Investing in a luxury villa in North Bangalore is one of the highest-value real estate decisions a family or investor will make. With property appreciation accelerating across the Hennur-Bagalur airport corridor, prospective homebuyers require total clarity on base pricing, all-inclusive cost sheets, statutory levies, and construction milestones. At Shades of Green Villas, located on Kannuru Road off Hennur-Bagalur Road, transparency is the foundational standard.
Developed by HPR Infra and marketed exclusively by Komu Infra, this low-density boutique enclave offers 83 luxury 4 BHK triplex villas across 4.25 acres. This guide provides a verified 2026 cost sheet breakdown, payment plan schedule, and the step-by-step booking procedure.
1. 2026 Villa Configurations & Base Price Overview
Every home at Shades of Green Villas Bangalore is designed as an independent G+2 triplex residence with private ground garden courtyards and dedicated rooftop entertainment terraces. Two distinct configurations cater to diverse family orientations and spatial preferences:
| Configuration | Orientation | Super Built-Up Area | Plot Extent | Starting Price (Base)* | Key Design Highlights |
|---|---|---|---|---|---|
| 4 BHK Triplex | East Facing | 2,933 sq.ft. | ~1,500 sq.ft. plot | ₹3.80 Cr* | Double-height living atrium, Vastu-compliant kitchen, private master suite balcony |
| 4 BHK Triplex | West Facing | 3,150 sq.ft. | ~1,650 sq.ft. plot | ₹4.10 Cr* | Expanded master retreat, larger family lounge, panoramic rooftop garden |
*Base price refers to the basic sale consideration. Final on-road costs include infrastructure, clubhouse, maintenance deposit, GST, and registration.
2. Itemized Cost Sheet Breakdown: Understanding On-Road Costs
When purchasing an independent villa, understanding the distinction between the Base Sale Price (BSP) and the overall cost sheet is vital to avoid unexpected handover expenses. Below is an itemized breakdown of how the cost sheet is structured for HPR Shades of Green:
- Basic Sale Price (BSP): Covers the land footprint, complete structural construction (G+2 triplex), natural kiln-fired brick cladding, and internal premium specifications.
- Clubhouse & Amenities Charges: Grants lifetime family access to the 15,000 sq.ft. multi-level clubhouse, indoor swimming pool, gym, yoga studio, co-working lounges, and pickleball courts. With only 83 villas, this delivers an exceptional 180 sq.ft. of clubhouse space per family.
- Infrastructure & Utility Deposits: Covers dedicated BESCOM power sub-station installation, BWSSB sanitary and water network connection, rainwater harvesting infrastructure, and underground cabling.
- Advance Maintenance & Sinking Fund: Collected toward maintaining the gated enclave's landscape, security surveillance, and shared facilities during the initial operational period.
- Statutory GST: Levied at 5% (without Input Tax Credit) on the construction component for under-construction residential properties under Indian tax regulations.
- Stamp Duty & Registration: Karnataka state government statutory fee (5.6% stamp duty + 1% registration fee), payable at the time of final sale deed execution.
3. Milestone-Based Construction Payment Plan
To provide complete financial security for homebuyers, Shades of Green Villas utilizes a milestone-linked payment plan aligned strictly with Karnataka RERA guidelines. You disburse funds only as physical construction milestones are inspected and verified on-site:
| Milestone Stage | Construction Activity | Payment Percentage |
|---|---|---|
| Stage 1 | Booking Token & Expression of Interest (EOI) | 10% |
| Stage 2 | Execution of Agreement for Sale (within 30 days) | 10% |
| Stage 3 | Completion of Foundation & Plinth Works | 10% |
| Stage 4 | Completion of Ground Floor Slab | 10% |
| Stage 5 | Completion of First Floor Slab | 10% |
| Stage 6 | Completion of Second Floor (Terrace) Slab | 10% |
| Stage 7 | Completion of Brick Masonry & Internal Plastering | 15% |
| Stage 8 | Completion of Flooring, Electrical & Plumbing Lines | 10% |
| Stage 9 | Completion of External Brick Cladding & Painting | 10% |
| Stage 10 | Notice of Possession & Handover of Keys | 5% + Charges |
4. Legal Clearances & RERA Verification
Due diligence is the paramount consideration for real estate buyers in Bengaluru. HPR Shades of Green has received comprehensive clearances and approvals from all statutory authorities:
- RERA Karnataka Registration: Registered under official number
PRM/KA/RERA/1251/446/PR/040826/008858. Buyers can verify project filings, approved blueprints, and quarterly progress reports on the official Karnataka RERA portal. - BDA Approved Master Plan: The 4.25-acre layout conforms strictly to Bangalore Development Authority development norms, guaranteeing road widths, park reservations, and civic amenity areas.
- Clear Marketable Title: Comprehensive legal title search conducted by premier property law advocates, confirming zero litigation and clear freehold ownership.
- Approved Banking Partners: Pre-approved for home loans and customized mortgage plans by leading financial institutions, including State Bank of India (SBI), HDFC Bank, and ICICI Bank.
5. How HPR Shades of Green Compares to Competing Projects
When evaluated against other luxury villa communities in North Bangalore (such as Total Environment After the Rain, Prestige Woodside, and Assetz Earth & Essence), HPR Shades of Green stands out for its high plot-to-home ratio, low density, and competitive price positioning. For a detailed project-by-project matrix, review our comprehensive North Bangalore Luxury Villa Comparison Guide.
Additionally, buyers exploring layout dimensions and Vastu zoning can examine our Master Plan & Floor Plans Blueprint Guide, or study long-term appreciation catalysts in our Kannuru Road Infrastructure Growth Report.
6. Step-by-Step Booking Process via Komu Infra
Enquiries, villa plot allotments, and private site visits are managed directly by Komu Infra, the authorized marketing partner. Here is how prospective buyers can secure their preferred villa plot:
- Schedule a Private Site Walk: Connect with the sales desk via call (+91 99804 68282) or submit an enquiry on the booking form to arrange a guided walkthrough of the 4.25-acre enclave on Kannuru Road.
- Select Villa Plot & Facing: Review the master plan numbered plot inventory to select your preferred East-facing (2,933 sq.ft.) or West-facing (3,150 sq.ft.) residence.
- Booking Token & KYC Submission: Block your chosen plot by submitting the booking token amount along with PAN card, Aadhaar, and applicant KYC details.
- Agreement Execution & Loan Sanction: Sign the formal Agreement for Sale within 30 days and initiate your home loan application with pre-approved banking partners.
- Milestone Construction Updates: Receive quarterly progress photographs, RERA compliance filings, and milestone payment intimations up to final handover.
Request Current Price Sheet & Floor Plans
Plot availability is strictly limited to 83 families across 4.25 acres. Contact Komu Infra today for verified unit-wise availability, cost sheets, and priority site visit booking.