What Brigade Gunjur Is
The defining fact about Brigade Gunjur is the land. Thirty-nine contiguous acres, under single ownership, with BDA approval, on the arterial road that connects Whitefield to Sarjapur Road — that combination has become rare on Bengaluru's eastern edge. The corridor absorbed a decade of housing demand from the ITPL, EPIP, ORR and Sarjapur employment clusters, and the parcels that made it possible have largely been consumed. Recent launches in the immediate comparable set sit on 16 to 25 acres. Brigade Gunjur is materially larger than any of them.
Buyers shortlisting Brigade Gunjur often compare it with Brigade Belvedere, a Budigere Cross project by the same developer that offers a useful reference on format, pricing and delivery record.
Scale changes what a project can be. On 39 acres, six towers occupy roughly 8.6 acres of ground footprint — about 22% of the site. The remaining 30-odd acres carry landscape, the internal road network, sports and amenity infrastructure, water and waste utilities, and setbacks. That ratio is what allows a genuine township programme: a multi-level clubhouse rather than an amenity room, several sports surfaces rather than one, a central green spine rather than a perimeter planting strip, and enough distance between towers that upper-floor apartments look at landscape instead of at each other.
The second consequence is amenity economics. Every facility in a residential community is paid for twice — once in the capital cost loaded into the sale price, and then continuously through the maintenance charge. Both are divided across the resident base. A 2,500-household community can carry a facility programme that a 250-household community cannot, at a lower cost per home. That is the structural argument for buying into township-scale development, and it applies directly here.
Regulatory Context
| Item | Status |
|---|---|
| Approving authority | BDA (Bangalore Development Authority) |
| RERA registration | Applied — number awaited |
| Project type | Residential apartments, township format |
| Land classification | Converted residential, BDA-approved layout |
| Marketing stage | Pre-launch — interest registration only |
On RERA. Brigade Gunjur's Karnataka RERA registration has been applied for and the number has not yet been issued. This is the normal position for a project at pre-launch stage with a Q3 2026 launch date. Under the Real Estate (Regulation and Development) Act, a project cannot be advertised for sale or take booking payments until registration is granted, so the current stage is expression of interest rather than sale. When the number is issued it will be published on the Karnataka RERA portal at rera.karnataka.gov.in, and buyers should verify it there independently — checking the registered land extent, the approved unit count, the sanctioned plan and the declared completion date against what has been represented to them.
On BDA approval. The parcel is approved by the Bangalore Development Authority. For a buyer, BDA approval is the meaningful title and planning check on a large East Bengaluru parcel: it confirms the land conversion, the layout sanction and the setback and FAR compliance that a subsequent RERA registration will be built on. Ask for the approval documents at the enquiry stage and route them through your own legal counsel.
Development Rationale
Brigade Group did not arrive on this corridor with Brigade Gunjur. Brigade Cornerstone Utopia, an integrated township on the Varthur–Whitefield arc, sits immediately adjacent, with delivered and ongoing phases and residents already in occupation. That matters in two distinct ways.
First, it is evidence of corridor conviction. A developer that has already built, sold, delivered and handed over on a stretch of road, and then buys a 39-acre parcel next door, is extending a validated position rather than speculating on an unproven one. Second, it is evidence a buyer can inspect. A prospective purchaser at Brigade Gunjur can walk through a completed Brigade community on the same road, look at the construction finish five or more years after handover, talk to residents, and see how the facilities management arm actually runs a Brigade property. Very few pre-launch purchases anywhere in Bengaluru allow that quality of due diligence.
The demand-side rationale is the corridor's employment geography. Within a 13 km radius of Gunjur Village sit ITPL and the EPIP Zone at Whitefield, Brigade Tech Gardens, the Wipro SEZ arc on Sarjapur Road, RMZ Ecospace at Bellandur, Prestige Tech Park on the Outer Ring Road, Embassy TechVillage at Devarabeesanahalli and Bagmane Constellation at Doddanekundi. Those are four separate employment clusters, not one. A household buying here is not exposed to the fortunes of a single campus, and a landlord letting here is drawing from four tenant pools.
The supply-side rationale is scarcity. Gunjur apartment rates have risen 14.8% to 17.1% year on year — the sharpest appreciation in East Bengaluru — while still trading 20–30% below Whitefield and Bellandur for comparable product. That gap does not reflect a quality difference so much as a supply lag, and it closes as branded inventory arrives.
| Project | Brigade Gunjur |
|---|---|
| Developer | Brigade Group |
| Location | Gunjur Village, SH-35 (Varthur Road), East Bengaluru |
| Type | Integrated township — high-rise apartments |
| Configuration | 2, 3 & 4 BHK |
| Residential inventory | Approximately 2,500+ apartments |
| Skyline | 6 towers, Ground + 21 floors |
| Land area | 39 acres, ~22% ground coverage |
| Status | Pre-launch — launch expected Q3 2026 |
| RERA No. | Applied — Karnataka RERA number awaited |
Technical Specifications
| Parameter | Detail |
|---|---|
| Total land area | 39 acres |
| Towers | 6 |
| Floor configuration | Ground + 21 upper floors |
| Total apartments | Approximately 2,500+ |
| Configurations | 2, 3 and 4 BHK |
| Approximate density | ~64 units per acre |
| Ground coverage | ~22% (approximately 8.6 acres of tower footprint) |
| Structural system | RCC frame, Seismic Zone II compliant |
| Parking | Basement and podium-level parking with visitor bays |
| Power | Full backup to apartments and common areas |
| Water | Treated supply, sewage treatment plant with reuse, rainwater harvesting |
On the built form. Six towers at Ground + 21 is a considered typology rather than a default. Bengaluru's current launch cycle has pushed towers to 30 and 40 floors, which buys skyline and view premium but carries real costs: longer lift waits at peak, more complex pressurisation and firefighting systems, slower evacuation, higher common-area energy load, and a maintenance charge that reflects all of it. At 21 floors, the vertical transport and services design sits inside a well-understood envelope while still delivering genuine elevation — upper floors will carry long views west across the Varthur–Gunjur green belt and lake systems.
Six towers spread across 39 acres also means each tower can be sited and oriented on its own merits rather than forced onto a tight podium grid. Expect wide inter-tower setbacks, a majority of floor plates oriented north–south, and cross-ventilation designed into the plan.
On the unit count. Six towers × 21 residential floors gives 126 floor-plates. At approximately 2,500 apartments, that averages around 20 homes per floor-plate — consistent with a wide-slab high-rise typology and a mix weighted toward 2 and 3 BHK, with a smaller 4 BHK allocation on preferred floors and orientations.
Sustainability and Infrastructure Commitments
A township of 2,500 households is an infrastructure problem before it is an architecture problem. The systems that determine whether it works over a twenty-year ownership horizon are unglamorous and consequential:
- Water. A sewage treatment plant sized for full occupancy, with treated output recycled into landscape irrigation and flushing, materially reduces the community's draw on tankers and borewells — the single largest recurring cost risk in peripheral Bengaluru. Rainwater harvesting across the full catchment, with recharge pits sized to the site's runoff, supports the local water table.
- Power. Diesel generator backup covering apartments and all common areas, with transformer capacity sized for eventual full occupancy rather than first-phase load. Solar for common-area lighting and water heating reduces the recurring maintenance charge.
- Waste. Segregation at source with organic waste conversion on site, which is now a compliance requirement for large Bengaluru communities as well as a sensible one.
- Mobility. EV charging provision in the parking levels, and an internal circulation plan that separates vehicular movement from the pedestrian network rather than mixing them.
- Landscape. Retention of existing mature trees where the site plan allows, native and drought-tolerant planting to keep irrigation demand down, and permeable surfaces across walkways and low-traffic areas.
Brigade's facilities management arm maintains its delivered communities after handover. When the organisation that designs the infrastructure is also the organisation that has to operate it for years afterwards, specification decisions tend to favour durability over first cost.
Project Timeline
| Milestone | Target |
|---|---|
| Land acquisition and BDA approval | Complete |
| RERA application filed | Complete — number awaited |
| RERA registration granted | Ahead of launch |
| Pre-launch interest registration | Current stage |
| Public launch and price list | Q3 2026 |
| Construction commencement | Post-launch, 2026 |
| Structural completion (phased) | 2029 – 2030 |
| Finishing and handover | Through to March 2031 |
| Project completion | March 2031 |
A five-year horizon from launch to completion is appropriate to a six-tower, 2,500-unit township. Towers of this scale are typically released and completed in phases, with earlier towers handed over ahead of the declared completion date. Phase structure has not been published; ask for the tower release sequence at the enquiry stage, since it determines when your specific apartment is delivered rather than when the project as a whole closes out.
Who This Project Suits
The Whitefield or Sarjapur professional. If your workplace is in the ITPL–EPIP belt, on Sarjapur Road or on the ORR, Gunjur Village is inside a practical commute of all three while pricing 20–30% below Whitefield. This is the core proposition.
The family upgrading within East Bengaluru. The 3 and 4 BHK tiers, in a township with genuine sports and children's infrastructure and a school cluster within 5 km, address the household that has outgrown a 2 BHK in Whitefield or Marathahalli but does not want to leave the eastern corridor.
The long-horizon investor. A pre-launch entry, five years ahead of completion, into a corridor appreciating at 14–17% annually with a proposed metro alignment nearby, is a duration trade. The 2 BHK tier carries the deepest rental demand and the shortest void periods.
Who it suits less well. A buyer who needs possession within two years, or one who requires a confirmed RERA number and published cost sheet before committing any funds, should wait for the Q3 2026 launch. Nothing about the pre-launch stage requires an early decision beyond inventory choice.
Verifying the Project
Before any payment, run the following checks independently:
- RERA registration — once issued, verify the number on rera.karnataka.gov.in and confirm the land extent, unit count, sanctioned plan and declared completion date.
- BDA approval — obtain the approval documents and have your counsel confirm the layout sanction and land conversion.
- Title — commission an independent title search on the 39-acre parcel covering the encumbrance certificate and the chain of ownership.
- Sanctioned plan — check that the tower count, floor count and unit count in the sanctioned plan match what is being marketed.
- Payment schedule — confirm the construction-linked plan and that payments are tied to verifiable construction milestones.
- Allotment documentation — read the allotment letter and sale agreement in full, particularly the clauses covering delay compensation, area variation and specification changes.
Due-diligence references
Continue with the overview and the location page on this website, then verify every commercial and legal detail directly with the developer before committing. Brigade Gunjur is pre-launch and the K-RERA number is still awaited.
Brigade Gunjur Overview — Frequently Asked Questions
Common questions on Brigade Gunjur covering the developer, location, configurations, pricing and approvals.
Brigade Gunjur is a 39-acre integrated residential township by Brigade Group at Gunjur Village on SH-35 (Varthur Road) in East Bengaluru, immediately adjacent to Brigade Cornerstone Utopia. It is planned as six towers of Ground + 21 floors carrying approximately 2,500 apartments in 2, 3 and 4 BHK configurations. Launch is scheduled for Q3 2026 and completion is targeted for March 2031.
Brigade Group — Brigade Enterprises Limited — founded in Bengaluru in 1986 by M.R. Jaishankar and listed on the BSE and NSE. The company has delivered more than 80 million sq ft across 250-plus completed projects, reported FY25 revenue of approximately ₹5,800 crore, and holds a zero project-abandonment record across its RERA-registered launches with an aggregate buyer rating of 4.7 out of 5.
Next to Brigade Utopia, SH-35, Varthur Road, near Varthur, Gunjur Village, Bengaluru, Karnataka 560087. The map pin is at 12.925257 N, 77.743844 E (Plus Code WPMV+RG). Gunjur Village sits on the SH-35 spine between Whitefield to the north and Sarjapur Road to the south.
2, 3 and 4 BHK apartments. Indicative super built-up areas run 1,180–1,340 sq ft for 2 BHK, 1,615–1,880 sq ft for 3 BHK and 2,340–2,650 sq ft for 4 BHK. Confirmed areas are released with the floor-plan set at launch — verify them against the RERA-declared carpet areas at that point.
Indicative pricing runs ₹11,900–₹13,100 per sq ft, giving an all-in band of approximately ₹1.40 Cr to ₹3.42 Cr across configurations — ₹1.40–1.62 Cr for 2 BHK, ₹1.98–2.33 Cr for 3 BHK and ₹2.99–3.42 Cr for 4 BHK. No official cost sheet has been published; the price list is released at launch. Budget a further 9–12% for statutory and one-time charges.
RERA registration has been applied for and the number is awaited. Under the Real Estate (Regulation and Development) Act a project cannot be advertised for sale or accept booking payments before registration, so the current stage is expression of interest only. Once issued, verify the number independently on the Karnataka RERA portal at rera.karnataka.gov.in before making any payment.