Nambiar Beverly Park Cost Sheet
A cost sheet is the document that turns the published rate at Nambiar Beverly Park into one number for one villa. It opens with ₹13,499 per sq.ft. applied to the saleable area of the villa, adds the development and infrastructure charge for that plot, adds a preferential-location charge where the plot carries one, and applies 5% GST to that total. The result is what the price page quotes as from ₹5.48 Cr for a 35 × 55 and from ₹6.82 Cr for a 40 × 63, inside a Phase 1 band of ₹5.48 Cr to ₹7.29 Cr. Every figure here is indicative, pre-launch and subject to change.
The order of those lines is the part most buyers read wrongly. GST is applied at the end, to the base sale value after the infrastructure and location charges have been added — which means those charges are already inside the quoted figure, not stacked on top of it. A ₹5.48 Cr villa is ₹5.48 Cr with its development and infrastructure charge and its 5% GST counted in. Treating them as extras overstates the villa by roughly ₹19 lakh to ₹23 lakh.
The second thing to check on any sheet you are shown is which area the rate has been applied to. ₹13,499 runs on saleable area — 3,732 to 4,638 sq.ft. across the four variants — and not on the 1,925 or 2,520 sq.ft. plot beneath the villa. What is being conveyed is a finished G+2 villa, handed over built; the plot dimension describes the land parcel under it. The difference between the two areas is close to a factor of two, which is set out at length in saleable area against plot area.
Three heads stay outside the sheet total and have to be budgeted separately: registration, stamp duty and maintenance. Maintenance is charged at ₹48 per sq.ft. for the first year including 18% GST, with a maintenance deposit of the same amount collected alongside it. Registration and stamp duty are paid at the rates notified by the Government of Karnataka on the date the sale deed is registered.
What a Cost Sheet Contains
A cost sheet for a villa here carries five heads. The first four build the figure; the fifth is everything the figure deliberately leaves out.
1. Base rate on saleable area
The first line is arithmetic: saleable area × ₹13,499. Saleable area is 3,732 sq.ft. for a west-facing 35 × 55 and 3,782 sq.ft. for an east-facing one; 4,638 sq.ft. for a west-facing 40 × 63 and 4,627 sq.ft. for an east-facing one. East and west villas are built to different plans, so the areas differ slightly and the first line moves with them. This is the only line where the rate appears.
2. Development and infrastructure charge
The second line is a per-plot charge of ₹18.66 L to ₹23.19 L. It covers the layout-level work the villa depends on rather than anything inside the house — the 12 m and 12.19 m internal roads, the 9.14 m secondary roads, the entrance plaza and bus bay, and the services routed to each plot. It scales with the plot, so a 40 × 63 carries more of it than a 35 × 55. On a sheet it appears as a rupee amount, not a percentage.
3. Preferential-location charge
The third line applies only to plots that carry an advantage of position, and runs from ₹18.66 L to ₹46.27 L. Facing is the main driver. An east-facing plot carries a preferential-location charge equal to its own infrastructure charge; an east-facing corner plot carries double that, which is what produces the ₹7.29 Cr top of the Phase 1 band. A west-facing plot that is not on a corner carries none at all — and that is precisely why west-facing villas set the "from" price. Where no charge applies, the line still appears on the sheet, at nil.
4. GST at 5%
The fourth line applies 5% GST to the sum of the three lines above. Because a built villa is being sold rather than a bare land parcel, the transaction is taxable, and the rate on residential construction of this kind is 5% without input tax credit. GST is computed on the base sale value as a whole, so it lands on the infrastructure and location charges as well as on the rate line. It is included in every figure published on this site.
5. What the sheet leaves out
Below the total, a properly drawn sheet lists what is not in it: registration and stamp duty, payable at the rates notified by the Government of Karnataka on the date of registration; and maintenance at ₹48 per sq.ft. for the first year inclusive of 18% GST, plus an equal maintenance deposit. Both maintenance heads are computed on saleable area, so they scale with the villa rather than with the land. These are set out head by head on charges and GST.
Reading the Sheet Line by Line
The illustration below shows the line order on the smallest footprint — a 35 × 55 west-facing villa, chosen because a west-facing non-corner plot carries no preferential-location charge and so shows the structure at its simplest. It is an illustration of how the lines stack, not a quote for any particular plot.
- Saleable area — 3,732 sq.ft. on a 1,925 sq.ft. plot
- Base rate — 3,732 × ₹13,499 = ₹5,03,78,268
- Development and infrastructure charge — ₹18,66,000
- Preferential-location charge — nil on a west-facing non-corner plot
- Base sale value — ₹5,22,44,268
- GST at 5% — ₹26,12,213
- Indicative total — ₹5,48,56,481, published as from ₹5.48 Cr
Two things follow from reading it in that order. The development and infrastructure charge is inside ₹5.48 Cr, so nobody should be adding ₹18.66 L to it a second time. And GST is charged on ₹5.22 Cr rather than on ₹5.04 Cr, because the infrastructure charge forms part of the base sale value. A sheet that applies GST only to the rate line is drawn wrongly.
On an east-facing plot the same structure holds with one more line filled in, and the preferential-location charge is what separates two villas of near-identical size. That is the single largest reason two buyers in the same footprint can be quoted figures several tens of lakh apart.
Why We Publish Starting Figures
We publish starting figures for each footprint rather than a plot-by-plot sheet, and the reason is not coyness about the numbers. K-RERA registration for this project has not yet been issued — no registration number has been allotted, and the project is pre-launch. Until it is granted, nothing published anywhere, by us or by anyone else, is a legally binding statement of area, charge or timeline. Putting a priced schedule of 298 plots in front of buyers ahead of that would be putting numbers in front of people that nothing yet stands behind.
The second reason is what a cost sheet actually is. It is an internal booking document — a per-unit instrument naming a plot number, its exact areas, its exact infrastructure and location charges and the payment terms attached to it. It is issued to a named buyer for a named plot, it is dated, and it is superseded whenever the developer revises rates. It is not a price list and was never drawn to be published as one.
So what you get here is the structure and the honest bracket: ₹13,499 per sq.ft. on saleable area, ₹18.66 L to ₹23.19 L of development and infrastructure charge, ₹18.66 L to ₹46.27 L of preferential-location charge where one applies, 5% GST inside the total, and a Phase 1 band of ₹5.48 Cr to ₹7.29 Cr. That is enough to work out whether a villa here is inside your range, and enough to check any sheet you are handed for internal consistency.
Once K-RERA registration is granted it becomes the binding source for areas, charges and timelines, and the registered documentation should be read against whatever sheet you hold. Verify current status directly at rera.karnataka.gov.in. No money should be committed before that registration is in place.
Getting the Current Cost Sheet
The current cost sheet for a specific footprint and facing is shared with buyers who register their interest. Tell us which variant you are considering — 35 × 55 or 40 × 63, east or west — and our team will send the figure as it stands on the day, with the infrastructure charge and any preferential-location charge itemised for that plot.
Because the project is pre-launch, treat anything you receive as an indicative marketing reference with a shelf life, not a quotation held open. Rates are subject to change, and no expression of interest creates a right over a particular plot.
Frequently Asked Questions
1. What is on a Nambiar Beverly Park cost sheet?
Four build-up lines and a set of exclusions: saleable area × ₹13,499; the development and infrastructure charge; a preferential-location charge where the plot carries one; and 5% GST on those three. Registration, stamp duty and maintenance are listed outside the total.
2. Are the development and infrastructure charges extra, on top of ₹5.48 Cr?
No. They are already inside it. The quoted figures include the development and infrastructure charge and the 5% GST. Only registration, stamp duty and maintenance are payable over and above.
3. Why is there no plot-by-plot price list?
Because a per-unit cost sheet is an internal booking document, not a published price list — and the project is pre-launch, with K-RERA registration applied for and approval expected by 20 August 2026. We publish starting figures and the charge brackets instead.
4. Why do two villas of the same size carry different prices?
Facing and position. East-facing plots carry a preferential-location charge equal to their infrastructure charge, and east-facing corner plots carry double; west-facing non-corner plots carry none, which is why they set the "from" figure. Saleable areas also differ slightly between the east and west plans.
5. Is GST charged on the infrastructure charge as well?
Yes. GST at 5% is applied to the base sale value as a whole — the rate line plus the development and infrastructure charge plus any preferential-location charge — not to the rate line alone.
6. How current is the sheet I would receive?
It reflects the position on the day it is issued. The project is pre-launch, rates are indicative, and K-RERA registration has been applied for with approval expected by 20 August 2026 — so no figure is held open or legally binding.
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