Mizumi Reserve price list: 3 BHK and 4 BHK, by unit and floor

The Mizumi Reserve price starts at about ₹2.57 Cr all in for a 1,901 sq ft 3 BHK and reaches about ₹3.39 Cr for the 2,476 sq ft 4 BHK. Both figures come from the developer's own sample cost sheets for Phase 1 at Kudlu, off Hosa Road. They include GST, car parking, the clubhouse charge and infrastructure. They do not include stamp duty and registration.

Below is the price list by unit type, then what moves the number up or down for the flat you actually choose.

Mizumi Reserve price list by unit type

All three rows are real units from the developer's sample cost sheets. A-1096 is a 10th floor 3 BHK in Tower A-1. A-1095 is a 10th floor 3 BHK Type 2, whose rate is a ₹10,665 base plus ₹270 floor rise and a ₹350 premium location charge. A-4094 is a 4 BHK in Tower A-4. The "rate per sq ft" column is the base rate plus floor rise plus premium location charge for that unit. The sheets date from February 2026. Launch prices move, so read these as a guide to how the price is built, and ask for the current sheet for the exact flat you want.

Why the base rate is not the price

The base rate on the 3 BHK sheet is ₹10,700 per sq ft. On the 4 BHK sheet it is ₹10,655. Neither is what you pay. By the time every charge is added, the 3 BHK works out to about ₹13,495 per sq ft and the 4 BHK to about ₹13,704. That is where the "₹13,500 plus" figure you will hear quoted comes from.

The gap is made up of floor rise, a premium location charge, car parking (₹3.25 lakh per covered slot, and the 4 BHK sample includes two), a ₹3.25 lakh clubhouse charge, an infrastructure charge of ₹1,150 per sq ft on both sheets for power, water, generator and sewage treatment, GST, and legal fees with a year of maintenance and a sinking fund. If you want each of those lines explained, the Mizumi cost sheet is broken down line by line here.

How floor rise and location premium move the price

Two charges are set per sq ft and change from one flat to the next. Because they are multiplied by the area, small differences in rate become large differences in rupees.

• Floor rise. Both samples carry ₹270 per sq ft. On 1,901 sq ft that is ₹5,13,270. On 2,476 sq ft it is ₹6,68,520. Floor rise normally climbs as you go up, so a lower flat in the same tower should carry less and a flat near the top more. The sheets we hold do not show the full floor by floor scale, so ask for it.
• Premium location charge. ₹200 per sq ft on the 3 BHK sample (₹3,80,200) and ₹400 on the 4 BHK sample (₹9,90,400). The sheets do not say what earns the premium. Ask which view or position you are paying for, and whether a similar flat without it is available.

What would the EMI be at the Mizumi Reserve price?

For home loans above ₹75 lakh, RBI rules cap the loan at 75% of the property value, so plan to fund at least a quarter yourself. The table below uses 75% of the all in price, a rate of 8.5% and a 20 year term. The rate is an illustration only. Your bank's rate and what it counts as property value will differ, so confirm with your lender.

Because possession is scheduled for 2030, the full EMI does not start on day one. During construction you pay interest only on what the bank has released. How that works with the 10/10/65/5/5/5 schedule is set out in our guide to the Mizumi payment plan and home loan. To try your own loan amount and rate, use the EMI calculator on the price section.

What the price does not include

• Stamp duty and registration on the sale deed. Paid to the government at registration, at actuals. In Karnataka this adds roughly 6.6% at this price, or about ₹16 to 17 lakh on the 3 BHK.
• Stamp duty on the agreement to sale. The cost sheet says this is paid by the buyer as per government norms.
• Khata transfer charges into your name, which the sheet leaves to the buyer.
• Changes in tax or government charges. The sheet says any new levy, or a change in GST or in notified power and water charges, is payable by the buyer.
• Maintenance after the first year. One year is collected up front: ₹1,82,496 plus GST on the 1,901 sq ft flat, about ₹8 per sq ft a month.
• Furniture and anything shown in the renders but not written into the specification.

What to check before you accept a quote

• The date on the cost sheet. Each one is valid only up to the date printed on it.
• The floor rise and premium location rate for your exact unit, as separate lines.
• How many covered car parks are included.
• The RERA carpet area. The cost sheet quotes 1,305 sq ft for the 1,901 sq ft 3 BHK and 1,681 sq ft for the 4 BHK. The brochure's larger figures add the balcony. Compare like with like.
• Whether any current offer from the developer applies, written onto the sheet itself.

Price only makes sense next to the layout. See how each home uses its area in the 3 BHK and 4 BHK floor plans compared. When you have a floor in mind, ask for this week's cost sheet for that unit.