Scaling one transaction up does not describe the difference between a home loan on a ₹1.5 Cr apartment and a home loan on a ₹6 Cr villa. The loan-to-value rules differ, the share of the cost the bank will not touch is proportionally larger, the property itself is harder for a lender to underwrite, and where the project is not yet registered with the state regulator the loan may not be sanctionable at all in the form you expect.

What follows sets out what actually determines how much can be borrowed against a villa in the ₹5–7 Cr band in Bengaluru, what you will have to fund yourself, and the two structurally different loan products you may be offered. It is general information; your own terms will be set by your lender.

Loan-to-Value: The 75% Ceiling

Maximum loan-to-value ratios for housing loans are prescribed by the Reserve Bank of India on a tiered basis: up to 90% for loans up to ₹30 lakh, up to 80% for loans up to ₹75 lakh, and up to 75% for loans above ₹75 lakh. Any villa purchase in this band is firmly inside the top tier, so 75% is the regulatory ceiling — not 80%, and certainly not 90%.

A ceiling is not an entitlement. Lenders routinely sanction below it, and what is actually offered is the lowest of three things: the LTV cap, what your income supports, and what the lender's own valuer puts on the property. On a large villa that valuation step matters more than most buyers expect, because comparable transactions in that price band are sparse in any suburb, so valuers work from limited evidence and tend to be conservative.

A second constraint operates more quietly. Loans above ₹75 lakh attract a higher regulatory risk weight for the bank, which feeds into the bank's own capital cost and, indirectly, into its appetite for the deal and its pricing of it.

What the Loan Will Not Cover

Under the RBI framework the property value used for LTV must exclude stamp duty, registration and other documentation charges, the only exception being houses costing up to ₹10 lakh. On a high-value purchase, therefore, the entire statutory stack is your own money, sitting over and above your down payment. That stack is substantial in Karnataka — see our separate guide to stamp duty and registration charges in Karnataka.

Other heads sit outside the sanctioned amount as a rule, or are funded only at the lender's discretion:

• Preferential-location charges where they apply. At Nambiar's Beverly Green, east-facing and corner plots carry a PLC, and on a favoured plot it is a large number in its own right. Lenders differ on whether PLC forms part of fundable cost.
• Maintenance deposits and advance maintenance. This project collects a first-year maintenance charge and a maintenance deposit of the same amount. Neither is a loan-fundable cost.
• Interiors, furnishing and landscaping of your own plot. Some lenders offer a separate home-improvement facility, on different terms.
• Brokerage and incidental costs.

Total these up before deciding what you can afford. On a ₹6 Cr villa the realistic own-funds requirement is materially more than a quarter of the headline price.

Why a Pre-RERA Project Complicates Sanction

Before lending against units in a project, banks and housing finance companies approve the project itself — the approved-project-financing or APF list. A project reaches that list only once the lender's legal and technical teams have seen the full approval set: clear title, sanctioned layout and building plans, commencement permissions, and the RERA registration.

Under Section 3(1) of the Real Estate (Regulation and Development) Act, 2016, a promoter is barred from advertising, marketing, booking, selling or offering for sale any plot, apartment or building in a real estate project before it has been registered with the regulatory authority. The registration certificate is therefore the document that establishes that a project may legally be sold at all, and most lenders will not put a project on their approved list without it.

Nambiar's Beverly Green has applied for K-RERA registration and expects approval by 20 August 2026, but has not yet been granted it; the project is pre-launch and no number has been allotted. The practical consequence is straightforward. Until registration is granted and the lender has completed its own approval process, do not assume a sanction exists, and do not commit money on the assumption that one will follow. Verify project status yourself at rera.karnataka.gov.in, and see our RERA status page for the current position.

An approval on the project and a pre-approval or in-principle sanction on you as a borrower are two different things. Both are needed. Ask which one you have been given.

Plot-plus-Construction Loan versus a Loan on a Built Villa

Two structurally different products — and worth telling apart before anybody quotes you one.

A composite plot-plus-construction loan

This is used where you buy land and build on it. The lender funds the land purchase and the construction as one facility but releases it in stages — a tranche for the land, then further tranches against construction progress verified by the lender's engineer. The conditions usually attached include starting construction within a defined period and completing it within another, and failing either can convert the facility to less favourable terms. LTV is computed on land plus estimated construction cost, and the land component on its own is generally funded at a lower proportion than a house would be. Because interest is charged only on what has been disbursed, your outgo ramps up as construction progresses.

A loan on a built villa

Here the developer builds the villa and sells it to you as a completed home on its plot, so the loan is an ordinary home loan against a house. Disbursement follows the construction-linked payment plan in the agreement rather than your own build progress, valuation is of the finished property, and no construction obligation rests on you.

The product at Nambiar's Beverly Green is a built G+2 villa on its own plot rather than land for you to develop — see the villa configurations page. That points to the second structure. Before assuming which product applies, confirm the actual construction and payment arrangement in the agreement, because the answer changes both your funding profile and your tax position.

Documentation

A lender at this ticket size will want more than the standard file. In broad terms:

• Identity and address — PAN, Aadhaar, passport, current address proof.
• Income — for salaried applicants, several years of Form 16, income tax returns and salary slips plus bank statements; for self-employed and business applicants, audited financials, computation of income, ITRs and business bank statements over multiple years, and often the entity's own documents.
• Existing obligations — sanction letters and statements for other loans, which are netted off your eligibility.
• Property documents — the chain of title, khata and tax paid receipts, encumbrance certificate, sanctioned plan, approvals and the project's regulatory registration.

Applicants who are self-employed, or who draw substantial income from capital gains or rent, should begin assembling this early. It is usually the documentation rather than the credit decision that sets the timeline.

Eligibility, Tenure and Tax

What drives eligibility at this size is servicing capacity. Total EMIs are capped by lenders as a proportion of net monthly income, and because income rises less than proportionately to the loan, that cap tightens. Age at maturity sets the limit on tenure, which is why a borrower in their fifties is offered a shorter term and therefore a larger EMI on the same principal. The usual way to extend both is to add an earning co-applicant.

On tax, deductions for interest and principal on a housing loan are capped, and whether they are available at all differs between the old and the new personal tax regimes. The rules have changed more than once in recent years, so model your after-tax cost with a chartered accountant on the law as it currently stands rather than from a general article.

The Nambiar's Beverly Green price page carries indicative pricing, plus the full cost stack for this project. Other guides appear in the index on the Nambiar's Beverly Green blog.

General information only, and not financial advice. Your lender determines loan terms, the LTV offered and eligibility.