Is Codename Club Class Worth Buying at Rs 2.15 Cr?

Rs 2.15 Cr++ buys the 1,832 sft entry plan at Codename Club Class, which works out to approximately Rs 11,736 per sft on saleable area. Whether that represents value depends entirely on what the comparison set looks like — and on this corridor, the comparison is unusually favourable.

Thanisandra averages sit near Rs 11,500 per sft, with Thanisandra Main Road itself closer to Rs 11,750 and the wider range running Rs 10,700 to Rs 15,300. Branded premium launches nearby price between Rs 13,000 and Rs 16,000 per sft. Measured against that, the entry plan here sits essentially at the locality average rather than above it, while the top of the range at roughly Rs 15,100 per sft still falls inside the local premium band.

What the price buys is where the argument gets interesting. Corner-only planning across both towers means no home shares a party wall, which at this ticket size across North Bengaluru is genuinely uncommon. Roughly 80% of the ~3-acre parcel stays open. A lake of approximately 30 acres forms the western boundary, which protects the view corridor permanently rather than until a neighbouring developer builds. And only 220 families share two clubhouses across 88,000 sft.

Set that against the appreciation record for the corridor. Rates on Thanisandra Main Road moved from Rs 4,590 per sft in 2016 to Rs 10,550 per sft by 2025. One-year appreciation reads 10.0% to 11.4%, three-year 56.5% to 57.7%, five-year 90.1% to 94.2%, and ten-year 139.6% to 144.8%. A stable-market outlook of 8% to 12% a year is a reasonable working assumption rather than an aggressive one.

On the income side, A-class developer benchmarks put rental yield at 3.5% to 4% of property cost annually for a semi-furnished home and 4% to 4.5% furnished. Applied to the Rs 2.66 Cr plan, that translates to roughly Rs 77,583 to Rs 88,667 a month semi-furnished. Corporate leasing demand from Manyata at approximately 6.8 km and Bhartiya City at approximately 2.6 km supports the upper end of those bands.

The honest counterweight is timing risk rather than pricing risk. Karnataka RERA registration is awaited, the finish specification is unpublished, and possession runs 36 months from an approval that has not yet been granted. A buyer comfortable with those open items is buying land, a layout and a lake at close to the local rate. A buyer who needs certainty on all three should wait for launch and accept whatever price revision comes with it.

Related reading: Codename Club Class Cost Sheet and Codename Club Class Review.

Planning a visit? Enquire with our team to book a site walkthrough or request the cost sheet.

FAQs

1. What does Rs 2.15 Cr++ work out to per sft?
   Approximately Rs 11,736 per sft on the 1,832 sft entry plan, before floor rise, preferred location charges, GST and registration.

2. How does that compare with Thanisandra rates?
   Thanisandra averages sit near Rs 11,500 per sft, so the entry plan is close to the local average. Branded premium launches nearby run Rs 13,000 to Rs 16,000 per sft.

3. What appreciation has the corridor recorded?
   Thanisandra Main Road moved from Rs 4,590 per sft in 2016 to Rs 10,550 by 2025, with five-year appreciation of 90.1% to 94.2%.

4. What is the main risk at this stage?
   Timing rather than pricing. RERA registration is awaited, the finish specification is unpublished, and possession runs 36 months from an approval not yet granted.