Buying a Resale Flat in DNR Reflection, Bellandur (October 2026)
Some portals still market DNR Reflection as a fresh launch, and a few even locate it on Bannerghatta Road. Both claims are mistaken. It is a built, occupied DNR Group project in East Bangalore, in Iblur Village where Bellandur meets the Outer Ring Road, and the developer has sold out. A buyer in 2026 deals with an individual owner, so this guide walks through the setting, the flats, the registration record, resale expenses and what to confirm before paying.
Snapshot of the Community
Four 12-storey towers hold 179 spacious apartments, spread over 3.5 acres facing Iblur Lake. Construction commenced in May 2015, and the first owners received possession that December of 2018. The small count of households gives the place a quieter feel than the huge gated campuses around it.
Who Should Consider It
The obvious audience is a joint family that needs generous floor space and works on the Outer Ring Road, in HSR Layout or along Sarjapur Road. Because everything is finished, a buyer can walk through the flat, lifts and shared areas before committing money.
Smaller budgets, and those wanting two bedrooms only, will find better matches across Bellandur. Big flats also bring bigger monthly maintenance bills.
Setting and Daily Travel
Survey No. 33 (door number 833/33) in Green Glen Layout faces Iblur Lake, and the postcode is Bengaluru 560103. The Iblur junction, a short distance away, is where Sarjapur Road joins the ring road. Across it to the west is HSR Layout, with the Bellandur and Marathahalli tech parks further north.
Rush-hour traffic on this ring road section ranks with the worst in Bengaluru. Namma Metro's Blue Line is being built along the corridor, and Iblur is a planned station. Drive the route at the time you would really travel before you decide.
Water-logging hit parts of the road near Bellandur in the downpour of September 2022. Neighbours can describe how the building, the basement and the access lane fared during earlier monsoons. Walking the street after a downpour tells you more about drainage than any brochure.
Flat Types and Areas
The RERA registration covers 179 homes, each either 3 BHK or 4 BHK. The larger type has four bathrooms and roughly 3,230 square feet of built-up space, while carpet area works out at around 1,650 square feet on average over the project, which is generous locally.
A resale is judged on the flat's own sale deed and khata. Ask the owner for the flat's carpet area and its undivided land share, which the first deed records.
Pricing and Extra Costs
In 2026 the developer has no rate card, as nothing is left to sell. Owners ask whatever the floor, view, interiors and upkeep justify, so the fairest benchmarks are recent transactions in the same complex and asking rates for comparable finished projects nearby.
Plan for these charges on top of the deal value:
- Stamp duty that works out to 5.6% after cess and surcharge, once the price crosses Rs. 45 Lakhs
- 2% registration fee
- 1% TDS on the price, which a buyer withholds and remits to the tax department if the seller lives in India
- Owners' association transfer fee, plus whatever dues are pending
- Khata transfer expenses once the deed is registered
GST is not levied, because the home is complete and the seller is an individual owner rather than a builder. Lenders finance resale flats after running their own title and valuation review.
What Is on the Campus
Everything advertised is up and running. Residents get a clubhouse with party space and a hall for community gatherings, plus two pools (one for children), a gym, a yoga room and a spa with jacuzzi. Sport covers tennis, squash and basketball, while a games room offers billiards and table tennis. A library, landscaped gardens, a jogging track and a children's play zone finish the list.
Only 179 households pay for all this, so each carries a bigger slice of upkeep than in a township. The association's books reveal the monthly levy, the corpus held and any heavy repairs on the horizon.
Registration and Legal Standing
DNR Corporation Pvt Ltd is the promoter, and The Karnataka RERA number is PRM/KA/RERA/1251/446/PR/171014/000279, dated 14 October 2017. The portal lists the project as completed. BBMP sanctioned the plan, and a joint development agreement signed on 30 October 2014 governs the land.
Registration protects the whole development, not one apartment. A property lawyer must read each flat's own papers before any sale agreement is signed.
Developer Track Record
DNR Group has delivered most of its homes in the east, across Koramangala, Mahadevapura, Whitefield and Bellandur. Another Bellandur project, DNR Arista, is newer and also complete. Visiting the pair shows how the group's construction holds up with age.
Pre-Advance Checklist
A resale hinges on one flat's documents and one building's wear. Verify the following:
- Current owner's registered sale deed, with the older chain of deeds when ownership has passed before
- Occupancy certificate for that tower and an e-Khata issued to the seller
- Latest encumbrance certificate, plus a closure letter from the lender if there was a mortgage
- Clearance letter from the association confirming nothing is outstanding, and a recent property tax receipt
- Parking bays recorded in the deed for this flat
- Damp, plumbing or wiring faults visible during a site visit
- Condition of lifts, pumps, generators and the basement, and its record in heavy rain
For comparison, see more apartments for sale in Bellandur. Then tour the flats currently up for resale in this community.
