Kolte Patil Mirabilis in Horamavu, Bangalore

Kolte Patil Mirabilis in Horamavu, Bangalore

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Key facts

Kolte Patil Mirabilis is a 1, 2, 3 and 4 BHK project by Kolte Patil in Horamavu, Bangalore, with 640 units across 8 Acres, now sold out (updated 28 Oct 2026).

Reviewed by Harish Achar, Founder, Homz N Space (RERA Agent Reg. No: PRM/KA/RERA/1251/310/AG/170824/000174)

Price range
Sold out
Configurations
1, 2, 3 and 4 BHK
Possession
Apr 2021 Onwards
Location
Horamavu, Bangalore
More details
Builder
Kolte Patil
Land area & towers
8 Acres · 7 Blocks, 2B+G+12 Floors
Units
640 Units

More about Kolte Patil Mirabilis

Kolte Patil Mirabilis is the new residential Apartment project launched in Horamavu, Bangalore.

The residential enclave Kolte Patil Mirabilis features the very best in Kolte Patil’s luxury living segment. The project offers spacious Apartments with luxurious features.

Beautiful landscapes all around Kolte Patil Mirabilis makes it more special & Elite.

The builder is guaranteed to bring a quality living experience to the community of Horamavu, North Bangalore with brilliant architecture and equivalent lifestyle in Kolte Patil Mirabilis.

Kolte Patil Mirabilis Location has excellent connectivity & it is located at the crux of Horamavu near existing and upcoming communities & facilities.

Amenities at Kolte Patil Mirabilis include a fully equipped clubhouse, landscaped gardens, gymnasium, swimming pool, recreation rooms, outdoor sports courts, children’s play area, party hall, and meticulously planned with utmost importance to state-of-the-art 24/7 securities.

Kolte Patil Mirabilis Reviews, Address and Availability

Kolte Patil Mirabilis address: Survey No 71, Hobli, Horamavu Agara Rd, Horamavu Agara, Krishnarajapura, Bengaluru, Karnataka 560043.

For an honest review, see the pros and cons in Kolte Patil Mirabilis Reviews and Expert Opinions below, covering location, connectivity, pricing and what is still developing nearby.

Is Kolte Patil Mirabilis still available?

Kolte Patil Mirabilis is sold out from the builder, so new units are no longer available directly. Fill the enquiry form on this page and our team will suggest similar new projects nearby, with current prices and offers.

Looking for a new home near Horamavu instead? These projects are available now: Assetz Codename Twin Lake City (Hennur, 3 and 4 BHK from Rs. 2.47 Cr); Legacy Saviero (Horamavu, 2 and 3 BHK from Rs. 94 L).

Kolte Patil Mirabilis Configuration

Unit TypeSize in Sq.Ft
1 BHK500
1 BHK524
2 BHK1133
2 BHK1270
3 BHK1498
4 BHK2299

This Project Is Sold Out

There are NO UNITS AVAILABLE directly from the builder for this project. Let us find you other Available projects just like this one.

Location of Kolte Patil Mirabilis

Kolte Patil Mirabilis · Horamavu

Survey No 71, Hobli, Horamavu Agara Rd, Horamavu Agara, Krishnarajapura, Bengaluru, Karnataka 560043

Open in Google Maps
  • 3.8kmto KR Puram Railway Station
  • 4.6kmto Manyata Tech Park
  • 9.6kmto ITPL, Whitefield
More about the location

Kolte Patil Mirabilis is in Horamavu, North Bangalore, just off Outer Ring Road. KR Puram Railway Station is about 3.8 km, Manyata Tech Park is about 4.6 km, ITPL, Whitefield is about 9.6 km and City Railway Station is about 11.6 km away, measured in a straight line. The nearest Namma Metro line is the Blue Line (airport line), under construction, about 1.3 km from the project. Neighbouring localities include Banaswadi, Hennur and Thanisandra.

Distances are straight-line from the project’s mapped location. Drive time is longer and depends on route and traffic, so check the commute from your own starting point in Google Maps.

Master Plan & Floor Plans - Kolte Patil Mirabilis

Master Plan – Kolte Patil Mirabilis
Master Plan

Kolte Patil Mirabilis Specifications

Structure

  • RCC framed structure Building
  • Concrete Solid Block Masonry (Int & Ext) - 200MM Exterior walls, 100MM Interior walls

Flooring

  • Premium quality Vitrified Flooring in Living, Dining, Common areas.
  • Premium Anti Skid Ceramic Tile flooring in Toilets, Utility.

Doors

  • Main door - Engineered door frame with veneer finished shutter with good quality hardware and security eye.
  • Bathroom doors - High Standard door frame with a shutter of veneer finish outside and laminated finish inside with good quality hinges and thumb-turn lock.

Plumbing and Sanitary

  • Premium branded CP fittings (Roca/Jaguar/Kohler/American standards/Grohe/Moen or equivalent).
  • Sanitary fixtures (Kohler/Toto/Roca/Hindware/Jaguar/Parryware/American standards or equivalent).
  • Rainwater Harvesting drain pipes included.

Security

  • Automatic passenger lifts are provided in each block with emergency phone facility connected to security cabin with D. G. backup.
  • Round the clock security with intercom facility.
  • CCTV Camera at all vantage points.

Electrical

  • Grid Power from BESCOM for each home.
  • Premium Modular switches in all units.
  • Copper electrical wiring all throughout via concealed conduits.
  • 100 percent D.G. back-up for common area lighting, pumps, and lifts.

Kolte Patil Mirabilis Amenities

  • Gymnasium
  • Clubhouse
  • Swimming Pool
  • Games Room
  • Activity Areas
  • Jogging Track
  • Outdoor Courts
  • Table Tennis
  • Landscaped Gardens
  • Kids Play Area
  • Retail Spaces
  • Party Area
This Project Is Sold Out

Kolte Patil Mirabilis Price

Unit Type Size in Sq.ft Approx. All Inclusive Price
1 BHK 500 SOLD OUT
1 BHK 524 SOLD OUT

There are no units available directly from the builder for this project.

Let us find you other available projects just like this one - or notify you if inventory reopens.

Kolte Patil Mirabilis Reviews and Expert Opinions

  • Located in Horamavu with Close Proximity to ORR, Hennur Road, Thanisandra, Manyata Tech Park as well as existing communities of residents with health facilities, schools and amenities in the immediate vicinity.
  • Horamavu and North Bangalore are highly sought-after areas with the Project located in a strategically prime location which is good for Investment purpose and Self-use.
  • The Brand name of Kolte Patil is a huge boost & Pricing is competitive for the location.
  • Major Traffic Bottlenecks during peak hours while accessing other parts of the city and North Bangalore.
Share your Opinions and Concerns

More projects near Horamavu

More about the Builder - Kolte Patil

Kolte Patil Developers Ltd. (KPDL) has been on the forefront of developments with its trademark philosophy of ‘Creation and not Construction’. With over 8 million square feet of landmark developments across Pune and Bengaluru, KPDL has created a remarkable difference by pioneering new lifestyle concepts, leveraging cutting edge technology and creating insightful designs. This iconic journey of success has been inspired by its dynamic leadership, passionate team of experts, league of stakeholders and its ever growing quest for excellence.

KPDL’s extensive spectrum of creations spans across multiple segments like residential projects, business and retail properties, IT Parks, Integrated Townships and Hospitality Infrastructure. Its core business operations feature varied aspects of construction business, such as location identification, acquisition, project planning, designing and development.

Over the period of around two decades, we have been acknowledged for quality, commitments, integrity, timely execution, innovative technology up gradations and greater value propositions. With every creation, KPDL has always been endeavoured to stand by these attributes which define its brand promise.

Ongoing

22 Projects

Upcoming

1 Projects

Completed

30 Projects

How to Book this Property?

Step 01 of 4

Fill the Enquiry Form

Our Representative will give you a call to understand your requirement and share the complete information of the property like: latest availability, Floor plans, Detailed pricing, Payment Schedule, etc. and help you in knowing the property better.

Step 02 of 4

Professional Assistance

We will schedule the site visits for inspection and help you in choosing the right unit based on your requirement. We also assist you in booking formalities and make sure we negotiate and get you the best deal from the developer.

Step 03 of 4

Booking Formalities

Professional Guidance to ensure Hassle-free paperwork while filling the Legal Documents. Make sure you carry the following documents to complete the Booking Formalities:

  • ID proof - Copy of DL / Passport / Adhaar / Voter ID
  • Copy of PAN Card, Passport sized Photo
  • Cheque Book [Online payment facility can be availed for NRIs]
Step 04 of 4

Booking Confirmation

You will be receiving an email confirmation regarding your booking from the Builder, followed by Allotment letter. There after CRM team will take it forward to keep you informed on project status and property registrations.

Check Latest Pricing Details

Frequently Asked Questions (FAQs)

What is the price of 1 BHK in Mirabilis?

Currently all units are sold out in this project.

What are all the Special Discounts or Offers available for this project?

Exclusive Group Buy Offer, Seasonal Schemes & Deals available ONLY through Homz N Space for special offers and deals. CALL 9590144144

Where is Mirabilis located in North Bangalore?

The project is located in Horamavu just off Outer Ring Road, KR Puram, Ramamurthy Nagar, Manyata Tech Park, and Old Madras Road. It's a fast-developing area and is a good investment option.

Kolte Patil Mirabilis Reviews

4/5 (32 Reviews)

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Harish Achar

Top Advisory Expert

Harish Achar

Harish is the Founder of Homz N Space, a customer-centric real estate advisory platform serving homebuyers across Bangalore, Hyderabad, Chennai, Pune, Goa, Mumbai, Ahmedabad and other key Indian markets. With an MBA in Marketing and Operations from IFIM Business School and experience with brands such as DLF, Ajmera, and other major builders; Harish brings deep expertise in residential real estate, market strategy, project positioning, and customer advisory. His focus is on helping homebuyers and investors make confident, transparent, and well-informed property decisions through practical market insights, honest guidance, and curated group-buy opportunities that help customers access better value in select residential projects. At Homz N Space, he leads a team committed to delivering trusted, customer-first property advisory across India’s growing real estate markets.

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Share your perspective

172 comments

  2. 1. This is a Video on you tube from Kolte Patil Raaga in Bangalore, Hennur
    No Power connection, Faulty sewage plumbing, all this after paying a premium !

    2. This from Kolte Patil Mirabilis in Bangalore, Horamavu
    The owner had just completed interiors and even before house warming ceremony, when he opened the door.
    The house was full of sewage due to faulty plumbing.

    3. Again Kolte Patil Mirabilis in Bangalore, Horamavu
    Due to faulty plumbing wall and ceiling are often wet even in summer

    4. Construction of Mrabilis started in 2013 and even after Seven years in 2020, 80% are still waiting to get there homes, there are no deadlines. You might be dead waiting in the lines!

    5. Absolute ruffians are running the show they have no idea what a customer means. After they take your money they will forget to ever respond to you. You can escalate to the CEO’s office… NO RESPONSE. I am not talking about days, 6 to 7 months and no response

    crm mirabilis ,
    ceo-office@koltepatil.com
    crm mirabilis ,
    milind.kolte@koltepatil.com,
    Nidhi Srivastava ,
    pradeep.kumar@koltepatil.com,
    Rajesh.patil@koltepatil.com
    Nasir Ahmad ,

    1. Hi Snehal Nandi,

      Nothing like that, Both the Project & Location are equally good for self use. I suggest you to consider based on your likings.

    1. Hi Prashanth Singh,

      Sorry, we have not reviewed Sai Kalyan Ultima Project so won’t be able to compare.
      However, suggest you to go with KPM project because of its brand and good for long-term perspective.

  5. Book together.Pay the group price.

    Developers give wholesale and group booking discounts when buyers come together. Homz N Space helps you join that group for this project.

    1. Reach us before you bookCall 9590144144 or send your details.
    2. We add you to the groupWe follow the developer's process for its group scheme.
    3. You book at the group priceWith zero brokerage from us.
    Add me to Group Buy Call 9590144144
    • Real-time inventory
    • Best availability
    • Unbiased reviews
    • Expert advice

    Reach us firstWe can only help if you contact us before booking, by the enquiry form or by phone. It is difficult to include you after booking, or if your enquiry is posted on many websites, as the developer's group scheme follows a set process.

  6. Hi Harish,

    We are on the verge of booking an apartment at Kolte patil, any idea about water availability in that location especially during summers. Since its a big project, major concern is water availability in summer. Also would be great if you can share some light on getting the Kaveri water to that side.

    Sreejith

    1. Hi Sreejith,

      As far as the issue is concerned, only during summer time seems there might be a scarcity of water and has to depend on water tankers for atleast 25%, but however, the lake being near and no major high rise building in the vicinity except prestige gulmohar, we don’t find any concerns and also once the arkavathy layout issue clears then cauvery water supply can be expected.

  7. Dear Mr. Harish,
    Any idea who is doing construction for this project KPM?
    I m ideally looking for investment and more in terms of appreciation and then resale not much interested in putting it for rent for lifetime.
    Which area or part of city do you suggest for a 2bhk budget around 60-65L.
    Currently i have just started looking in North part behind Manyata.
    Ready to take a call n discuss also.
    Thanks.

    1. Hi Vaibhav,

      Ducon is the construction contractor for this project.
      2 Bhk in 65 lac range, you can consider Shriram luxor, Pride Palatia, or even any No pre emi projects ( For More Info contact our team)
      Also would suggest; if you can prefer plots would make good bet in good capital appreciation. You can consider the County Address near sarjapur area

    1. Hi Eshwar,

      Sorry, we don’t possess landlord contact, but seems initially it was open from landlord now it is being sold by the developer only.

  10. Hi Harish,
    I am looking for a 2 or 2.5 bhk and my budget is upto 68 lacs. There are 3 projects that I have shortlisted- kolte patil mirabilis, shriram luxor and Gm reddy’s royal Bellandur. Which one do you think is good for residential as well as for investment purpose and also get me good rental.
    Which one to consider location without any amenities or class A builder providing all amenities ?
    Horamavu is it congested?
    Your response is appreciated.

    Thanks for all the help!

    Regards,
    Ashish

    1. Hi Ashish,

      Based on your options, Hennur Main road – Shriram luxor will be ideal because of its connectivity and near to IT zones as well as nearby metro connectivity in future.
      Amenities are considered as basic necessity/ must needed requirements in apartment project, so suggest you to consider with amenities oriented project
      However if you are able to get the unit at KPM, at competitive price then even this project can be considered, also by large the infrastructure is developing towards horamavu area as well.

    1. Hi Fathima,

      Regret to say as we have not reviewed the project Cumin Genesis. KPM is good option

  12. hi harish. which is a better project – prestige gulmohar or mirabilis. also is there water issue in horamavu area. last question prestige gulmohar has 5 towers in 3 acres… which means almost no open space… will that be an issue

    1. Hi Amit,

      Water scarcity is a common problem in bangalore, apart from few areas, however to overcome, builder/ most of the apartment projects would have taken in reserving and water conservative methods like Rain water harvesting, water treatment plants, Borewells etc..
      Also by density wise, Prestige seems on higher side when compare to KPM but the builder is considered as per the norm so that wouldn’t be of any issue

    1. Hi Sudarshan,

      Current Base price for Kolte Patil Mirabilis is Rs. 5020 Psft and for Prestige Gumohar is Rs. 5100 to 5300 Psft

    2. Thanks. That’s there quoting price. how much do you think can be negotiable.

      One more query How’s shobha dream acre compare to these two projects.

  14. Hi Harish,

    Please help me to know following.
    #) Future prospective of purchasing home in Horamavu?
    #) I found 3 projects in that area : Prestige Gulmohar, KoltePatil’s Mirabilis, Sekhar Olympus. Which will be good to purchase a house or preference?
    #) When Mirabilis project was launched? What is the current progress? What is the possession date? And if it comes under RERA regulations?

    Warm Regards,
    Revati

    1. Hi Revati,

      > Hormavu area is good belt for investment, reason, its connectivity to int airport is easy accessible and Outer Ring Road (ORR) with easy access points to both North and South Bengaluru – the emerging and already established IT hubs of the city. In addition to this, central locations like Indiranagar and MG Road are also located within a 10-kilometer radius. And pricing is also competitive when compared to other locations of bangalore area. Only the hitch could be good malls and entertainment zones.

      > Both Prestige Gulmohar and Kolte patil mirabilis projects are good and is of top developers category. Need to select based on your unit preference and price advantage wise. Mirabilis is appx twice the size of gulmohar project.

      > Mirabilis project was launched on Mar 2015 and expected to be ready by Dec 2018 complete project. Current progress- all tower have completed 5th floor, and yes since it is a listed company they would adhere to RERA compliances going forward

    1. Hi Joseph,

      Both projects are different brands with different locations; If you are looking at self use we suggest you to please evaluate your necessity based on the commute conveniences to all your needs or if you are looking for investment then out of these two we would have opted PLH reason being large community and near to ITPL, as it is convenience for letting it out for rent or easily dispose of unit in the long run.

  16. Hello Harish,

    Whats the progress on this project? Will they able to complete in stipulated time? Whats the rate now? Is 4850/- sqft is value for money in this area? How the future progress of this area. IS there any chance road widening after the under pass construction. The roads are very narrow after the railway cross towards project?

  17. Hi Stanley,thanks for the updates.

    It would be really helpful if you can also share the pros and cons of buying a property with DRA Homes (Ranka),as I am interested in buying this property in the near future.

  18. Like the location and Elevation. With railway overpass work underway – it would (hopefully) take only minutes to my workplace at Manyata. Excellent, futuristic elevation. With over 800 residents – I’m looking forward to a great community where I hope to find many like minded families for myself and my kids.
    Buy from landowner (Ranka at drahomes dot in) – as I got the exact same apt (as being offered by Developer) at a discount of almost Rs. 2L – as developer is charging an exhorbitant 14% VAT as opposed to land owner charging only 4%. Also sales team of land owner was far easier to deal with.

    1. Hi Stanley,

      Any idea if the landowner still sell it directly to customers? We are on the verge of booking at Mirabilis, would be great if you can connect me to the landowner.

      Sreejith

    1. Hi Vikram,

      1 BHK holds advantage in terms of rentals than capital gain. Incase, if you are planning to rent it out…You can consider it.

    1. Hi Prabhu,

      Kharab A land means, land is unfit for agriculture. There is no problem in building flats in Kharab A lands. Don’t worry.

  23. Hi Harish,

    I was looking for 2 and 2.5 BHK in Horamavu area. I found KP MIRABILLIS (KPM) and PRESTIGE GULMOHAR (PG) are the options available. In PG there is limited availablity for 2.5 BHK and I understand from KPM Sales team 2.5 completely sold out.

    In PG availability of 2 BHK is only in higher levels i.e >20. And in KPM I have asked for availabilty of 2 BHK and 3 BHK, they yet to come back to me. PG quoting 5000/-SQFT and KPM 4740/-SQFT. And more or less possession for both is around mid/late 2018.

    I am looking this as both TO LIVE and as well as INVESTMENT purpose. Among these 2 please suggest me the best by considerring all standard metrics. Also request you to advise is there are any possibility of getting best price in either of the properties.

    1. Hi Naveen,

      Both are equally good in terms of Live and as well as Investment. Considering the current availability, i advise you to consider Kolte Patil.

    1. Hi Anj,

      Both are equally good in terms of investment. Assetz Marq hold upper hand in terms of project configuration.

    2. Hi Harish, What makes you said Assetz Marq hold upper hand in terms of project configuration? What is lacks in Mirabilis compared to Assetz Marq? Please specify.

  26. Hi Harish, I am looking for 2bhk in the budget of 60-68 Lakhs for my self use. I have my area of interest in ITPL & Eco Space. I have sort listed some of the projects as 1. Sumadhura Shikhram- Kadugodi,whitefield .. 2. Samruddhi Winter Greens @ Panathur .. 3. Mirabilis -Kolte patil … 4. Assetz Marq
    Which Property do you suggest based on the locality , appreciation and builder reputation?

    1. Hi Sumit

      I would recommend Assetz Marq as its a township with mixed development and has long term potential. Also, from an investment perspective Kolte Patil is located in a hot location as well.

  27. Hi Harish

    How the reputation of this Kolte Patil Builder? Are they doing these project in Bangalore with proper plans? How their services after the possession? How the accessibility to this project from ORR.? Is there any Bus facility to this project from ORR? Is it worth to invest for 4650/sqft? Is 3 BHK or 2.5 BHK is good to invest? Have you checked the 2.5 Plan; is it Good?

    Is there any Churches, Schools, Shopping Malls and Hospitals near to this projects, please lists the names too.

    Is there any good project with in 2 Kms from ORR and near by Manayatha Tech park. My Budget is 55 -60 Lacs. Also looking for Godd greenary and nice residential location. Also accessibility to shops and all

    i saw many post from your Google page https://plus.google.com/+HarishAchar/posts; but i didn’t see about the projects from Kolte Patil, why?

    Thanks
    Krish

    1. Hi KrishKrishna,

      Kolte Patil is listed company and well know brand in Pune. Builder is constructing this project as per proper and approved plans. Builders usually wont provide service after possession instead they will handover the Maintenance to Property Management Firms. Bus Facilities are available to Horamavu. Its Worth investing @ 4650 / sft. 3 BHK are good for Investment and 2.5 BHK are good for rentals. I found plans are decent. I am not sure about the near by churches. Nearest School Vibgyor & New Baldwin School, Lifestyle will be nearest shopping mall and there are few hospital in Banaswadi and Hormavu Road. For Your budget this is the only option available as of now.

    2. Hi Harish, are you mean 2.5 won’t suitable for an investment or for a family for their own living purpose? How the progress happening on this project? Also i heard that the buss frequency is very very less and the road after the Railway cross is very small not like the road prior to that. What you think about this? Is there any possibility of increasing the Road’s width. Where is the lifestyle Mall located? How feasible or difficult to sell the 2.5 BHK in future? Do you think it will very difficult to sell & get a good price return?

    3. Hi KrishKrishna

      There is a plan of constructing a overbridge a-pass the railway bridge for a better connectivity. Considering other properties in Hormavu, Kolte Patil is one of the best options considering the competitive price, quality and repute. Hormavu has shaped up very well, compared to three years before. And it will hold a good ROI potential post 3 years of construction and handover. I mean, both 2 and 2.5 are good for living as well as rental purpose.

  28. Hi Harish,
    Could you pls share some information/link on the over bridge @ the horamavu railway crossing? Its been in waiting over the last 7-8 years, so not sure if it wud ever get constructed. This is probably the biggest challenge wrt approach road to this property. Any confirmed news would really help.

    1. Hi Siraj,

      Public infrastructure will take time. Work has initiated and few crossing at sarjapur & Banaswadi areas are completed also.

  29. Hi Harish,
    I am looking for 2/3 bedroom apartment in hormavu area. I saw 3 projects 1.DSR waterscape 2. Kp mirabilis 3. Prestige gulmohar. Actually my budget is 60-70 lacs . which one do u suggest and any other better options in this area ?

    1. Hi Rakesh,

      Based on your budget and availability. I suggest you to consider – Kolte Patil Mirabillis.

  30. Hi Harish, we saw one project in the Horamavu. Project name is Blue Lotus Park. Could you provide the information on builder and Quality of construction. How is the growth of the area. I am looking for investment Purpose. Many thanks.

    1. Hi Ashish Ratnam

      Sorry, We have not reviewed the project so wont be able to comment on the same.

  31. Hi Harish,
    Last I saw two projects in the horamavu. One is Kolte patil and another is SLV Platina.
    SLV Platina is matching with my budget. For Sqft they are offering 2900/-. I am little bit confused weather this project/builder is ok or not. If you have any review comments for this pls let me know.

    Many thanks

    1. Hi Sharan

      Sorry, We have not reviewed the project so wont be able to comment on the same.

  32. I visited the Project last week, they quoted 1600/sqft. Is this project is valuable to that? How do you rate this developer, i haven’t much heard about them. Also how this project & location? What will be the appreciation rate. I was checking 2 BHK & 2.5 BHK, i liked both, bit for 2.5 BHK the bed room size seems very small. What you think what the best option for a small family. our Budget is max ~65 Lacs. IS this project is a right choice, or fo you have any suggestion for any other good A-Khata developer project?

  33. Hi Harish, I would like to know about Mirabills, How good the Project is? 4600/Sqft is worth in this area. My budget is max 55-62 Lacs. Do you have any idea about 2.5 BHK of this project? is it valuable to go with 2.5BHK, i can see the size of the rooms are very less. Which will be a good option for a family 2BHK or 2.5BHK. I am confused with Bed room size and study room size. Or is there any good A-khata project i can go with? We are looking area with in 10 Km to Manyatha and also easy accessibility to ORR. Please suggest, i am very new to this, so not sure about the projects available.

    1. Hi Aby

      Mirabilis is a good option for your budget. The rooms are of standard size which is accepted by the market. If the room sizes increases apparently your apartment size and budget range will also increase. Hence, this is a good project that suits your requirement in terms of Budget. locality and A – Khata certificate.

    2. Hi Harish, Thanks for the repaly, i was waiting for your response from long time. As per your suggestion its good to spent on this project. We saw the Mantri Webcity also but the pricing is so high, but with my budget i will avail 2BHK, heare i have an option to get 2.5 Bhk, even though the study room is very small, i will get the benefit of a third room, Mantri is far from ORR also. How good you think the 2.5 BHK, 1276 Sqft suitable for a small family? The Study room is 7’5 * 9’6, what you think, whether it can be utalised for a room purpose? How you think about the appreciation value here? if we think of sell it out, how easy its to sell, what will be the appreciation value here after 3 years? Also we have a Hormavu Railway Cross in between? Is there any chance of Over Bridge or Underpass, when we discusessed they said its has been already approved for Underpass there, is that true? This is for my own use, so in 1-3 what would be the best selection in terms of location, quality in construction, value for money ,long term return and brand for resale? Is Mirbilis is the Godd option or Mantri Webcity? please suggest Reply ASAP..

    3. Hi Aby

      When compared btw Mantri Webcity and Kolte Patil, Kolte Patil is Value for money product.
      Most of the people ise Study room as Utility room, home office space and few have also used study room as guest room.
      You can expect upto 12% YoY appreciation.

    4. Hi Harish,

      Thanks for your response. Also we have a Hormavu Railway Cross in between? Is there any chance of Over Bridge or Underpass, when we discusessed they said its has been already approved for Underpass there, is that true? Do you know anything about this? Also how about the Connectivity to ORR, Buses are available in this route?

    5. Hi AB,

      Yes, Over bridge work has been approved. As of now, Buses are available near Junction.

    6. Hi Harish, Is this project is fully Legally Approved? Should i consult with any Lawyer? Is Any one who already booked an apartment with Mirabillis consulted any of the lawyer? Any Update on This? I saw this project is approved by SBI, SBI will approve only if every document is sufficient to approve the loan. So what you think? Should each one of them needs to consult a legal about the documents & approval? What you know about this project? Please suggest

    7. Hi abyxavierby,

      All the legal approvals are in place for Kolte Patil Mirabillis. Need not to worry.

    8. Thanks Harish, Thanks for the reply. Great. SO this is good to invest project based on all the details you provided. Do you know any other project which is closer than KPM to ORR? Do you have any idea how this project selling going? Whats the current rate now? how easy accessible to Banaswadi railway station? Also which is the near by shopping area/ outing area?

  34. Hi Harish, Thanks for the great review, I am in the state of confusion – My budget ~65 lakh, so I have these options 1. Arvind Sporica 2. kolte patil mirabilis 3. Prestiage gulmohar 4. buy a independent (30×40) site around horamau and build a house. This is for my own use, so in 1-3 what would be the best selection in terms of location, quality in construction, value for money ,long term return and brand for resale? please suggest

    2. Thank you Harish for your comments….One last thing about this project.This project was launced an year before & for unknown reason the project is not started yet.When contacted now,they are saying all approvals are in place & they also started the construction.Can I believe them & go ahead with the booking.I am concerned bcoz we are putting our hard earned money into this project which the intention of bulding the dream home & do not want to get in any trouble.

    3. Hi Raghu

      Launch was delayed because of NOC from sanction authority was pending. All approvals are in place, Construction is happening in full swing. Sales response is also good, which means market has accepted that product. So you need not worry.

  37. Hey Harish, I am planning to buy a 4BHK apartment in this Project. The price and other factors seems to be good. What do you say about the quality of project? Is this project better than Gcorp-Icon in terms of value for money, as the per sq ft rate is much lower? Thanks.

    1. Hi Rahul,

      Both the project cant be compared reason being the location and configuration

      KPM is value for money whereas Gcorp is premium developement

  38. Hi harish,

    is it good to go with this property or should I go for a property for which I can get a possession with in 1 – 1.5 yrs. How is the KP’s reputation. They are saying 3 years time period for this project. What do you think will it be able to complete in given time frame.
    Thanks

    1. Hi Veenum

      Its a listed company and a well known builder. They have 7 completed projects in Bangalore. Hence, its a good option that you can consider.

  40. Hi Harish,

    I have visited the project and i am interested in buying 2bhk but i dont have any idea of bank loans,but i am ready to pay the booking amount and rest can i go for bank loan?
    can you suggest me any person so that i can get complete clarity as this is the first time i am buying the flat

  41. Hi Harish,
    I have blocked a flat in Mirabilis on 21st Dec’14 after the project is launched. The price quoted was 4500/sq ft and non-negotiable. The payment plan is also very aggressive. They are asking to pay 2 lakh booking amount. Then 15%-booking amount in 15 days. Next 10% in 30 days and another 10% in 60 days. It’s 35% we have to pay in 60 days. What’s your view on this. Do normally banks loan covers payment for the remaining 20% from day 30 onwards? I haven’t see this aggressive payment plan in any other project. Please let me know if I should agree to this payment plan and continue?

    1. HI SKP

      The project is officially launched and approvals are in place, So most of the builders payment plan will be somewhat same!
      Bank will definitely release the payment within 45 days from the date of booking subjected to submission of all the required docs.

    2. Hi SKP,
      I did visit the the location today.Could you please let me know your views on the same.I was offered a price of 4600.

  44. Hi Harish, I visited the project andn ow teh yare saying tehy will launch the project by 20th Dec. I wasn’t aware that they were doing pre-launch since beginning of this year until I saw this website. Kindly request you to let me know if really they will launch the project or they are just bluffing. The price they are quoting now is 4400 /sqft.

    1. Lol. Exactly 1 year back I submitted EOI form and booking amount. The cheque was encashed in 2 days. However after couple of months my senses prevailed and I could withdraw with little loss on interest income. If I had continued with theses unprofessional builer I would have easily lost 55 to 60k that I earned from booking amount.

    2. Hi Kannappady,

      Kolte Patil Mirabilis has officially launched and all approvals are obtained;

  45. One more aspect Harish, when respond to ‘ss’ question above. Considering the current price of 4400 per sq. ft, What, in your opinion is the valuation of KP’s Mirabilis per sq. ft in 2015, 2016, 2017. ie, what is the %YoY growth you see with this project?

    1. Hi Raj,

      Projected Growth rate by end of 2015 is Rs. 4750 / Sft :: By End of 2016 Rs. 5200 / Sft and by 2016 Rs.5500 / Sft.

  46. Hi Harish, it has been really bad experience so far with KP team. Most of times we have to reach out personally to get any update.. mails and phone calls not responded at times. Every time they give a date for launch and no update is obtained after that. I am finding difficult to trust them any more.. what are you thoughts ?

    1. Hi SS,

      Not only you, All the customers are facing the same issue. When we discuss this issue with them, They are saying everything will be resolved ASAP and they are in plan of increasing Manpower to resolve it.

  48. I am also not happy with Kolte patil builder on their customer satisfaction. No proper communication. no one has demanded any increase rates for me, i would not continue if there is any raise in the rate. Prestige has launched Gulmohar project just opp to main road for 4500 persqft. better invest there. Any one knows when the Mirabill property will be launched officially ??

  49. Our booking amt 400000 got stuck from last 1 year,and after giving withdrawal request from last 3 month ,nothing coming. Such a renowned builder and this kind of cheap action! very bad .Now also it is not sure whether it is going to launch after one month or not,may be after another two month KP will ask for another raise of 300 per sq ft, b’cse cost of building is increasing only for this builder ,not for others.Actually for KP ,I earlier also heard some cheating done. No guarantee at any stage, better to withdraw,but getting our money back is also a big headache. Bangalore is getting such kind of cheap builder 1st time ,Isn’t it?

  50. Hi Harish,

    As SS said it seems builder is asking additional money per sqft than what is said in initial EOI form. Is it common norm to ask more? Or KP is alone doing such things in Bangalore, What is your thought on it?

    1. Hi Adhi,

      I have witnessed this kind of things in Mantri Lithos. but that was different scenario. I would say, Improper planning has caused this.

  51. The builder has started to play bad tricks and is now demanding 4200/- per sq ft instead of committed price of 3950/- giving reasons like delay in launch, increased cost. The launch date and other details are still not conveyed clearly to buyers.

  52. Kolte patil has a bad reputation even in Pune, they are unprofessional and unethical bunch of crooks. I would recommend everyone to stay away from these builders as one of my friends from Pune continues to have a horrible experience with them (refer this http://www.youtube.com/watch?v=MLItVw1N_Rc ). This is not the only case of customer dissatisfaction, the whole web is flooded with there mis-adventures with customers. I personally feel they have only managed to create a brand image which they are cashing on, however most of buyers (the ones I know for sure) hate them for there shoddy work ethics and unprofessional management. I don’t represent any builder either in Bangalore or Mumbai/Pune but have invested in a project in Bangalore (no point disclosing that as that might be perceived otherwise).

  53. This is too bad from kolte Patil, it has been more than 9 months they are collecting EOI also using customers money and no effort is done from them to get all approvals. If they dint had approvals why to collect EOI and use customer money?

    1. I had initially invested in the project but backed out after waiting for more than 6 months. I advise of taking money out. Builder is good in Pune but not in Bangalore.

    2. Hi Sahil

      builder is awaiting for the approvals from the govt. They will launch once they receive NOC from the govt

  55. I have also booked 3BHK considering they are going to launch in May14 but after that no concrete information. Please share ur view on shall I take back money (I dont think they are going to give back very easily) or wait more. Any other buyers in same situation?

  56. Whats happening with this project, I booked a 3 BHK apartment few months back, and I was told it will be launched in month of June, now with all these delays and speculations I am little worried about the project launch and completion. This is not at all professional and ethical in part of builder to keep all the buyers in complete dark, there is not even a single communication even after multiple delays from the builder, am hearing all the news from internet and media rather than proactively anything from the builder, what a shame for so called big and reputed builder only in certain part of India. You are loosing your brand value and credibility in your promises how can you build a customer satisfaction when first thing transparent communication is not there.

  57. Hello Mr. Harish. Hope you are doing good. Do you feel that we are end of JUl’14, and the project is not yet launched. So what is your input for those who are eagerly waiting for this projects’ launch?

    1. Hi Guest

      Launch is subject to the approvals from the govt authorities. Based on my latest discussion with the builder, project is expected to launch by the month of october.

  58. Why are people accepting this high rate inspite of cramped balconies and common walls? Kolte Patil is taking bangalore buyders for a rite – inspite of the location advantage, the cost is not justified for a prelaunch.

  59. I visited this property today and they said that it will be launched within a month and they have got all the approvals as well. Now can we invest in this property??

    The sales person told that while agreement, they will write that the possession will be within 3 years of commencement.
    Can i go for this project?

    1. Hi Var,

      Yes, You can go ahead with the project. Builder has obtained all the necessary approvals.

  60. Hi Harish
    Very good job on builder/project reviews! I am looking for a 3 BHK in the Hennur/ Banaswadi/ Old Airport Road/OMBR/Kalyan nagar area. My budget is upto 75 lacs and can take possession by 2016-17. CAT A and B builders are okay – basic amenities are what I am looking for. The project is for own use. Can you please suggest a few projects I can look at. Your help is much appreciated !

    1. Hi Bharati,

      My suggestion for you would be Purva Palm Beach / Mantri Webcity / Kolte Patil Mirablis.

  61. Hi Harish

    This project is in news from so long , every time the builder says 20-30days to launch final stage of approvals blah blah.. things

    We are putting our years of hard earned money want your honest comments on all the points,

    1.What is the reputation of this builder , so many negative comments about this builder KPDL, is he RELIABLE ?
    2. They are pune based, how they will handle their reputation and maintenance of Mirabilis and Raaga projs in Bangalore ?
    3. We have interacted with KPDL Bangalore(UB City) office found them very unprofessional
    4. There are few sales persons , they seem really careless and non-responsive , its amusing builder of KPDL standard has office staff so unprofessional handling.
    5. They even don’t have proper website for their Bangalore projects raaga and mirabilis , are they serious in bangloe market , why they are tarnishing their image with such sloppy proj handling and endless delays and confusion ?
    6. They are en cashing the EOI check amount .. even before the launch ?
    7. What will be the construction quality ?
    8. I read after cancellation they are not giving the booking amount promptly, making buyer run many times.. why such sloppy things when entering in Bangalore market newly

    Please share your comments

    1. Hi Saritha,

      Kolte Patil is well known & Public listed company. As far as i know, Kolte Patil Raga Project Construction is on full swing with decent Quality of Construction. Most of the builders make buyers to run many times during cancellation.

  62. Hi Harish,

    I have a budet of 55-60L and am planning to buy a 2BHK in Bangalore. I am more interested in a property which is completed or will be completed in a year. My areas of interest include Hennur road, Old airport road and Whitefield. Could you please provide me some options.

    Thanks,
    Monica

    1. Hi Monica,

      Based on your requirement you should consider Orchid Woods at Hennur Road or UKN Properties at Whitefield.

    1. Hi Kanchan Joshi,

      Its A – Khata Property. Need not to worry. Its a Safe Bet.

  66. I spoke with one of Kolte Patil Sales managers and he mentioned that project will be launched in June/July when they have secured necessary approvals. He mentioned that, due to this reason, no bookings have been made yet.

    1. They are launching this project from last 4 months but they have failed to get approvals so if you don’t mind your booking amount to be locked for indefinite period then you can invest.

  69. Hi Harsha

    I am looking for 1] Good Rentals 2] Good Appreciation . Is this Kolte Patil Mirabilis good for this purpose ?

    How much rent we can expect from 2BHK of Kolte Patil Mirabilis ? what shall be appreciation.

    I see no major Industry , IT hub nearby , will renting be difficult ? compared to Hennur road ?

    Thanks

    1. Hi Sunny,

      Yes, you can consider this project for Investment / Rental Returns. Projected Rental Returns for 2 Bhk is 18000 and Growth at 10 – 12 % per year. I don’t think renting would be difficult. Project is located in pure residential area. where usually people love to stay.

    1. Hi Piyush,

      Builder is not negotiating on Price. As its in pre – Launch ( Discounted Price ).

  71. Hi Harish

    I am interested in this project , but there are no approvals yet!.Can you please comment on below items will be helpful,

    1. BBMP approvals and other legal approvals yet to come .. is it wise to invest without proper approvals in place ? is it not at risk ?
    2. How will be the construction quality ? builder reputation ?
    3. Will builder has a history of providing OC ?
    4. Couple of my friends are are trying for bulk booking any discounts possible..
    5. Banks may not give loan for this, confused ?

    Thanks for your help.

    1. Hi Sunny,

      In pre-lauch stage builders apply for approvals and they will be in the verge of receiving the same. Once builder obtain all the approvals they will revise the price. Kolte Patil is a big brand in Pune, CAT A Builder and Completed very good nos of project. We have witness Decent quality in their completed projects. OC is Mandate for any Residential Complex which goes more than 50 Mtr Vertical Development.Builder is not providing any further discount as its in pre- launch ( Discounted Price ). Bank will provide loan after the official launch.

    1. Hi Piyush,

      Yes, Project is still on Pre – Launch Phase. Currently, Builder is not offering any discounts.

  75. Hi Harish, firstly excellent job you are doing in resolving queries in reeal estate. I am new to forum and would like to seek your suggestions in which project to go for: purva palm beach, Mirabilis, or gcorp at thaninsandra road. The only advantage is see with mirabilis is it’s midway between white field and mandate and also closer to kamanahalli.
    I am looking for investment purpose with time frame of 4-5 years. Pls suggest with expected RoI. Thanks!

    1. Hi Amit,

      My Option would be G Corp Icon. Will fetch better ROI compared to Purva palm beach & Mirabilis.

  78. hi Harish, the KP team that they are waiting for the BBMP approval post which they will officially launch the project @4200sq-ft rate. The 3,950 rate is pre launch. Would you advise to go ahead with the booking before the BBMP approval. Please let me know if there is no legal concern on this project. Also, any other suggestion for properties in this area or banaswadi?

    2. Hi Shriya,

      I advise you to go ahead and as far as i know, There are no legal concerns. I Find Kolte Patil Mirabilis as one of the Value for Money project in that locality.

    1. Hi Kinjal,

      Usually Builders include Delay compensation clause in agreement. Which is subject to on time payment to builders. Even 1 day Delay in payment will void the clause.

    1. Hi Nilu,

      Railway Crossing is not a major Concerns. BDA has initiated over bridge work in all the railway crossings. you wont see any Hospitals near by because its upcoming area but definitely you will witness good public amenities by the time project gets completed. As far as i know builder is offering decent price for that location and project configuration.

  84. Hi Harish, I hope you are doing fine. I am looking for 3BHK flat for own use in North Bangalore, Mainly around Hennur Road, Banaswadi ORR area, so I have shortlisted 3 to 4 projects in this area and they are: Purva Palm Beach, Kolte Patil Mirabilis, Chowriappa Constellation and Arge Helios. Which one should be preferred? My budget is around 85 lakhs all inclusive. Not in hurry for possession but it would be good if possession is by 2 to 3 years from now. I have dropped projects from Thanisandra area mainly because personally I don’t like that area.

  85. Hi Harish,
    I am considering a project called Living Walls – Another Sky by VDB Infra. It is bang on the ORR at the Hormavu – Banaswadi junction. Price is at 5500/sft. They say their team is from the Total environment background and the specs and plans are very good. Let me know your feedback on this.

  86. Hi Harish,
    I visited the site. The location is good but the main concern is if we go from Hormavau junction on the way to this project we have railway gate/junction.
    In this area 3950 is little expensive . Can we get some discount for bulk booking.
    For 1146 Sqft the total price would come upto 55 Lakhs.

    1. Hi Manoj,

      In case if you are coming from Hebbal, Best approach for the project would be ” Take left from Hormavu – Banaswadi Signal and again Take Left after Corporation Office”

    2. Hi Harish,

      I tried contacting your colleague Mr. Shetty regarding bulk booking however I am unable to reach him. Can you please provide alternative number ?

    1. @vivek: I too have same concern about project delay. However I compared delay clause of this builder with other reputed builder and found that his (Kolte-Patil) compensate rates are higher than other builder but not equivalent to the expected rent that you would have earned. Regarding living condition the area is quite developed (I have seen this area at least 10 times in past one year) and I see that almost all basic needs are already available within 500 mtrs.
      @Surjit: If you need exact location of this property then it is 1.8KM from ring road-Banaswadi junction. As I mentioned above the area is well developed and developing. BTW there is villa project just behind this project which is almost complete. Can’t comment on investment option.

  88. Hi Harish, could u pls tell me how much they r quoting and when will be the possession date? will thr be any delay as there Kolte patil used to delay the things more than a yr or so? and wht will be the construction quality and any legal issues if u are sure pls? that area any appreciation if we will invest and what is the living condition?

    1. Hi Vivek,

      Current Rate is Rs.3950 / sft. Possession Expected by End 2016. Delays are with all the builder. so its ideal to keep 6-8 Months buffering time. As far as i know, There are no legal issues and builder provides decent construction quality need not to worry. Looking into the current demand and development Projected Appreciation is 10 -12 % per year.

  89. Hi Harish,

    Can you please help me with my below queries on Mirabilis Project:

    – The project was supposed to be launched in mid-2013 hover it kept on delaying and they are planning to launch now, hence is there any legal problem with this project? As majority of projects of Kolte-Patil in Bangalore have/had one or other legal issue.
    – In that area (Hormavu and surrounding) many builders are quoting 3.5K and around per sqft. However for this project builder is quoting close to 4K (pre-launch) hence is this project worth?
    – Your site helps people for bulk booking. Does it apply for this project as well ? Because we (5 of us) went for bulk booking but Sales person said no discount for bulk booking.

    Thanks,
    Adhi

    1. Hi Adhi,

      Information was just leaked in the market about the Pre-launch of this project but not officially pre launched in mid 2013 and as far as i know, property is free from legal problems. Builder is quoting decent price for the project not to compare with small time builders.