Facing and Vastu at Nambiar's Beverly Green
Two versions of every villa at Nambiar's Beverly Green are drawn, east facing and west facing, and choosing between them has a price attached. East-facing plots carry a preferential-location charge equal to that plot's development and infrastructure charge, and an east-facing corner plot carries double — which is what produces the ₹7.29 Cr top of the published Phase 1 band. No such charge applies to west-facing plots away from a corner, and that is why they set the entry figures of ₹5.48 Cr and ₹6.82 Cr. Facing here is not a matter of preference, then. It is a line on the cost sheet.
Phase 1 is split almost evenly between the two orientations. At the 35 × 55 footprint, 68 are east facing and 67 west of 135 plots; at 40 × 63, 30 are east facing and 29 west of 59. Built area differs slightly between the plans as well, so the orientations are not one house mirrored — the east-facing 35 × 55 carries 3,782 sq.ft. of saleable area against the west-facing 3,732 sq.ft., while on the larger footprint it is the west-facing plan that is bigger, at 4,638 sq.ft.
Three things usually get run together in this conversation, and the rest of this page keeps them apart: what facing costs, what it does to light and heat in a G+2 villa carrying a full terrace floor on top, and what vastu convention holds — reported as convention, which is what it is, rather than as a claim about the building.
This is a pre-launch project. K-RERA registration for this project has been applied for; approval is expected by 20 August 2026 and no registration number has been allotted. Treat the areas and drawings on this page as marketing references. The legally binding source, once registration is granted, is the set of K-RERA-registered drawings, areas and charges, and those should be read before any commitment. Verify at rera.karnataka.gov.in.
What Facing Actually Costs
A premium levied on plots whose position in a layout is judged to carry an advantage — that is a preferential-location charge. The rule on which it is applied at Nambiar's Beverly Green is unusually easy to state:
- An east-facing plot carries a preferential-location charge equal to that plot’s development and infrastructure charge.
- An east-facing corner plot carries double that amount. On the 40 × 63 footprint this comes to ₹46.27 L, and it is what sets the ₹7.29 Cr upper end of the Phase 1 range.
- A west-facing plot away from a corner carries none, which is why the west-facing variants are the ones quoted “from”.
Rather than being billed later as an extra, the charge forms part of the basic sale value, and the 5% GST is calculated on the basic sale value once it has been added. Across Phase 1 the development and infrastructure charge runs from ₹18.66 L to ₹23.19 L per plot, and the preferential-location charge, where one applies, from ₹18.66 L to ₹46.27 L. A given plot's exact amount appears on that plot's cost sheet; we publish no plot-by-plot schedule before K-RERA registration.
Two practical consequences follow. The first is that an east-facing villa is never a like-for-like comparison with a west-facing one at the same footprint: it carries a different saleable area, larger or smaller, and a charge the other does not. The second concerns resale — if that is part of the reasoning, the premium paid for east facing has to be recovered from a future buyer who values it the same way. The page explaining how saleable area differs from plot area sets out how a quotation is assembled and what to ask for in writing.
The Phase 1 Mix
Of the 76-acre master development, Phase 1 covers 36 acres and holds 298 villa plots. At every footprint the split between orientations is close to even, so neither is scarce in the ordinary sense. What differs is the charge.
| Footprint | Plots | West Facing | East Facing |
| 35 × 55 | 135 | 67 | 68 |
| 40 × 63 | 59 | 29 | 30 |
Beyond these two principal footprints Phase 1 also carries a smaller number of intermediate and odd-shaped parcels; the villas hub page holds the full mix.
Mirror images they are not. Each orientation is a separately drawn plan carrying its own area statement:
- The 35 × 55 east facing villa carries 3,782 sq.ft. of saleable area on a 1,925 sq.ft. plot, a ratio of 1.96× — the highest in the scheme.
- The 35 × 55 west facing villa carries 3,732 sq.ft. on the same 1,925 sq.ft. plot, at 1.94×.
- The 40 × 63 east facing villa carries 4,627 sq.ft. on a 2,520 sq.ft. plot, at 1.84×.
- The 40 × 63 west facing villa carries 4,638 sq.ft. on the same 2,520 sq.ft. plot — the largest villa in the project by saleable area.
The east-facing plan is therefore the larger house on the smaller footprint, and the west-facing plan is the larger one on the bigger footprint. Because the rate is charged on saleable area, that difference is already a difference in price, before the preferential-location charge enters the calculation at all.
Daylight and Heat in a G+2 Villa
For much of the day the sun is high overhead at Bangalore's roughly 13° north, and low only in the early morning and late afternoon. Real but narrower than it is usually made out to be — that is what this does to the difference between the two orientations, and it is why the terrace floor counts for more here than the front door does.
An east-facing villa
Low morning sun falls on the front elevation. The front rooms are bright early, and by evening — which is when a household is most likely to be at home and using the upper level — the facade has usually given up most of its heat. Afternoon western sun goes to the rear of the house instead, so the heat load moves to whatever is placed at the back.
A west-facing villa
The reverse. Through the hottest part of the day the front elevation absorbs low, direct afternoon sun and then releases it into the evening, so the front rooms run warmer late on, and the morning belongs to the rear. Shading, glazing choices and planting manage this in practice rather than orientation alone — none of which can be described here, because the specifications for these villas have not been released.
Why the terrace floor changes the calculation
These G+2 villas have their entire second floor as open terrace — a multipurpose room opening onto a celebration terrace, plus a wellness terrace, a yoga deck, a dance deck, a barbeque zone and a utility terrace. Exposed on every side, that level means which way the front door points has very little bearing on it: it is in full sun at midday whichever plot it stands on, and comfortable in the early morning and after sunset either way. In a three-storey house with a usable terrace on top, the dominant heat gain is the horizontal roof surface, not the vertical facade.
So does the double-height void over the ground-floor living volume. Regardless of orientation it draws daylight down from the first floor into the middle of the plan — precisely where a deep plot on a 35 ft or 40 ft frontage would otherwise be darkest. Both plans are drawn around it, so both orientations get it.
What Vastu Convention Says
Building orientation has a traditional Indian system behind it, vastu shastra. A large number of buyers in Bangalore treat it as a decisive factor, and it plainly influences what east-facing plots sell for. What the convention holds is reported here without being asserted as a statement of fact about any building.
What the convention holds
- East-facing entrances are generally regarded as auspicious in the convention, on the reasoning that the entrance receives the morning sun.
- North-facing is usually placed alongside east in that ordering. Neither orientation is offered at this project — the layout is drawn as east and west facing only.
- West-facing entrances are not held to be inauspicious in the mainstream reading of the convention; practitioners generally treat internal arrangement, the placement of the kitchen and the position of openings as carrying at least as much weight as the direction of the front door.
- Interpretation varies between practitioners, and a consultant may read the same plan differently from another. Anyone for whom this is decisive should have the actual floor plan for the specific plot reviewed rather than rely on the facing label alone.
How to hold the two things apart
Whatever weight the convention is given, keep it separate from the commercial question. The preferential-location charge on an east-facing plot is a real, quantified amount — equal to that plot's development and infrastructure charge, and double on an east-facing corner. Whether the buyer wants east facing for traditional, practical or resale reasons, that premium is being paid. A buyer indifferent to the convention can take a west-facing plot, avoid the charge and, on the 40 × 63 footprint, end up with the larger of the two houses as well.
Choosing Between Them
Stripped of everything else, the choice comes down to four questions.
- Does the convention matter to you or to a likely future buyer? If yes, east facing carries a premium you should expect to pay and expect to recover. If no, the premium is money that buys nothing you value.
- Which plan is the bigger house? On the 35 × 55 it is the east-facing plan, at 3,782 sq.ft. against 3,732. On the 40 × 63 it is the west-facing plan, at 4,638 sq.ft. against 4,627.
- Is the plot a corner? A corner changes the charge materially, and on an east-facing corner it doubles it. Confirm the position of the specific plot in writing before assuming which band a quotation belongs to.
- How much of your living will happen on the terrace floor? If the answer is “a lot” — which is what this project is designed for — orientation matters less than it would in a conventional two-storey villa, because that level is open on all sides regardless.
Each variant has an individual page carrying the key plan and all three floor plans: the 35 × 55 east facing villa, the 35 × 55 west facing villa, the 40 × 63 east facing villa and the 40 × 63 west facing villa. The Nambiar's Beverly Green price page carries indicative figures for both footprints.
Frequently Asked Questions
1. Is an east-facing villa more expensive at Nambiar's Beverly Green?
Yes. A preferential-location charge equal to that plot's development and infrastructure charge applies to an east-facing plot, and an east-facing corner plot carries double — ₹46.27 L on the 40 × 63 footprint, which is what produces the ₹7.29 Cr top of the Phase 1 range. West-facing plots away from a corner carry no such charge.
2. How many east-facing and west-facing plots are there in Phase 1?
At the 35 × 55 footprint the split is 68 east facing and 67 west facing, out of 135. At the 40 × 63 footprint it is 30 east facing and 29 west facing, out of 59. Across every footprint Phase 1 holds 298 villa plots in total.
3. Are the east and west facing villas the same house mirrored?
No. Each is a separately drawn plan with its own area statement. On the 35 × 55 the east-facing plan carries 3,782 sq.ft. of saleable area against the west-facing 3,732 sq.ft.; on the 40 × 63 the larger is the west-facing plan at 4,638 sq.ft. against 4,627 sq.ft.
4. Does facing affect how hot the villa gets?
It affects which elevation takes low sun, and when. Direct afternoon sun through the hottest part of the day falls on a west-facing front; an east-facing front takes the milder morning sun. But the entire second floor of these G+2 villas is open terrace, and whichever way the house faces that level is exposed on all sides, so the dominant heat gain is the roof rather than the facade.
5. Are north-facing or south-facing villas available?
No. Across both principal footprints, the layout is drawn as east facing and west facing only.
6. Is the project vastu compliant?
No claim of vastu compliance is made here. It is a traditional convention, practitioners interpret it differently, and in any case the specifications and internal layouts have not been released in full. So anyone for whom it is decisive should put the floor plan for the specific plot in front of their own consultant, rather than rely on the facing label.
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