Primus Sangama, Kumbalgodu: Senior Living Homes Guide (October 2026)

Retired parents and their grown children can live on one campus, in separate homes, at Primus Sangama Senior Residences in Kumbalgodu. Primus Life is building 306 homes here on roughly 2.7 acres off Mysore Road. Below are the registered facts, the price list, the extra costs and the points to settle before paying a booking amount.

Registration and Timeline

Karnataka RERA registered the project on 17 March 2025 under PRM/KA/RERA/1251/310/PR/170325/007588. Work started on 2 April 2025, and the date filed for completion is 18 February 2030. The Bangalore Development Authority cleared the building plan earlier, on 10 January 2025.

The structure is in its early stages, with a long build still ahead. Searching for Primus Sangama on the state RERA portal brings up the sanctioned plans, every quarterly progress report and the count of homes sold so far.

The Campus in Numbers

Here is a summary of the registered details for the single tower:

Built-up ground coverage is only 3,240 sq m. That leaves 7,661 sq m, close to 70% of the plot, as open space.

Two Series on One Campus

Homes are sold in two lines. The Senior Living line is meant for retirees, while the Multi Generational line is meant for their sons, daughters and grandchildren. A family that buys one of each keeps elders nearby without sharing a kitchen.

The building is designed with older bodies in mind: lifts fit a stretcher, and grab bars come fitted in the bathrooms. Primus Life, which already manages senior communities in Bangalore, runs the on-site care and support. Ask for the service list, its monthly fee and the contract behind it, because those terms set the true running cost for years.

Price List by Series

A 1 BHK opens the list at Rs. 98.85 Lakhs, and the biggest 3 BHK is priced up to Rs. 1.76 Crore. Each option is shown below:

Per sq ft, Senior Living works out between Rs. 10,200 and Rs. 10,400, and Multi Generational between Rs. 9,100 and Rs. 9,200. Registered carpet areas run smaller than saleable sizes: roughly 541 sq ft for one bedroom, between 701 and 802 sq ft for two, between 944 and 1,059 sq ft for three, and 1,037 sq ft for the 3.5 BHK.

By count, the plan holds 170 units of 2 BHK, 85 of 3 BHK, 34 of 1 BHK and 17 of 3.5 BHK, so a 2 BHK on a chosen floor is the simplest to get. Compare the two lines on carpet area, since a senior building gives more space to corridors and common rooms.

Getting There

The site fronts Mysore Road at Kumbalgodu, a short way past Kengeri, with the highway along its western boundary. Factories, colleges and new housing surround it, and the air is calmer and greener than in central Bangalore.

Challaghatta, the Purple Line's last metro station, is a few stops closer to town on the same highway. Near Kengeri, NICE Road joins Mysore Road and carries traffic on to Electronic City, Bannerghatta Road and Kanakapura Road. Eastern tech parks and the northern airport are a long way off.

For elderly residents, hospital access counts for more than office travel. The Kengeri to Kumbalgodu belt has big hospitals, a medical college hospital among them. Drive the route to the preferred hospital and find out which emergency arrangements the service package covers.

What You Pay on Top

Buying while the tower is being built brings GST, and registering the deed brings stamp duty and a fee. Plan for these items:

• GST charged on the agreement value while the building is under way
• Stamp duty at 5.6% once cess and surcharge are added
• A 2% registration fee
• The maintenance deposit plus monthly upkeep
• A monthly fee for the care package
• Lawyer charges for the title search and the agreements

For a Rs. 98.85 Lakhs home, duty and registration add close to Rs. 7.51 Lakhs. The cost sheet sets out the payment plan and service fees, and we will share the latest one when asked. Put any price into the EMI calculator to see the monthly instalment and the cash needed upfront.

Facilities on the Campus

A clubhouse near 2,092 sq m plus parks totalling close to 2,300 sq m anchor the shared spaces. The approved plan provides for:

• Clubhouse with a community hall
• Pool and gym
• Sports areas, both indoor and outdoor
• Landscaped parks and open lawns
• Power backup and CCTV cover

For older people, the smaller details count most. Get step-free entry, broad doors, corridor handrails and an alarm for emergencies written into the specification, then check them against the model flat.

Buyer Fit

Retired couples who want support on hand and can wait until 2030 match this project well. So do families wanting grandparents close but in their own flat in the same tower. People already rooted around Mysore Road, Kengeri or Rajarajeshwari Nagar will know the area.

Anyone needing to move in during the next two to three years is better served by a finished senior community. Families commuting daily to the eastern tech belt face a long drive from Kumbalgodu. Investors should remember that buyers and tenants for senior homes form a smaller pool than for regular flats.

Pre-Booking Checklist

With a project still being built, the sale agreement and the sanctioned drawings carry the deal. Settle these first:

• RERA entry: plan, completion date and newest quarterly report
• Carpet area of your unit as written in the sale agreement
• A full cost sheet listing GST, deposits and each charge
• Care services, their monthly fee and the rule for raising it
• Accessibility features of the flat and shared areas, in writing
• Land title and the plan sanction
• Water supply source and sewage treatment arrangement
• Stage-linked payments, made only to the designated RERA bank account

Visiting the site shows how far the structure has risen and how busy Mysore Road gets at the gate. Visiting a running Primus Life community shows the services in practice. We can set up both visits and send the current availability.