Prestige Royale Gardens, Yelahanka: A Guide for Resale Buyers (October 2026)
North of Yelahanka on Doddaballapur Road, Prestige Royale Gardens is a finished apartment estate from Prestige Group. Its three phases were registered separately with RERA, and the developer has sold out all of them. What follows covers each phase, the flat sizes, the area and what a resale buyer needs to verify.
The Estate in Brief
The land measures 88,373 sq m (close to 21.8 acres) and falls in Yelahanka Hobli's Avalahalli Village. Thirteen towers rise 16 residential floors over a stilt level and basement. Phase by phase, the registrations read:
- First phase: 768 flats in towers 1-5 and tower 14, OC issued 4 July 2018, registered as PRM/KA/RERA/1251/309/PR/170916/000445
- Second phase: 640 flats in tower 6 and towers 9-12, OC issued the same day, 4 July 2018, registered as PRM/KA/RERA/1251/309/PR/170916/000446
- Third phase: 288 flats in towers 7 and 8, OC issued 4 March 2020, registered as PRM/KA/RERA/1251/309/PR/170916/000459
That makes 1,696 homes in all, promoted by Prestige Estates Projects Limited. Each registration shows the full estate's land, of which buildings take up about 16% and open space 84%. The shared basement parking for every phase was built under Phase 1.
Reading the Tower Number
The tower number tells a buyer which registration a resale flat falls under. Phases 1 and 2 hold one completion certificate, dated 2 June 2017, plus the occupancy certificate from July 2018. Phase 3 began in October 2016 and was granted occupancy in March 2020.
Towers 7 and 8 are roughly two years younger than the other eleven, which shows in the flat's condition and the seller's documents. The occupancy certificate offered should carry the date for that phase.
Flat Sizes
Four formats run from 1 BHK to 3 BHK. Registered carpet sizes:
| Carpet area (sq ft) | Configuration |
|---|---|
| Roughly 427-529 | 1 BHK |
| Roughly 903-923 | 2 BHK |
| Roughly 982-1,008 | 2.5 BHK |
| Roughly 1,262 | 3 BHK |
The 2 BHK, with a saleable area near 1,304 sq ft, is the format found most often across the 13 towers. Listings quote saleable area while deeds show carpet, so ask every seller for carpet area to compare like with like.
Since the developer's sales have ended, price is a matter between buyer and owner. Tower, floor, view and upkeep all move it, and current asking prices within the estate offer the clearest pointer.
Getting Around
The estate is in Avalahalli on Doddaballapur Road, past Yelahanka New Town. Northwards the road leads to Rajanukunte and Doddaballapur. Yelahanka offers the closest railway station and a good spread of schools, hospitals and shops.
East of Yelahanka, NH 44 is the airport road and the main way to Hebbal and Kempegowda International Airport. Namma Metro's Blue Line is under construction along it. Everyday trips depend on Doddaballapur Road, so drive to work at rush hour before deciding.
It works well for those employed locally, along the airport road or at the industrial estates near Doddaballapur. Commutes to the CBD or the eastern tech belts are long.
Facilities on Campus
The amenities are arranged around the clubhouse and the green space between towers:
- Clubhouse with gym, games room and community hall
- Pool plus spa and sauna
- Courts for tennis, basketball and badminton, and table tennis
- Library and mini theatre
- Landscaped gardens with a jogging track
- Children's play area
- Cafeteria
Residents have used these since the first handovers. A weekend visit reveals the upkeep and how well the residents' body manages the campus.
Is It a Good Fit?
Couples, small families and first-time buyers wanting a ready flat in a large gated community in North Bangalore are the natural audience. Investors eyeing rental demand near Yelahanka also have 1 BHK to 3 BHK choices. The campus is big enough that several resale flats are usually on offer together, which helps comparison.
Those after a new flat, a four-bedroom home or a short trip to the city centre should look elsewhere. Parents should time the morning drop to school first.
Resale Due Diligence
Even in a finished estate, every document needs checking. For a flat in any phase, cover these:
- Study the registered deed held by the seller, confirming the block, unit, usable area and parking slot
- Link the tower to its phase and request that phase's occupancy certificate
- See the khata, recent tax receipts and current power and water bills
- Obtain an encumbrance certificate running from when the seller bought until today
- Collect a loan closure letter if needed and a dues clearance from the association
- Look for seepage, leaking pipes and worn woodwork, since older towers have aged
- Confirm the maintenance rate and whether any one-time dues are outstanding
Stamp duty of 5.6% plus a 2% registration fee apply to the higher of sale value and guidance value. The EMI calculator gives the monthly payment and upfront cash at any price. Approved layouts and flat lists for all three registrations are public on the state RERA website.
