Adarsh Palm Retreat Mayberry, Bellandur: What Resale Buyers Should Know (October 2026)
Finding a nearly new flat close to the ORR inside an established township is not easy, and that is what draws buyers to Adarsh Palm Retreat Mayberry. Adarsh Developers built it as the third phase of Palm Retreat, and residents have been moving in since December 2024. What follows covers the apartments, the surroundings, the mechanics of a resale purchase, the registration details and the checks worth finishing before a token is paid.
Project Snapshot
Mayberry occupies 3 acres off Doddakannelli Road in Bellandur, Bangalore 560035, within a far bigger gated community. Six towers, each 13 floors high, hold 186 apartments in all, offered as two-bedroom or three-bedroom homes.
The Karnataka RERA registration, dated 7 December 2017, bears the number PRM/KA/RERA/1251/310/PR/171207/002367, with Akarsh Residence Private Limited named as promoter. Anyone can confirm these entries on the state RERA portal.
Who Will Find It Useful
Working couples with jobs along the Outer Ring Road form the natural audience, along with families who like an occupied community over a building site. Investors wanting a flat that can be let out immediately also look at it. Anyone interested should be comfortable negotiating with an individual owner.
Apartment Sizes
Six plans exist, with areas quoted as built-up. The two-bedroom homes are close to 1,230 and 1,355 sq ft. For three bedrooms, the options are roughly 1,850, 1,765, 1,695 and 1,630 sq ft.
The compact two-bedroom plan suits a first-time buyer, whereas the largest three-bedroom plan is for families that need room to grow. Between the 3 BHK plans, the difference is usually a bigger living area, wider balconies or a utility space. The approved plan for the specific flat, which the seller can supply, shows carpet area as well.
Life Around the Township
In Bellandur live many of the people who staff the technology parks on the ORR. Marathahalli and Sarjapur Road are nearby, while Electronic City is a drive along the ring road network. Within the township, private lit roads link the towers, and years of occupancy in earlier phases mean shops and services are already close.
The ORR is one of the city's most crowded roads, so a weekday drive at peak hour is the best way to judge the commute. The Bellandur locality page describes the area in more detail.
The clubhouse is the centre of the amenities, with a gym and health club, and a swimming pool beside it. Beyond that are a jogging and skating track, a children's play area, courts, an indoor games room, an activity area and a multipurpose hall, along with landscaped gardens and retail space. Because possession began only recently, confirm which of these are fully working, and whether sharing with older phases applies.
Buying When the Developer Has Sold Out
With the builder out of stock, a buyer negotiates with an owner, and the price follows Bellandur resale rates. Floor, facing, the tower's position and any interior work all move the number. A finished flat is free of GST once it has its occupancy certificate.
Further costs are added to the agreed price.
- Stamp duty at 5% with surcharges, applicable to homes over Rs. 45 Lakhs
- A registration fee of 2%, charged on the property value
- A transfer fee, if the owners' association levies one
- Lawyer's fees for the title review and the sale deed
- Any maintenance dues, for the seller to pay off
The monthly instalment for a loan can be tested on the EMI calculator before approaching a bank. Banks run their own valuation, and an early sanction gives the buyer more confidence while negotiating.
Documents That Protect a Resale Buyer
A resale file has to establish that the building can lawfully be occupied and that the flat belongs to the seller. These papers do that.
- Occupancy certificate covering the seller's tower
- The registered sale deed in the seller's hands, with the first builder agreement
- Khata that carries the seller's name, plus the newest tax receipt
- Encumbrance certificate running from the date of the seller's purchase
- A letter of no dues from the association
- For a mortgaged flat, a closure letter or the bank's consent
About Adarsh Developers
Adarsh Developers started building in Bangalore in 1988 and has delivered villas, plotted layouts and apartments. It is active in Bellandur, along Sarjapur Road and across northern Bangalore. Palm Retreat is one of its better-known addresses, with Mayberry as the latest phase.
Final Checks Before a Token
Some simple steps make the purchase safer. Begin by checking the registration number and tower details on the RERA portal. Ask for the flat's approved plan that shows both areas, and confirm which parking bays are allotted and where.
Look up two or three recent resale prices of the same layout in the township. A lawyer should go through the title papers before a token is paid. Last, go at peak hour and watch how traffic moves at the gate, lifts and road.
