Adarsh Primrose in Gunjur, Varthur Road: 220-Unit Project Listed as New Launch

Launch status and developer

Adarsh Primrose was officially launched on 15 November 2024. Property listing sites tag it as a New Launch, while the developer's own project page shows its status as On-going. As of 26 February 2026, construction was reported at 30% complete.

The project is developed by Akarsh Dwellings Private Limited. The project is also seen on some portals under the name Akarsh Adarsh Primrose. Adarsh Group, the brand behind the project, was founded in 1988.

In late October 2026, Piramal Finance sanctioned ₹80 crore to Akarsh Dwellings Private Limited for Adarsh Primrose, according to a LiveLaw report on a ₹125 crore financing arrangement for two Bengaluru projects. A separate ₹45 crore went to Adarsh Developers for Adarsh Stratuss. This is project finance to the developer, not a home loan for buyers.

Project scale and layout

The project covers 2.33 acres and is planned as a single phase with 220 units. It has two wings. Wing A has two basement floors, a ground floor and eight upper floors. Wing B has two basement floors, a ground floor and 14 upper floors. Each floor has six units.

The developer describes the site as a low-density community with 80% open space and a clubhouse of about 20,000 sq ft. Around 172 units were reported as on offer at the time of the latest listing data.

Configurations and price band

The project lists a 2 BHK unit of 1,205 sq ft super area and three-bedroom units of 1,550, 1,770 and 1,880 sq ft super area. The larger two three-bedroom plates have three bathrooms, one for each bedroom.

Listing data for the project area shows an average of ₹10,450 per sq ft in Q1 2026, rising to ₹11,350 per sq ft in Q2 2026. The price band of all-inclusive figures is ₹1.7 Cr to ₹2.2 Cr, updated on 21 September 2026.

Payment plan and charges

The project uses a Construction Linked Plan. A 10% token is paid on booking, 10% on agreement within 30 to 45 days, 75% is paid in slabs as construction stages are completed, and 5% is due on possession. GST and other charges are extra. The minimum down payment is stated as ₹17.00 lakh inclusive of taxes.

• GST on under-construction apartments is 5% without input tax credit.
• Karnataka stamp duty is 5% above ₹45 lakh, 3% for ₹21 to ₹45 lakh, and 2% below ₹21 lakh.
• Registration is 1% of property value, and khata registration is 2%.
• The maintenance deposit is 12 months in advance, refundable or adjustable.
• One car parking space per unit is included in the all-inclusive price sheet.
• BWSSB and BESCOM connection charges are included in the cost sheet.

Stamp duty and registration are excluded from the all-inclusive price.

RERA registration and approvals

The project is registered with Karnataka RERA under PRM/KA/RERA/1251/446/PR/140325/007583, with registration on 14 March 2025 and a RERA possession date of 30 September 2028. No pending litigation is reported for the project.

The land is at Survey Numbers 76/1 and 82, Gunjur, in Varthur Hobli, Ward 149. The project has not received an occupation certificate or completion certificate, as it is under construction.

Specifications and amenities

• Seismic Zone II compliant RCC framed structure.
• 800 mm x 800 mm vitrified tiles in living and dining areas, laminated wooden flooring in bedrooms, and ceramic tiles in balconies and utility areas.
• Granite kitchen countertop with stainless-steel sink; provision for water purifier and washing machine.
• Concealed wiring with modular switches; air-conditioning provision in bedrooms.
• UPVC sliding windows and balcony doors with mesh provision.
• 24x7 water supply and power backup for common areas.
• Clubhouse, swimming pool and separate kids' pool, gymnasium, indoor games room, pickleball and basketball courts, cricket practice net, skating and jogging tracks.
• Children's play area with a creche, multipurpose hall, party lawn, amphitheatre, pet park and co-working lounge.
• 24x7 security, CCTV, fire-fighting systems, and an entrance gate with security cabin.
• Rainwater harvesting, organic waste converter, sewage treatment plant, generator yard, transformer yard and gas bank.

The developer says the apartments are Vaastu compliant. Architect and landscape designer names are not part of the public material.

Location and connectivity

The project sits on Gunjur Main Road, off Varthur Road, in Ward 149. Varthur–Sarjapur Road is about 1.4 km away, and MG Road is about 18 km away. ITPL is 10 to 15 minutes east, and Wipro SEZ and RGA Tech Park are within about 10 minutes south.

State Highway 35 passes Varthur, Gunjur and Sarjapur, linking the area to Hoskote, Kadugodi, Whitefield and Attibele. Krupanidhi Degree College is about 750 m away. The Purple Line extension to Whitefield (Kadugodi) is operational and is within 6 to 8 km of Gunjur. A new suburban railway station is about 3 km from Gunjur.

Infrastructure in the corridor

• Bengaluru Business Corridor: a six-lane expressway, previously known as the Peripheral Ring Road, is upcoming. It is expected to reduce travel time to Kempegowda International Airport.
• Varthur–Gunjur corridor: the plan includes widening the existing 30-metre road to 100 metres and building a 1.92 km elevated stretch from Varthur Lake Kodi to Vinayaka Theatre. The project is delayed, and authorities are now pushing completion to 2027.
• Gunjur–Varthur flyover: ₹150 crore is allocated in the GBA East Corporation budget. No completion year has been set.
• Phase 3A metro (Sarjapur to Hebbal): awaiting central government approval and is a planned link, not yet built.
• Dommasandra Cross to Hope Farm metro link: under consideration and not sanctioned.

Market and demand context

A Hans India report says more than 9,000 housing units were supplied in Gunjur in Eastern Bengaluru after the pandemic. Demand in adjacent micromarkets such as Gunjur has intensified, with housing demand in 2024 up 39% from the previous year.

Comparable projects in the wider east Bengaluru market include Adarsh Tropica on Sarjapur Road, with a 3 BHK of 1,395 sq ft listed at ₹1.77 Cr, and Adarsh Parkland on Panathur Road, priced from ₹1.75 Cr to ₹2.4 Cr. Panathur is not in Gunjur.

Developer background

Adarsh Group was founded in 1988 by B. M. Jayeshankar, a civil engineer and chairman. According to the developer's website, it has completed more than 33 projects and delivered over 29.61 million sq ft. It reports 17.97 million sq ft of ongoing projects and 21.36 million sq ft of upcoming projects. The group works mainly in Bengaluru and also runs hospitality properties.

Other Bengaluru projects by the group include Adarsh Palm Meadows, Adarsh Palm Retreat, Adarsh Serenity on Sarjapur Road and Adarsh Wisteria on Hennur Main Road.