Sandwiched between Whitefield and Sarjapur Road, the Gunjur–Varthur corridor has quietly become East Bangalore's most competitive apartment market. Five serious projects are now fighting for the same buyer — and the price difference between them on an identical-sized 3BHK can cross ₹80 lakhs. Here's a clear-eyed comparison to help you decide.
Why everyone is suddenly looking at Gunjur and Varthur
For years, IT professionals working at Wipro SEZ, RGA Tech Park, Embassy TechVillage or ITPL faced a trade-off: live in Whitefield and sit in its traffic, or live on the ORR and pay ORR prices. The Gunjur–Varthur belt changed that equation. The new 150-ft CDP Road gives the area largely signal-free access toward the Wipro Sarjapur campus and Sarjapur Road, while Whitefield's job belt stays within 8–10 km. Property values in Varthur have appreciated over 100% in three years, and the corridor's average rate for premium under-construction apartments now sits in the ₹11,500–13,500 per sq ft band.
Within this belt, five projects dominate buyer shortlists in 2026: Myhna Vistara (Gunjur CDP Road), Sobha Neopolis (Panathur), Prestige Lakeside Habitat (Varthur, resale), Candeur Varthur (Gunjur CDP Road, pre-launch) and Purva Codename Futura (Balagere, pre-launch).
The comparison at a glance
| Project | Approx. rate | 3BHK ticket | Possession | RERA status | Scale |
|---|---|---|---|---|---|
| Myhna Vistara, Gunjur CDP Rd | ~₹10,200–10,800/sq ft | ₹1.55–1.88 Cr (1,670–1,870 sq ft) | Target 2029 (RERA: Dec 2030) | Registered | 1,120 units, 14 acres, G+31 |
| Sobha Neopolis, Panathur | ~₹15,600/sq ft | ₹2.30 Cr onwards | Phase 1: Dec 2028; later phases to 2030–31 | Registered (5 phases) | 1,875 units, 26 acres, G+18 |
| Prestige Lakeside Habitat, Varthur | ~₹13,500–15,000/sq ft (resale) | ₹2.2–2.5 Cr (≈1,655 sq ft) | Ready, OC received | Completed project | 3,426 apartments, 102 acres |
| Candeur Varthur, Gunjur CDP Rd | ~₹9,999/sq ft (EOI offer) | Est. ₹1.2–1.6 Cr | Claimed 2029–30 | Acknowledgement received; registration awaited | ~2,063 units planned, 24 acres |
| Purva Codename Futura, Balagere | Pre-launch pricing | ₹1.10–2.40 Cr (2–4 BHK) | From 2030 | Awaited at pre-launch | ~2,000+ units, 21 acres |
Rates are indicative, compiled from developer listings and property portals in June–July 2026, and change frequently. Always confirm against the current cost sheet.
Myhna Vistara: the space-per-rupee play
Myhna Vistara is a 14-acre, six-tower high-rise on the 150-ft Gunjur CDP Road, RERA-registered with roughly 86% open space and a 115-ft minimum gap between towers. Its design pitch is unusual for this price band: zero common walls between apartments, private corridors, 7-ft-wide balconies and three-side ventilation — a privacy specification you normally see in far more expensive projects. Construction uses MIVAN formwork, the same aluminium-form technology used by major luxury developers for smoother finishes and better seismic performance in G+31 towers.
The numbers are the headline, though. Large-format 3BHKs of 1,670–1,870 sq ft start around ₹1.55–1.71 Cr — an effective rate of roughly ₹10,200–10,800 per sq ft, which is ₹1,000–3,000 below the corridor's prevailing band. Phase 2 adds a planned 5-acre commercial block with about 1 lakh sq ft of retail. Wipro SEZ and RGA Tech Park sit 4–5 km away.
What to weigh: Myhna Properties is a younger, smaller developer than Sobha or Prestige, and possession is targeted for 2029 with a RERA outer date of December 2030. If you need keys before 2029, this isn't your project. If you're buying early-cycle in the corridor's newest spec, it's arguably the strongest value on the road — verify the RERA registration (PRM/KA/RERA/1251/446/PR/040226/008447) on the Karnataka RERA portal and visit the ready show flat before deciding.
Sobha Neopolis: the brand premium, quantified
Sobha's Greek-themed, 26-acre township near Panathur is the corridor's brand benchmark: 19 towers, three clubhouses totalling nearly 78,000 sq ft, 78% open space, and Sobha's backed-by-141-delivered-projects reputation. Phase 1 is more than 65% complete with handover targeted for December 2028 — the earliest new-construction possession on this list — and it enjoys the best Outer Ring Road adjacency, sitting behind RMZ Ecospace.
The premium is equally concrete. At roughly ₹15,600 per sq ft (up about 7% in six months), a 3BHK starts at ₹2.30 Cr, and a comparable large 3BHK can cost ₹70–90 lakhs more than at Myhna Vistara. Two details deserve attention: several later-phase 3BHKs are compact (1,131–1,240 sq ft carpet), and later phases carry possession dates stretching to 2030–31 — so confirm which phase your specific unit belongs to, and its RERA date, before assuming a 2028 move-in.
Prestige Lakeside Habitat: ready today, priced accordingly
The corridor's landmark: a completed 102-acre Prestige township of 3,426 apartments and 271 villas, handed over in phases from 2020–21, with a settled residents' association and mature landscaping around Varthur Lake. For buyers who need to move in this year, it's the only option on this list — no construction risk, and resale purchases attract no GST.
Ready convenience has its own bill. Resale 3BHKs of around 1,655 sq ft trade at ₹2.2–2.5 Cr (₹13,500–15,000 per sq ft) for 2015-era designs now entering their first maintenance cycle. Resale also shifts due diligence onto you: encumbrance certificate, khata, seller's loan-closure NOC and society dues all need verification, and most units need an interiors refresh. It's a strong choice for the move-in-now buyer; a value-focused buyer with a 2029 horizon is paying yesterday's appreciation.
Candeur Varthur and Purva Futura: the pre-launch wildcards
Candeur Varthur, on the same CDP Road stretch, is collecting Expressions of Interest at a headline rate near ₹9,999 per sq ft for a planned 24-acre, ~2,000-unit township. The rate is genuinely attractive — and it exists because the project has only a RERA acknowledgement so far, not a registration. Until registration comes through, there is no sanctioned plan or enforceable possession date to evaluate, and pre-launch rates typically move once approvals land. If you're considering the EOI, get the refund terms and price-lock in writing.
Purva Codename Futura in Balagere brings the Puravankara brand at an accessible ₹1.10 Cr entry (compact 2BHKs), rising to ₹2.40 Cr, across a planned 21-acre township of 2,000+ units with possession from 2030. Density is the number to study: 2,000+ homes on 21 acres versus, say, 1,120 on 14 at Vistara shapes everything from lift wait times to clubhouse crowding at full occupancy. As with any pre-launch, anchor your decision to the RERA-filed dates and plans, not the brochure.
How to actually choose: three questions
1. When do you need the keys?
Before 2029 → Prestige Lakeside Habitat (immediate) or Sobha Neopolis Phase 1 (Dec 2028, verify your phase). 2029 or later → the under-construction projects open up, and entry price becomes the deciding factor.
2. What does ₹80 lakhs mean to you?
That's the realistic gap between a large 3BHK at Neopolis and one at Vistara. On a 20-year loan it's roughly ₹55–60k per month of EMI. Some buyers happily pay it for the Sobha name and earlier possession; others would rather bank the difference or upgrade to a 4BHK. There's no wrong answer — only an unexamined one.
3. Is the project you're comparing actually approved?
In 2026's corridor, registered and unregistered projects sit side by side on the same road. A RERA registration number — verifiable in two minutes at rera.karnataka.gov.in — means sanctioned plans, an enforceable possession date and escrow-protected payments. A "RERA applied" or acknowledgement status means the price is provisional and so is everything else. Never pay a token without checking.
Our take: if possession by 2028 is non-negotiable, shortlist Lakeside Habitat resale and Neopolis Phase 1. If you can hold a 2029–30 horizon and want the most home per rupee on a registered project, Myhna Vistara's combination of large 3BHKs, zero-common-wall privacy and sub-₹11k pricing is the corridor's standout value right now.
Disclaimer: HouseChoice is a RERA-registered channel partner [insert HouseChoice RERA agent number]. Prices, availability and possession timelines mentioned are indicative, sourced from developer marketing material and public property portals as of July 2026, and are subject to change without notice. Project details should be independently verified on the Karnataka RERA portal (rera.karnataka.gov.in) and against the developer's current cost sheet before making any purchase decision. This article reflects publicly available information and does not constitute financial or legal advice.
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