Saleable Area vs Plot Area at Nambiar's Beverly Green
One mistake accounts for most of the confusion around Nambiar's Beverly Green: reading the rate against the wrong area. The indicative ₹13,499 per sq.ft. is applied to the saleable area of the built villa — 3,732 to 4,638 sq.ft. across the four variants — and not to the 1,925 or 2,520 sq.ft. plot beneath it. Run the rate against the plot and the answer comes out at roughly half the villa's real cost, which usually leads a reader to decide the published figures must be wrong. The figures are sound; the area basis behind them is simply not the one being assumed.
Three storeys on one parcel of land is what opens the gap. Because every home here is G+2, the saleable-to-plot ratio runs from 1.84× to 1.96×, which is to say close to twice as much floor as ground beneath it. In figures: 3,732 or 3,782 sq.ft. of villa on a 1,925 sq.ft. plot, and 4,627 or 4,638 sq.ft. on a 2,520 sq.ft. plot. There is no more arithmetic than that, and with it settled the rest of the price sheet reads straightforwardly.
The next question usually arrives at once: why two villas on identical plots are quoted at different prices. The land is not the variable. What moves is the saleable area of the plan drawn for that orientation, and whether the plot carries a preferential-location charge. Both are taken apart below, together with what a buyer should insist on seeing in writing before parting with money.
Treat the areas and drawings on this page as marketing references. K-RERA registration for this project has been applied for; approval is expected by 20 August 2026, no registration number has been allotted, and the project remains pre-launch. The K-RERA-registered drawings, areas and charges become the legally binding source once registration is granted, and should be read before any commitment is made. Verify at rera.karnataka.gov.in.
What Each Area Actually Measures
A quotation will name both measurements, and the two measure different things. Holding them apart is the entire exercise.
Plot area — the land
The rate is not applied to it. That is the point to hold on to, because the plot area — 1,925 sq.ft. for a 35 × 55, 2,520 sq.ft. for a 40 × 63 — is the figure a buyer reaches for first, being the one the plot dimensions announce. It describes the parcel of land the villa stands on and nothing else. And since what is on offer is a completed villa on its plot rather than land to build on later, the land figure on its own does not describe the product at all.
Saleable area — the villa
3,732 to 4,638 sq.ft., depending on the variant, is the saleable area — the built area of the G+2 house as the developer measures it. The ₹13,499 rate is charged against this figure, and this is the figure that ought to appear on the cost sheet, in the agreement and, once registration is granted, in the K-RERA-registered documents. A quotation that names a rate without naming the area behind it is incomplete.
The Four Ratios, 1.84× to 1.96×
The four variants side by side do the work of an explanation. The final column is nothing more than saleable area divided by plot area: square feet of villa per square foot of land.
| Villa | Plot Area | Saleable Area | Ratio |
| 35 × 55 west facing villa | 1,925 sq.ft. | 3,732 sq.ft. | 1.94× |
| 35 × 55 east facing villa | 1,925 sq.ft. | 3,782 sq.ft. | 1.96× |
| 40 × 63 east facing villa | 2,520 sq.ft. | 4,627 sq.ft. | 1.84× |
| 40 × 63 west facing villa | 2,520 sq.ft. | 4,638 sq.ft. | 1.84× |
Two details in that table repay attention. First, the smaller footprint has the higher ratio — 1.94× and 1.96× against 1.84× — because statutory margins eat proportionally less of the buildable envelope as a plot grows, leaving the smaller plot worked harder. Second, the ratios are not identical between orientations. On the 35 × 55 the east-facing plan carries 50 sq.ft. more saleable area than the west; on the 40 × 63 the west-facing plan is the larger, by 11 sq.ft. Each orientation is drawn as its own plan, so the areas were never going to match.
One set of margins governs all four numbers — 1.0 m at the front, 0.8 m at the rear and 0.8 m on each side — set by the Karnataka Gazette, Part-IVA, Table 8 for plots in the 150–250 sq.m band. They fix the ground-floor footprint, and that footprint stacked over three levels is what the saleable area amounts to.
Why Two Villas on Identical Plots Are Priced Differently
Identical plot sizes, different figures, and nobody misquoted: that is a normal outcome here. Three variables drive the number, and the land is only one of them.
1. The saleable area of the plan is not the same for both orientations
Separate plans are drawn for east-facing and west-facing villas, and the built areas they produce differ. Take the 1,925 sq.ft. plot: the east-facing plan measures 3,782 sq.ft., the west-facing 3,732 sq.ft. Those 50 sq.ft. are already a difference in price, since the rate is charged on saleable area, and nothing else has yet been added.
2. The plot may carry a preferential-location charge
Position in the layout is what attracts a preferential-location charge. At Nambiar's Beverly Green east-facing plots carry one and an east-facing corner plot carries double, while a west-facing plot away from a corner carries none at all. That last case is why the west-facing variants set the entry figures of ₹5.48 Cr and ₹6.82 Cr; the first is why an east-facing corner 40 × 63 sets the ₹7.29 Cr top of the published band. The page on east and west facing villas compared works through it in full.
3. The development and infrastructure charge varies with the plot
Not a flat figure across the layout — the development and infrastructure charge is set per plot. It pays for the layout-level work the villa relies on: the 12 m and 12.19 m internal roads, the 9.14 m secondary roads, the entrance plaza and bus bay, and the services run out to each plot. The amount that applies to any given plot is shown on that plot’s cost sheet.
How to Read a Quotation
These cost sheets are assembled in a fixed order. Knowing that order is what separates checking a quotation for completeness from merely finding it plausible.
- Basic sale value = the villa’s saleable area at ₹13,499 per sq.ft., plus the development and infrastructure charge for that plot, plus a preferential-location charge where the plot carries one.
- Total consideration = basic sale value plus 5% GST.
Both published starting figures — from ₹5.48 Cr for a 35 × 55, from ₹6.82 Cr for a 40 × 63 — are total-consideration numbers. The development and infrastructure charge and the 5% GST are already inside them. Read the heads separately and it is easy to add those two again on top, which overstates the cost by something like ₹19–23 lakh.
What is inside the quoted figure
- The villa at ₹13,499 per sq.ft. of saleable area
- The development and infrastructure charge for that plot
- A preferential-location charge, where the plot carries one
- 5% GST on the basic sale value
What is outside it
- Stamp duty and registration, at the rates notified by the Government of Karnataka on the date of registration
- Maintenance — ₹48 per sq.ft. for the first year including 18% GST, plus an equal maintenance deposit
No plot-by-plot price sheet is published here; the priced sheet against a specific plot is issued to buyers who register their interest. Everything above is indicative, pre-launch and open to change. The cost structure in full is set out on the Nambiar's Beverly Green price page.
What to Ask For in Writing
Verification here is not difficult; the only requirement is that it be asked for in writing instead of accepted in conversation. An expression of interest is being taken now, from ₹5 lakh, and is fully refundable if you choose not to proceed at any point before you sign a formal agreement. Before you pay anything beyond that, ask for the following on the developer’s letterhead, stated against the specific plot number you are being offered:
- The plot number and its plot area in square feet, and the block it lies in.
- The saleable area of the villa in square feet, stated separately from the plot area — not a single combined figure.
- The rate, with the area it is applied to named explicitly on the same line.
- The development and infrastructure charge for that plot, as a rupee amount.
- The preferential-location charge, as a rupee amount, with a statement of why it applies — facing, corner, road frontage or park frontage — or a confirmation in writing that none applies.
- The GST shown as its own line, so you can see it has not been double-counted.
- Stamp duty, registration and maintenance shown separately and clearly marked as outside the quoted figure.
- The floor plan and area statement for that plot’s orientation — east and west plans differ in saleable area, so the plan attached should be the one you are buying.
- The K-RERA position in writing. Registration has been applied for and approval is expected by 20 August 2026; it has not been granted and no number has been allotted. Once it is granted, the registered carpet and saleable areas take precedence over any marketing figure, including the ones on this page.
A figure that cannot be produced in writing against a plot number is indicative and nothing more. For registration status, go to rera.karnataka.gov.in directly rather than trusting a listing site — including this one.
The Cost Structure at a Glance
Plot area, saleable area and ratio are given variant by variant on the four villa pages, each with its key plan and all three floor plans: the 35 × 55 west facing villa, the 35 × 55 east facing villa, the 40 × 63 west facing villa and the 40 × 63 east facing villa. A summary of the set is on the villas hub page.
Frequently Asked Questions
1. Is ₹13,499 per sq.ft. charged on the plot area or the saleable area?
On the built villa's saleable area, which runs 3,732 to 4,638 sq.ft. by variant — not on the 1,925 or 2,520 sq.ft. plot. Apply it to the plot and the villa comes out understated by roughly half.
2. What is the saleable-to-plot ratio at Nambiar's Beverly Green?
Between 1.84× and 1.96×. On 1,925 sq.ft. of land the 35 × 55 carries 3,732 sq.ft. west facing and 3,782 sq.ft. east facing; on 2,520 sq.ft. the 40 × 63 carries 4,627 sq.ft. east facing and 4,638 sq.ft. west facing. Being G+2 is what puts the built area at close to twice the land.
3. Why are two villas on the same size plot priced differently?
Two reasons. The east-facing and west-facing plans do not share a saleable area, and a plot may attract a preferential-location charge on top. East-facing plots do attract one, an east-facing corner attracts double, and a west-facing plot away from a corner attracts none.
4. Does the quoted price include the development and infrastructure charge and GST?
Yes — both are inside the published starting figures of ₹5.48 Cr and ₹6.82 Cr, the development and infrastructure charge as well as the 5% GST. Neither should be added a second time.
5. What is not included in the quoted price?
Two things. Maintenance, at ₹48 per sq.ft. for the first year including 18% GST with a maintenance deposit of the same amount; and stamp duty and registration, at the rates notified by the Government of Karnataka on the date of registration.
6. Which area figure is legally binding?
None of them. K-RERA registration has been applied for, approval is expected by 20 August 2026, and no number has been allotted. Once it is granted, the areas recorded in the K-RERA-registered documents on the Karnataka RERA portal are the binding record and override any marketing figure, this page included.
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