Saleable Area vs Plot Area at Nambiar Beverly Park
The single thing most often got wrong about Nambiar Beverly Park is which area the price is charged on. The indicative rate of ₹13,499 per sq.ft. is applied to the saleable area of the built villa — 3,732 to 4,638 sq.ft. across the four variants — and not to the 1,925 or 2,520 sq.ft. plot beneath it. Multiply the rate by the plot and you will arrive at a number roughly half of what the villa actually costs, then conclude the published figures are wrong. They are not; the area basis is different.
The reason the gap is so wide is that these homes are G+2. Three levels of built area stand on one parcel of land, so the saleable-to-plot ratio runs from 1.84× to 1.96× — every villa in the scheme carries close to twice as much floor as the land it stands on. A 1,925 sq.ft. plot carries 3,732 or 3,782 sq.ft. of villa; a 2,520 sq.ft. plot carries 4,627 or 4,638 sq.ft. That is the whole of the arithmetic, and once it is clear the rest of the price sheet reads straightforwardly.
This also explains the question that follows immediately after: why two villas on identical plots are quoted at different prices. Two things move independently of the land — the saleable area of the plan drawn for that orientation, and whether the plot carries a preferential-location charge. Both are set out below, along with what a buyer should insist on seeing in writing before parting with money.
K-RERA registration for this project has been applied for; approval is expected by 20 August 2026 and no registration number has been allotted; it is pre-launch. The areas and drawings on this page are marketing references. Once registration is granted, the K-RERA-registered drawings, areas and charges are the legally binding source and should be checked before any commitment. Verify at rera.karnataka.gov.in.
What Each Area Actually Measures
Two different measurements are in play, and a quotation will refer to both. Keeping them apart is the whole exercise.
Plot area — the land
The plot area is the parcel of land the villa stands on: 1,925 sq.ft. for a 35 × 55 and 2,520 sq.ft. for a 40 × 63. It is what gets described in the dimensions the project is named by, and it is the number a buyer instinctively reaches for — which is precisely the trap. The rate is not applied to it. Note also that what is being sold here is a completed villa on its plot, not a parcel of land to build on later, so the land figure on its own does not describe the product.
Saleable area — the villa
The saleable area is the built area of the G+2 house as the developer measures it: 3,732 to 4,638 sq.ft. depending on the variant. That is the number the ₹13,499 rate is charged against, and it is the number that should appear on the cost sheet, in the agreement and, once registration is granted, in the K-RERA-registered documents. If a quotation states a rate without stating the area it is charged against, the quotation is incomplete.
The Four Ratios, 1.84× to 1.96×
Set side by side, the four variants make the point better than any explanation. The last column is simply the saleable area divided by the plot area — how many square feet of villa each square foot of land carries.
| Villa | Plot Area | Saleable Area | Ratio |
| 35 × 55 west facing villa | 1,925 sq.ft. | 3,732 sq.ft. | 1.94× |
| 35 × 55 east facing villa | 1,925 sq.ft. | 3,782 sq.ft. | 1.96× |
| 40 × 63 east facing villa | 2,520 sq.ft. | 4,627 sq.ft. | 1.84× |
| 40 × 63 west facing villa | 2,520 sq.ft. | 4,638 sq.ft. | 1.84× |
Two things are worth noticing. The smaller footprint has the higher ratio — 1.94× and 1.96× against 1.84× — because the statutory margins take a proportionally smaller bite out of the buildable envelope as the plot grows, so the smaller plot is worked harder. And the ratios are not identical between orientations: on the 35 × 55 the east-facing plan carries 50 sq.ft. more saleable area than the west, while on the 40 × 63 it is the west-facing plan that is 11 sq.ft. larger. The plans are drawn separately for each orientation, so the areas do not match.
The margins behind all four numbers are the same: 1.0 m at the front, 0.8 m at the rear and 0.8 m on each side, under the Karnataka Gazette, Part-IVA, Table 8 for plots in the 150–250 sq.m band. Those margins fix the ground-floor footprint; stacking it over three levels produces the saleable area.
Why Two Villas on Identical Plots Are Priced Differently
Two buyers can be shown plots of exactly the same size and come away with different figures. Neither has been misquoted. Three variables move the number, and only one of them is the land.
1. The saleable area of the plan is not the same for both orientations
East-facing and west-facing villas are drawn as separate plans, and they do not come out to the same built area. On the 1,925 sq.ft. plot the east-facing plan measures 3,782 sq.ft. against the west-facing 3,732 sq.ft. Because the rate is charged on saleable area, that 50 sq.ft. is itself a difference in price before anything else is added.
2. The plot may carry a preferential-location charge
A preferential-location charge is levied on plots whose position in the layout carries an advantage. At Nambiar Beverly Park east-facing plots carry one, and an east-facing corner plot carries double. A west-facing plot away from a corner carries none, which is why the west-facing variants set the entry figures of ₹5.48 Cr and ₹6.82 Cr, and why an east-facing corner 40 × 63 produces the ₹7.29 Cr top of the published band. This is set out at length on the page comparing east and west facing villas compared.
3. The development and infrastructure charge varies with the plot
The development and infrastructure charge is levied per plot and is not a flat figure across the layout. It covers the layout-level work the villa depends on — 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. The exact amount for a given plot appears on that plot’s cost sheet.
How to Read a Quotation
A cost sheet for one of these villas is built up in a fixed order. Knowing the order is what lets you check that a quotation is complete rather than merely plausible.
- Basic sale value = the villa’s saleable area at ₹13,499 per sq.ft., plus the development and infrastructure charge for that plot, plus a preferential-location charge where the plot carries one.
- Total consideration = basic sale value plus 5% GST.
The published starting figures — from ₹5.48 Cr for a 35 × 55 and from ₹6.82 Cr for a 40 × 63 — are total-consideration numbers. They already include the development and infrastructure charge and the 5% GST. Adding those again on top, as is easily done when reading the heads separately, overstates the cost by roughly ₹19–23 lakh.
What is inside the quoted figure
- The villa at ₹13,499 per sq.ft. of saleable area
- The development and infrastructure charge for that plot
- A preferential-location charge, where the plot carries one
- 5% GST on the basic sale value
What is outside it
- Stamp duty and registration, at the rates notified by the Government of Karnataka on the date of registration
- Maintenance — ₹48 per sq.ft. for the first year including 18% GST, plus an equal maintenance deposit
Every figure is indicative, pre-launch and subject to change. We do not publish a plot-by-plot price sheet; the priced sheet for a specific plot is issued to buyers who register their interest. The cost structure in full is on the Nambiar Beverly Park price page.
What to Ask For in Writing
None of this is difficult to verify — it just has to be asked for in writing rather than taken from a conversation. Before paying anything beyond an expression of interest — which is being taken now, from ₹5 lakh, and is fully refundable if you choose not to proceed at any point before you sign a formal agreement — ask for the following on the developer’s letterhead, against the specific plot number you are being offered:
- The plot number and its plot area in square feet, and the block it lies in.
- The saleable area of the villa in square feet, stated separately from the plot area — not a single combined figure.
- The rate, with the area it is applied to named explicitly on the same line.
- The development and infrastructure charge for that plot, as a rupee amount.
- The preferential-location charge, as a rupee amount, with a statement of why it applies — facing, corner, road frontage or park frontage — or a confirmation in writing that none applies.
- The GST shown as its own line, so you can see it has not been double-counted.
- Stamp duty, registration and maintenance shown separately and clearly marked as outside the quoted figure.
- The floor plan and area statement for that plot’s orientation — east and west plans differ in saleable area, so the plan attached should be the one you are buying.
- The K-RERA position in writing. Registration has been applied for and approval is expected by 20 August 2026; no number has been allotted. Once it is granted, the registered carpet and saleable areas take precedence over any marketing figure, including the ones on this page.
If a figure cannot be produced in writing against a plot number, treat it as indicative and nothing more. Verify the registration status directly at rera.karnataka.gov.in rather than relying on any listing site, this one included.
The Cost Structure at a Glance
The four villa pages carry the plot area, saleable area and ratio for each variant individually, along with the key plan and all three floor plans: the 35 × 55 west facing villa, the 35 × 55 east facing villa, the 40 × 63 west facing villa and the 40 × 63 east facing villa. The set is summarised on the villas hub page.
Frequently Asked Questions
1. Is ₹13,499 per sq.ft. charged on the plot area or the saleable area?
On the saleable area of the built villa — 3,732 to 4,638 sq.ft. depending on the variant — and not on the 1,925 or 2,520 sq.ft. plot. Applying it to the plot understates the villa by roughly half.
2. What is the saleable-to-plot ratio at Nambiar Beverly Park?
Between 1.84× and 1.96×. The 35 × 55 carries 3,732–3,782 sq.ft. on 1,925 sq.ft. of land; the 40 × 63 carries 4,627–4,638 sq.ft. on 2,520 sq.ft. The villas are G+2, which is why built area is close to twice the land.
3. Why are two villas on the same size plot priced differently?
Because the east-facing and west-facing plans do not have the same saleable area, and because a plot may carry a preferential-location charge. East-facing plots carry one; an east-facing corner carries double. A west-facing plot away from a corner carries none.
4. Does the quoted price include the development and infrastructure charge and GST?
Yes. The published starting figures of ₹5.48 Cr and ₹6.82 Cr already include the development and infrastructure charge and 5% GST. They should not be added again on top.
5. What is not included in the quoted price?
Stamp duty and registration, 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 including 18% GST with an equal maintenance deposit.
6. Which area figure is legally binding?
None of the figures on this page. K-RERA registration has been applied for, with approval expected by 20 August 2026; once granted, the areas in the registered documents are the binding record and take precedence over any marketing figure.
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