is a real decision here. With an average under four homes per plate per tower, the difference between a low, mid and high band is about lift wait, view corridor and cost - not about how many neighbours share the lobby.

Why Area Arithmetic Cannot Give You a Price at Brigade Banashankari

There is a temptation, on a project with this much certified data and no price, to reverse-engineer a rate. Do not, and be sceptical of anyone who does.

The reason is a category error that is easy to miss. The 1.3 to 1.4 times figure is the carpet-to-super-built-up multiplier. It is not the multiplier from sanctioned FAR area to saleable area, which runs nearer 1.15 to 1.25 times because FAR area already includes elements that carpet area excludes. Apply the wrong one to the same 92,000 sq m and any derived per-square-foot number swings by roughly a fifth on an assumption nobody has stated. That is before you account for the fact that no confirmed unit mix exists, and that a scheme's saleable area is not fixed until the sanctioned plan is.

For what the market around this parcel is actually doing, and for our own estimated band and how we arrived at it, see the pricing page on this site. The short version: Brigade has published no price, and the only figure on the public record is a Rs 198 crore construction cost that is not a sales value.

Space-Planning Guidance for Brigade Banashankari Buyers

Without dimensioned plans there is no room-by-room advice to give, and inventing it would be worse than useless. What follows is the set of judgements that will actually decide whether a given unit works for you, in the order they usually matter in a tall, thin-plate tower.

1. Ask for the typical floor plate first, not the unit plan. The plate tells you how many homes share the core, where the lift lobby sits, whether the corridor is naturally lit, and which units are corner units. At an average of 7.5 homes per plate per tower, only the two to four corner positions will have multiple exposed faces - establish which one your unit is rather than assuming it.
2. Establish the orientation before the floor. In south-west Bengaluru the practical questions are afternoon western sun on the living-room glazing and monsoon-driven rain on the exposed face. A unit's compass orientation is fixed for its life; the floor is a price decision.
3. Check the balcony as designed, not as rendered. Depth, railing height and whether the balcony is inset or projecting determine whether it is a usable room or a decorative ledge, especially above the twentieth floor.
4. Look at the service core. Utility position, washing-machine point, and whether the utility is enclosed or open decide how the working half of the home functions. In larger units the utility often ends up doing more work than the second bathroom.
5. Read the parking allotment in the agreement. At 1.67 spaces per home across the scheme, a two-car household should establish in writing what is allotted to their specific unit and at which basement level, along with whether the bay is one of the EV-enabled ones.
6. Do not plan interiors against an unconfirmed area. Until the K-RERA carpet area is issued, every layout drawing you are shown can move.

Brigade Banashankari floor plan FAQ

The expected mix, the homes per floor plate, the tower height and the open-space share.