Reflections 66 Whitefield by House of Colors Developers

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Decision support

Estimated price

₹12,150 – ₹14,850 per sq ft

BestProp estimate. Source: Base price · Medium confidence; no builder rate published. Before charges and taxes. Not a quote.

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Not a quoted price.

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

BestProp estimate. Source: Base price · Medium confidence; no builder rate published

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 BHK · 3 configurations

View Floor Plans

RERA REGISTRATION LISTEDID: PRM/KA/RERA/1251/446/PR/020126/008377

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Key takeaways

REFLECTIONS 66 Whitefield is a single block of 66 flats by House of Colors Developers Private Limited, with 12 one-bedroom, 46 two-bedroom and 8 three-bedroom homes.
Karnataka RERA gives average carpet areas of 430.56, 829.29 and 1,181.34 sq ft and a possession date of 31 December 2030.
The builder has published no price, so the BestProp estimate, 18 October 2026, is about ₹12,150 to ₹14,850 per sq ft of super built-up area, or roughly ₹83 lakh to ₹1.01 crore for a 1 BHK, ₹1.60 to ₹1.95 crore for a 2 BHK and ₹2.28 to ₹2.78 crore for a 3 BHK.
Confidence is medium and the real quote will differ. Portals disagree on land area, parking and whether the project is ready to move; ask the builder about all three.

Project at a glance

City

Bengaluru

Project type

Residential/Group Housing

Project Status

New Project Launch in our approved figuresthe RERA schedule has foundation footing work from 23 June to 30 October 2026, and NoBroker labels the project Ready to Move (checked 18 October 2026)

Project approved by

BBMP - Bruhat Bengaluru Mahanagara Palike (plan BBMP/Addl.Dir/JDNORTH/0033/24-25)

Total Land Area

About 39,202 sq ft (0.90 acre) in our earlier record of the RERA filingthe RERA area table in our data is blank. Square Yards says 0.89 acre and NoBroker says 1.00 acre (checked 18 October 2026)

Address

Bengaluru East, Bengaluru Urban

Total Units

66 units (RERA tower record: 12 one-BHK, 46 two-BHK and 8 three-BHK)

Floors

4 floors

Nearest landmark

Bengaluru East, Bengaluru Urban

Expected Launch Date

22 January 2026 (project start date in the RERA filing)

Developer Track Record

One Karnataka RERA project under this name in our data (updated 28 August 2026), which is this oneno complaint and no extension application on record. We found no builder website in our searches on 18 October 2026

Possession Date

31 December 2030

Amenities

Electricity, Smart Home Automation, CCTV Surveillance, Club House, Community Hall, Indoor Sports facility, Swimming Pool, Gym, Power Backup, Piped Gas, Water and Sanitation, Air Conditioning

Parking / Utilities

114 parking spaces in the RERA tower record, 0 in the plan detailsnewrealtyproject says 123 covered spaces. Water source BWSSB (RERA plan details)

BestProp estimate per sq ft (not a builder rate)

BestProp estimate, 18 October 2026: about ₹12,150 to ₹14,850 per sq ft of super built-up areamedium confidence, and the builder has published no rate per sq ft

Quick Overview

REFLECTIONS 66 is a residential block on Borewell Road in Whitefield, in Bengaluru East taluk. Its nearest Namma Metro station by road is Hopefarm Channasandra, 2.6 km away.

Karnataka RERA registered it on 2 January 2026 for 66 flats in one block of four floors above a basement, and lists completion on 31 December 2030.

About

Searchers also type REFLECTIONS 66 House of Colors. The promoter behind that name is House of Colors Developers Private Limited, which has one project in our Karnataka RERA data (updated 28 August 2026), and it is this one.

The data shows no extension application and no complaint against it. Aurum PropTech's copy of the RERA filing lists no other Karnataka registrations by the promoter in the past five years and answers No to the land-litigation question.

We found no builder website and no earlier delivered project in our searches on 18 October 2026, so there is no delivery record to judge.

The project start date in the filing is 22 January 2026 and RERA registration came on 2 January 2026, so the registration was granted before the start date.

The filed schedule runs earthwork from 22 January to 15 June 2026, the retaining wall from 25 February to 25 August 2026, foundation footings from 23 June to 30 October 2026 and work up to plinth level from 1 November to 31 December 2026.

The parking-floor slab follows from 1 January to 30 June 2027, and the concrete frame from 1 July 2027 to 30 June 2028. Masonry runs from 1 August 2027 to 30 July 2028, and plastering, joinery, plumbing, electrical and flooring fill August to December 2028.

Railing and grill fixing ends on 25 February 2029, and the finishing schedule then runs on: wardrobes and kitchen cabinets from 30 January 2029, elevation work from 30 May 2029 and internal and external work including landscaping from 28 February 2029, all ending on 31 December 2030, the registered completion date.

The record lists no fire prevention and fire fighting work (marked not applicable). The promoter's progress reports are not in our data.

Sources disagree on the project's state. NoBroker lists it as Ready to Move, Square Yards calls it a New Launch with a launch date of 22 January 2026, and the RERA schedule starts the concrete frame on 1 July 2027.

Our approved figures say New Project Launch, and we could not confirm the Ready to Move label.

RERA registers the name REFLECTIONS 66 for House of Colors Developers Private Limited. Square Yards, newrealtyproject and Rathi Global Realty write House of Colors Reflections 66, and NoBroker writes House Reflections 66.

Square Yards and NoBroker show the same RERA number.

The declared project cost is ₹58.44 crore, of which the filing puts land at ₹2.17 crore. The filing gives the same ₹2.17 crore for layout development.

Across 52,765 sq ft of total carpet area (12 + 46 + 8 flats at the average sizes) the project cost is about ₹11,076 per carpet sq ft. It is a filing figure and sets no selling price.

Master Plan

Master plan image unavailable

Source evidence
Master-plan element	Registered or available detail	Buyer relevance
Total land area	About 39,202 sq ft (0.90 acre); Square Yards says 0.89 acre and NoBroker 1.00 acre	The RERA area table in our data is blank, so the figure comes from our earlier record of the filing
Blocks or towers	1 block per RERA; Square Yards describes 9 residential blocks in two rows in its master-plan text	The two descriptions cannot both be right
Vertical scale	4 floors above 1 basement; Square Yards' payment plan lists slabs from the ground floor to the fourth-floor roof	Low-rise
Density	About 73 flats per acre (66 flats on 0.90 acre); Rathi Global Realty shows 74 per acre	Computed from the land figure and unit count
Parking	114 spaces in the RERA tower record; the plan details show 0 open, 0 covered and 0 garage; newrealtyproject says 123 covered	Three different parking figures
Basement	Basement common area of 31,383 sq ft in the RERA common-areas table, about 80% of the site	Confirm what sits in the basement
Terrace	Terrace common area of 22,984 sq ft in the RERA common-areas table	Confirm whether any of it is amenity space

Master Plan Summary

The site is about 39,202 sq ft with one block of four floors above a basement, so the layout is one building with a large basement beneath it. The RERA filing gives no setback, open-space or landscape figure.

Sustainability Features: rainwater harvesting, energy management, solid waste management, a sewage treatment plant and use of renewable energy are marked Yes in the RERA infrastructure tables.

More master plan detail

The common-areas table gives 649 sq ft for water conservation and renewable energy. Square Yards mentions an IGBC certified building without a rating level.

Infrastructure Highlights: water supply, sewage and drainage, storm water drains, street lighting, internal roads and footpaths, and the electricity transformer and substation are marked Yes.

Floor Plans

1 BHK

Area

430.56 sq ft carpet average (RERA total divided by 12 flats); NoBroker shows 388 to 451 sq ft carpet and 616 to 716 sq ft super built – up; Square Yards shows 690 and 740 sq ft

Notes: Balcony average 79 sq ft; 12 flats, 18% of the project

2 BHK

Area

829.29 sq ft carpet average (RERA total divided by 46 flats); NoBroker shows 414 to 904 sq ft carpet and 657 to 1,435 sq ft super built – up; Square Yards shows 1,585 and 1,635 sq ft

Notes: Balcony average 235 sq ft; 46 flats, 70% of the project

3 BHK

Area

1,181.34 sq ft carpet average (RERA total divided by 8 flats); NoBroker shows 1,173 to 1,189 sq ft carpet and 1,862 to 1,887 sq ft super built – up; Square Yards shows 1,992 and 2,040 sq ft

Notes: Balcony average 268 sq ft; 8 flats, 12% of the project

Location

Location Preview

REFLECTIONS 66

Bengaluru East, Bengaluru

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Location Snapshot

REFLECTIONS 66

Bengaluru East, Bengaluru

REFLECTIONS 66 Bengaluru sits on Borewell Road in Whitefield. Hopefarm Channasandra metro station is 2.6 km away by road and Kadugodi Tree Park metro station is 2.8 km by road, although Kadugodi Tree Park is nearer in a straight line (1.9 km against 2.2 km).

Our earlier neighbourhood data found no public transit, but OpenStreetMap lists both stations on the Namma Metro network. The map pin is on Borewell Road, 36 m from an OpenStreetMap building on that road.

More location detail

Distances are road distances from the map pin measured with OpenStreetMap routing on 18 October 2026; straight-line distances are shorter.

Amenities

The RERA amenity schedule marks a club house, community hall, swimming pool, gym, indoor sports facility, smart home automation, CCTV surveillance, power backup, piped gas, water and sanitation, electricity and air conditioning as applicable, and marks outdoor sports and parks as No. Each applicable item carries an area, in square feet: club house 4,306, community hall 969, swimming pool 923, gym 792, indoor sports 313, air conditioning 646, electricity 563, water and sanitation 2,207, piped gas 210, CCTV 155 and power backup 86.

RERA schedule: club house (4,306 sq ft)
community hall (969 sq ft)
Social
Buyer Value: The club house is the biggest room-type amenity in the RERA schedule
Verify Before Booking: Which floor it sits on, booking rules and whether it is ready at handover
swimming pool (923 sq ft)
Fitness
Buyer Value: Both are listed with areas in the RERA schedule
Verify Before Booking: Pool depth, operating hours and equipment list
gym (792 sq ft)
Fitness
Buyer Value: Both are listed with areas in the RERA schedule
Verify Before Booking: Pool depth, operating hours and equipment list
indoor sports facility (313 sq ft)
Recreation
Buyer Value: One room of about 313 sq ft for 66 flats
Verify Before Booking: Which games it holds; outdoor sports are marked No
smart home automation
Comfort
Buyer Value: Both are marked applicable
Verify Before Booking: Whether the air conditioning is in the flats or in common areas
CCTV
power backup
Utilities
Buyer Value: Listed with areas of 563, 86, 2,207 and 210 sq ft
Verify Before Booking: What the backup covers and who supplies the gas
piped gas
Utilities
Buyer Value: Listed with areas of 563, 86, 2,207 and 210 sq ft
Verify Before Booking: What the backup covers and who supplies the gas
air conditioning
outdoor sports and parks are marked No
Club house (4,306 sq ft)
Social
Buyer Value: The club house is the biggest room-type amenity in the RERA schedule
Verify Before Booking: Which floor it sits on, booking rules and whether it is ready at handover
Electricity
Utilities
Buyer Value: Listed with areas of 563, 86, 2,207 and 210 sq ft
Verify Before Booking: What the backup covers and who supplies the gas
water and sanitation
Utilities
Buyer Value: Listed with areas of 563, 86, 2,207 and 210 sq ft
Verify Before Booking: What the backup covers and who supplies the gas
CCTV surveillance (155 sq ft)
Safety
Buyer Value: Listed in the schedule
Verify Before Booking: Camera coverage; fire protection is marked No in the RERA tables
air conditioning (646 sq ft)
Comfort
Buyer Value: Both are marked applicable
Verify Before Booking: Whether the air conditioning is in the flats or in common areas

Pricing

Cost Sheet

The BestProp estimate, 18 October 2026, for REFLECTIONS 66 is about ₹12,150 to ₹14,850 per sq ft of super built-up area, with a midpoint of ₹13,500 and a band of plus or minus 10%. Confidence is medium.

The builder has published no price or rate (no builder website found, checked 18 October 2026), the figure is not a builder or RERA price, and the real quote will differ.

Our earlier indicative figure of ₹15,165 per sq ft (6 September 2026) was an unverified indicative figure and is withdrawn.

Price by configuration
Home	Size used	Basis	Estimated total
1 BHK	683 sq ft	RERA average carpet area of 430.56 sq ft times 1.587	₹83 lakh to ₹1.01 crore
2 BHK	1,316 sq ft	RERA average carpet area of 829.29 sq ft times 1.587	₹1.60 crore to ₹1.95 crore
3 BHK	1,875 sq ft	RERA average carpet area of 1,181.34 sq ft times 1.587	₹2.28 crore to ₹2.78 crore

More pricing guidance

The estimate rests on these anchors. Square Yards and Rathi Global Realty list ₹14,000 per sq ft plus charges, and Square Yards' own totals match that rate on its sizes (₹96.60 lakh for 690 sq ft is ₹14,000 per sq ft).

Another block of the same Square Yards page shows ₹6,900 per sq ft, which we set aside.

On BestProp pages, Maithri Springwoods, 0.42 km away, carries an estimate of ₹11,500 to ₹13,000, Ample White ₹10,800 to ₹13,200 and CoEvolve Misty Shores ₹12,200 to ₹14,800, all saleable-area estimates from 13 and 14 October 2026.

Pros & Cons

Pros and watchouts

Strengths4

One block of 66 flats on about 0.90 acre, with an RERA amenity schedule that includes a club house, pool and gym
Registered with Karnataka RERA on 2 January 2026; no complaint or extension in our data (updated 28 August 2026)
A hospital is 1.6 km and a mall 1.7 km away by road; Hopefarm Channasandra metro station is 2.6 km
The filed schedule runs to 31 December 2030, the same date as the registered completion

Watch-outs4

Parking is 114, 0 or 123 depending on the source, and fire protection is marked No in the RERA tables
The promoter has no other project in our data and we found no builder website, so there is no delivery record
The nearest metro station is 2.6 km by road, not the 1 km one portal states
The RERA schedule starts the concrete frame on 1 July 2027, and one portal calls the project Ready to Move

FAQ

What is the REFLECTIONS 66 price?

The builder has published no price (no builder website found, checked 18 October 2026). The BestProp estimate is about ₹12,150 to ₹14,850 per sq ft of super built-up area, which is roughly ₹83 lakh to ₹2.78 crore across the three home types, with medium confidence. Square Yards shows ₹96.60 lakh to ₹2.86 crore.

Where is REFLECTIONS 66 Whitefield located?

It is on Borewell Road, Whitefield Village, in Bengaluru East taluk. Hopefarm Channasandra metro station is 2.6 km away by road and Nexus Whitefield mall is 1.7 km.

Who is the builder of REFLECTIONS 66?

RERA names House of Colors Developers Private Limited as promoter. It has one project in our Karnataka RERA data (updated 28 August 2026), and we found no builder website.

What is the REFLECTIONS 66 RERA number, and is it registered?

Yes. The REFLECTIONS 66 RERA number is PRM/KA/RERA/1251/446/PR/020126/008377, granted on 2 January 2026. Our data shows no extension and no complaint against the project.

What is the REFLECTIONS 66 possession date?

The RERA completion date is 31 December 2030, the same date it carried at registration. The filed construction schedule also ends on 31 December 2030.

Is REFLECTIONS 66 ready to move?

RERA data points the other way. The filed schedule has foundation footing work from 23 June to 30 October 2026, and our approved figures list it as a new launch. NoBroker labels it Ready to Move, which we could not confirm.

How many flats does REFLECTIONS 66 have?

It has 66 flats in one block of four floors above a basement: 12 one-BHK, 46 two-BHK and 8 three-BHK.

What is the size of a REFLECTIONS 66 2 BHK?

RERA gives an average carpet area of 829.29 sq ft. NoBroker shows 414 to 904 sq ft carpet and 657 to 1,435 sq ft super built-up, and Square Yards shows 1,585 and 1,635 sq ft.

What are the REFLECTIONS 66 floor plans?

There are three types: 1 BHK averaging 430.56 sq ft carpet, 2 BHK 829.29 sq ft and 3 BHK 1,181.34 sq ft. No floor-plan drawing is in our records, so ask the builder for unit-wise plans.

Are there REFLECTIONS 66 reviews?

We saw no resident reviews of REFLECTIONS 66 on the pages we read (checked 18 October 2026); the NoBroker page was only partly readable. The RERA schedule places the project at foundation stage.

Are there REFLECTIONS 66 photos?

No photographs are in our records. newrealtyproject has a gallery section, which we have not checked.

How far is REFLECTIONS 66 from the nearest metro station and the airport?

Hopefarm Channasandra metro station is 2.6 km away by road and Kadugodi Tree Park station 2.8 km. Kempegowda International Airport Terminal 1 is 37.9 km by road.

Trust and disclosure

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

Editorial owner: BestProp editorial team
Published: 15 Sept 2026
Updated: 20 Oct 2026
Purpose: Buyer research and due-diligence support

Source basis

Uploaded project data

Fact verification: 19 Oct 2026

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Estimate · sq ft₹12,150–14,850 Map Compare

Base price	BestProp estimate, 18 October 2026: about ₹12,150 to ₹14,850 per sq ft of super built-up area	Medium confidenceno builder rate published
Total project cost declared to RERA	₹58.44 crore	Filing figure, not a buyer quoteabout ₹11,076 per carpet sq ft
Land cost declared to RERA	₹2.17 crore	About 3.7% of the declared project cost
Corpus fund	₹50 per sq ft, one time	Portal figure, not verified by us
Advance maintenance	12 months at ₹60 per sq ft plus GST, at possession	Portal figure, not verified by us
Khata assessment and bifurcation	₹25,000 per apartment	Portal figure, not verified by us
GST, registration, stamp duty, parking	Not published by the builder	Depend on the agreement value and the rules in force at bookingask for each in writing

Reflections 66 Whitefield by House of Colors Developers

Key takeaways

Project at a glance

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