What is the Primus Sangama 2 BHK price?

BestProp estimates the base agreement value of a 2 BHK at Rs 99 lakh to Rs 1.14 crore (23 October 2026), from 1,234 sq ft for IG homes at Rs 8,000 per sq ft to 1,345 sq ft for SL homes at Rs 8,500 per sq ft. A per-square-foot rate alone does not give the complete cost of a 2 BHK home. The buyer should obtain the exact saleable area, agreement value, applicable floor-rise or preferential-location charge, parking allocation, statutory charges, taxes, and recurring service or maintenance amounts fo

Where is Primus Sangama, and what is the Kumbalgodu location like for daily travel?

The project is in Kumbalgodu, off Mysore Road in Bengaluru South. Challaghatta Metro Station is 3.9 km away, about 10 to 15 minutes by road. Check the actual travel time from the site to work, school, healthcare, family destinations, and regular shopping at the hours when those journeys will occur. A site visit should include the approach road, entry and exit conditions, pedestrian movement, public transport options, parking access, drainage, surrounding development, and noise levels. Compare ma

How should a buyer assess the Mysore Road approach?

Assess the approach from the project's actual entrance, not from a broad locality label. During a visit, check the last-mile route, turning movements, road width, traffic conditions, lighting, pedestrian safety, and the availability of transport for residents and visitors. It is also useful to make the journey during both a quieter period and a peak period. Ask for the confirmed access plan and examine whether construction activity, nearby development, or seasonal conditions could affect the rou

What possession timeline should a Primus Sangama buyer plan around?

The RERA possession date is 18 February 2030. Treat it as a registered target, not a guarantee of handover. Some portals show December 2028, which does not match the RERA record. Before committing funds, compare the current date and project status with the developer and the relevant RERA record. Ask how construction progress, agreement terms, statutory approvals, maintenance commencement, and possession conditions affect the buyer's expected move-in plan. Keep all updates in writing and review a

What should a buyer inspect before choosing a home in the project?

Inspect the exact apartment, the orientation, ventilation, natural light, view, privacy, common-area access, lift proximity, fire-safety arrangements, parking location, and the route from the entrance to the home. Confirm that the quoted area, floor, unit position, and specifications match the written offer. Also find out which managed services are included, which are pay-per-use, and which require separate recurring payments. Ask for the applicable service terms, maintenance structure, handover

Which documents should be reviewed before booking?

Review the allotment or booking form, agreement for sale, sanctioned plan, applicable approval details, RERA record, cost sheet, payment schedule, specifications, parking terms, maintenance or service agreements, and the developer's cancellation and refund conditions. The names of the promoter and contracting entities should match across the documents. Check that every commercial promise is recorded in writing and that exclusions are clear. A buyer should reconcile the unit identifier, area, pri

What is the difference between Senior Living and Intergenerational homes?

Senior Living (SL) homes have senior-friendly, barrier-free planning, a base rate of Rs 8,500 per sq ft on the 06 August 2026 cost sheet, and PAS and maintenance of Rs 12 per sq ft per month. Intergenerational (IG) homes are the family-oriented side of the community. The developer describes the managed services for the whole community, and the cost sheet charges PAS only to SL homes. IG homes are at Rs 8,000 per sq ft and maintenance of Rs 5 per sq ft per month. Both sit in the same tower. The 1

Who can buy a Senior Living home at Primus Sangama?

The developer's page does not state an age or eligibility rule for Senior Living homes. It describes the community as suited to residents aged 0 to 100+. Ask the developer for the eligibility terms in writing before you pay a booking amount.

Primus Sangama in Kumbalgodu: Price, 1 to 3.5 BHK Homes

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Decision support

Price

₹8,000 – ₹8,500 per sq ft

Source: Base rate per sq ft · Channel-supplied cost sheet dated 06 August 2026; not published by the developer; tentative. Before charges and taxes. Not a quote.

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Not a quoted price.

Pick a size. Your browser multiplies the supplied rate; it does not produce a builder quote.

Contact the builder for the latest price, availability, and applicable charges.

Source: Base rate per sq ft · Channel-supplied cost sheet dated 06 August 2026; not published by the developer; tentative

Excludes stamp duty and registration, which are statutory and not stated in this project’s record. Confirm every figure against the written cost sheet.

Configurations

Home types and sizes: 1 BHK to 3.5 BHK · 4 configurations

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RERA REGISTRATION LISTEDID: PRM/KA/RERA/1251/310/PR/170325/007588

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Key takeaways

Primus Sangama is an under-construction apartment community in Kumbalgodu, Bengaluru Urban, with 306 homes in one tower of 1 basement and 18 floors.
Homes come in 1, 2, 3 and 3.5 BHK sizes and split into two segments: Senior Living (SL) and Intergenerational (IG). The developer's website, primuslife.
in, shows no price (checked 23 October 2026), so BestProp estimates about Rs 81 lakh to Rs 1.47 crore before charges and GST. The estimate rests on a tentative, channel-supplied cost sheet of Rs 8,000 to Rs 8,500 per sq ft saleable.
The RERA possession date is 18 February 2030.

Project at a glance

City

Bengaluru

Project type

Residential Apartments

Project approved by

BDA (Bangalore Development Authority)

Address

Kumbalgodu, Bengaluru Urban

No of Floors

1 basement and 18 floors in a single tower, about 60 m high

Nearest landmark

Challaghatta Metro Station
RajaRajeswari Medical College & Hospital
Gleneagles BGS Hospital, Kengeri
Wonderla Amusement Park

Expected Launch Date

02 April 2025

Developer Track Record

Primus Senior Living, led by Managing Director Adarsh Narahari, reports more than 12 years in senior living and over 3,500 homes under construction across 7 cities including Bengaluru, Chennai, Mumbai and Kolkata (company figures, not audited by BestProp). The promoter entity, Ameliorate Realtors Private Limited, has also registered Primus Darpan, an ongoing apartment project in Kaggalipura, Bengaluru South, due for completion on 01 December 2029, and HARA NORTH ONE, a completed plotted development at Binnamangala, Devanahalli.

Possession Date

18 February 2030 (RERA proposed completion)

Amenities

Clubhouse, Gym, Outdoor Gym, Yoga Space with Lawn, Swimming Pool, Kids' Pool, Pavilion with Changing Rooms, Multipurpose Hall, Community Dining Hall, Alfresco Dining, Library, Mini Theatre, Art Gallery Lounge, Hindu Temple with Water Feature, Pickleball Court, Basketball Court, Cricket Lawn, Putt Golf, Bowling Lane, Kids' Play Area and Tot-Lot, Raised Amphitheatre, Edible Raised Garden, Fire Pit, CCTV Surveillance (+2 more)

Parking / Utilities

316 covered and 71 open parking spaceswater from the local authority, Gram Panchayath KumbalgoduCar park: Rs 4,00,000 per apartmentClub house development charges: Rs 3,00,000Amenities charges: Rs 1,00,000BESCOM charges: Rs 2,86,500 to Rs 5,19,300 depending on apartment sizePreferential location charges: Rs 250 per sq.ft. on selected unitsFloor rise: Rs 100 per sq.ft. from ground to fourth floor, plus Rs 25 per sq.ft. per floorIFRMD: Rs 200 per sq.ft.Legal charges: Rs 50,000 plus 18% GSTSenior Living homes: PAS and maintenance Rs 12 per sq.ft. per month for 12 months, plus 18% GSTMultigenerational homes: maintenance Rs 5 per sq.ft. per month for 12 months, plus 18% GSTTerrace charges plus 5% GST where the unit has a terraceGST: 5% on the agreement valueFranking charges: 0.5% of the agreement valueTDS of 1% on the sale value

Quick Overview

Primus Sangama is an under-construction apartment project in Kumbalgodu, Bengaluru Urban, promoted by Ameliorate Realtors Private Limited and marketed by Primus Senior Living. It is one tower with 306 homes in 1, 2, 3 and 3.5 BHK sizes on 2.69 acres.

About

Primus Sangama is a residential apartment project promoted by Ameliorate Realtors Private Limited and marketed by Primus Senior Living. It is under construction and built around a shared community model, not a standard apartment-only offer. The developer calls it a one-of-a-kind multigenerational development and says it is inspired by the philosophy of the world's Blue Zones, with wellness services, community dining and knowledge-sharing spaces. BestProp has not checked either claim.

K-RERA lists one tower with 18 homes on each of 17 floors, numbered 2 to 18, which gives the declared 306 homes. Its unit schedule prints every unit twice (612 rows), so this page uses the declared 306. The type split is 1 BHK 34, 2 BHK 170, 3 BHK 85 and 3.5 BHK 17. K-RERA also shows no complaints against the project or the promoter, and the promoter declares no litigation on the land.

Senior Living and Intergenerational homes

The 306 homes are split into two segments inside one tower. Knowing which segment a unit belongs to matters because the base rate, the sizes and the monthly charges differ.

Feature	Senior Living (SL)	Intergenerational (IG)
Idea	Independent homes with senior-friendly, barrier-free planning	Family-oriented homes in the same community, so older and younger generations can live close by
Sizes on the developer plans	1 BHK (955 sq ft saleable), 2 BHK (1,345 sq ft), 3 BHK (1,731 sq ft)	2 BHK (1,234 sq ft), 3 BHK (1,574 to 1,586 sq ft), 3.5 BHK (1,711 sq ft)
Base rate on the 06 August 2026 cost sheet	Rs 8,500 per sq ft saleable	Rs 8,000 per sq ft saleable
Maintenance on that sheet	PAS and maintenance at Rs 12 per sq ft per month for 12 months, plus 18% GST	Maintenance at Rs 5 per sq ft per month for 12 months, plus 18% GST

The 1 BHK is sold only in the SL segment and the 3.5 BHK only in the IG segment. The 2 BHK and 3 BHK exist in both. The developer describes the managed services as pay-per-use, so they are not part of the apartment price. The developer's page says the community suits residents aged 0 to 100+ but gives no age or eligibility rule for SL homes, so ask the developer in writing.

What the community offers

Barrier-free planning and senior-friendly design are central to the positioning. The courtyard-style landscape, covered verandah walkways, temple, swimming pool and pickleball court are presented as shared spaces for movement and interaction. The developer's page also lists a concierge, nutritionist-guided meals, preventive healthcare support, hobby clubs and yoga and fitness programmes, and says the homes are Vastu compliant. The service model suits families planning for ageing parents, older residents who want supported independence, and households that like shared facilities alongside a private home.

BDA (Bangalore Development Authority) is the approving authority on the K-RERA record, and the project is registered with RERA. Ask for the current scope, eligibility rules and charges of the managed services before you buy, and read the regulatory details alongside the latest sale documents.

Master Plan

Floor Plans

Location

Location Preview

Primus Sangama

Kumbalgodu, Bengaluru Urban, Bengaluru

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Location Snapshot

Primus Sangama

Kumbalgodu, Bengaluru Urban, Bengaluru

Primus Sangama is in Kumbalgodu, off Mysore Road in Bengaluru South. The map anchor is at this location link.

The project sits in the Kumbalgodu catchment, with nearby education, healthcare, daily-convenience and lifestyle destinations. Shree SwamiNarayan Gurukul International School, Bangalore is 357 m away, with an estimated travel time of about 10 min walk.

Amenities

Primus Sangama puts social, wellness, recreation, dining, senior-friendly, safety and utility features in one community.

The mix covers daily routines and shared activities, with spaces for exercise, relaxation, creative pursuits, family recreation and gatherings.

The full list also includes an Art Gallery Lounge, Hindu Temple with Water Feature, Pickleball Court, Basketball Court, Cricket Lawn, Putt Golf, Bowling Lane, Kids' Play Area and Tot-Lot, Raised Amphitheatre, Edible Raised Garden, Fire Pit, CCTV Surveillance, 24/7 Security and Power Backup.

Pricing

BestProp price estimate, 23 October 2026

The developer, Primus Senior Living, shows no price for Primus Sangama on primuslife. in, and no RERA price exists. The only dated source is a cost sheet of 06 August 2026 that circulates through channel partners.

It gives a base rate of Rs 8,000 to Rs 8,500 per sq ft of saleable area: Rs 8,500 for Senior Living (SL) homes and Rs 8,000 for Intergenerational (IG) homes.

The sheet calls its prices indicative and subject to change, and the developer does not publish it, so treat the rate as tentative.

Pros & Cons

Pros and watchouts

Strengths5

Primus Sangama combines senior-living and multigenerational homes, giving families and older residents a shared community setting.
Managed services include an on-site medical centre, nursing support, emergency response, chef-prepared meals, housekeeping and concierge options, as the developer describes them.
Barrier-free planning, senior-friendly design and community facilities such as a swimming pool, pickleball court, temple and covered walkways support varied daily routines.
Education and healthcare anchors, including a medical college hospital and a Gleneagles hospital in Kengeri, sit within the wider catchment.
The developer describes the project as well connected to Mysore Road and Kengeri.

FAQ

What is the Primus Sangama price?

The developer's website shows no price. BestProp estimates the base agreement value at about Rs 81 lakh for a 1 BHK up to about Rs 1.47 crore for the largest 3 BHK (23 October 2026), built on a tentative, channel-supplied cost sheet of Rs 8,000 to Rs 8,500 per square foot of saleable area, with different rates for Senior Living and Intergenerational homes. The real quote will differ. A buyer should request a unit-specific cost sheet that separates the base agreement value from car parking, club house development, amenities, BESCOM, preferential-location, floor-rise, legal, maintenance, tax, franking, stamp-duty, registration, and other applicable charges. The final payable amount should be compared with the allotment letter and agreement before any booking decision. Ask the sales team which charges are fixed, which depend on apartment size or unit position, and which are payable only when a particular feature applies.

Trust and disclosure

AI-assisted research/drafting. See the Editorial Policy.

Editorial owner: BestProp editorial team
Published: 23 Oct 2026
Purpose: Buyer research and due-diligence support

Source basis

Uploaded project data

Fact verification: 23 Oct 2026

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Price · sq ft₹8,000–8,500 Map Compare

Feature

Senior Living (SL)

Intergenerational (IG)

Idea

Independent homes with senior-friendly, barrier-free planning

Family-oriented homes in the same community, so older and younger generations can live close by

Sizes on the developer plans

1 BHK (955 sq ft saleable), 2 BHK (1,345 sq ft), 3 BHK (1,731 sq ft)

2 BHK (1,234 sq ft), 3 BHK (1,574 to 1,586 sq ft), 3.5 BHK (1,711 sq ft)

Base rate on the 06 August 2026 cost sheet

Rs 8,500 per sq ft saleable

Rs 8,000 per sq ft saleable

Maintenance on that sheet

PAS and maintenance at Rs 12 per sq ft per month for 12 months, plus 18% GST

Maintenance at Rs 5 per sq ft per month for 12 months, plus 18% GST

Master-plan element	Detail	Spatial reading
Site area	2.69 acres	A defined boundary for a single-community layout
Tower arrangement	1 tower	Homes and shared planning sit in one vertical structure
Vertical profile	1 basement and 18 floors in a single tower, about 60 m high	A predominantly vertical form
Courtyard concept	Courtyard-style landscape	An internal common setting within the project plan
Approach	Off Mysore Road	Describes how the site is approached; internal circulation is a separate design question

Configuration	Saleable area	Base agreement value (BestProp estimate)
1 BHK (SL)	955 sq ft	About Rs 81 lakh
2 BHK	1,234 - 1,345 sq ft	Rs 99 lakh to Rs 1.14 crore
3 BHK	1,574 - 1,731 sq ft	Rs 1.26 crore to Rs 1.47 crore
3.5 BHK (IG)	1,711 sq ft	Rs 1.37 crore to Rs 1.45 crore