The Earthscape Gunjur: Luxury 3, 3.5 and 4 BHK Apartments by Bricks and Milestones

The Earthscape Gunjur Bangalore: Luxury 3, 3.5 and 4 BHK Apartments by Bricks and Milestones

The Earthscape Gunjur Bangalore is a premium residential campus by Bricks and Milestones Projects LLP, spread across 22.3 acres near Varthur-Sarjapur Road in East Bangalore. The project delivers 1,258 apartments in 3 BHK, 3.5 BHK and 4 BHK configurations across 12 towers of Ground + 26 floors, with carpet areas starting at 1,844 sq ft. Prices begin at Rs 1.84 crore and possession is scheduled from December 2029.

The Earthscape Gunjur stands apart because of one rare metric: only 56 homes per acre. That means 90% of the 22.3-acre campus is open space, including a 40% Mother Earth zone dedicated to native planting and biodiversity. Every tower has just 4 units per floor, all corner apartments, with no shared walls and no facing balconies.

Our team reviewed The Earthscape Gunjur against competing luxury projects in the Whitefield-Varthur-ORR corridor. This guide covers pricing, location, investment potential and honest buyer suitability — so you can make an informed decision before visiting the site.

The Earthscape Gunjur Bangalore: Location and Neighborhood

The Earthscape Gunjur is located in Gunjur, Kachamaranahalli, off Varthur-Sarjapur Road, Bengaluru 560087. It sits at the midpoint of East Bangalore’s IT triangle formed by Whitefield, Sarjapur Road and the Outer Ring Road. The project address is near Krupanidhi College of Management — a well-known landmark in the area.

Distance to Key Destinations from The Earthscape Gunjur

Kadugodi Tree Park Metro Station (Purple Line) is 180 metres from The Earthscape Gunjur — a 2-minute walk. This alone is a major differentiator against most projects in the corridor. Wipro SEZ on Sarjapur Road is approximately 3 km away, and RGA Tech Park is within 4 km. ITPL / Whitefield is 7 km, and the Outer Ring Road junction is approximately 8 km.

Electronic City is 22 km via the elevated expressway, making The Earthscape Gunjur accessible for professionals working in both East and South Bangalore IT corridors. Kempegowda International Airport is 50 km via Hebbal — this is the primary limitation for frequent air travelers.

Traffic and Commute Patterns Around The Earthscape

Varthur Road carries heavy commuter traffic between 8am-10am and 6pm-8pm on weekdays. Congestion near Varthur Lake junction can extend drive times by 20-30 minutes during peak hours. Residents of The Earthscape Gunjur benefit from the metro station at their doorstep, which bypasses most road congestion for Whitefield-side commuters.

The Sarjapur-Outer Ring Road junction is a secondary bottleneck, particularly on Monday mornings. However, alternative routes via Bellandur and Panathur are available. With the Purple Line metro now operational, IT professionals at Cessna Business Park, RMZ Ecospace and Bagmane Tech Park have a viable commute alternative.

Schools, Hospitals and Retail Near The Earthscape

Krupanidhi College (management, pharmacy, engineering) is directly adjacent to The Earthscape Gunjur. Ryan International School is approximately 5 km away, and DPS East and Candor International School are within 6 km. For families with school-going children, this East Bangalore corridor is often called Bangalore’s International School Corridor.

Columbia Asia Hospital Whitefield is 6 km from The Earthscape Gunjur. Manipal Hospital and Sakra World Hospital are within 8-10 km. The nearest pharmacy and clinic cluster is at Varthur Main Road, a 5-minute drive. Phoenix Marketcity is 9 km and VR Bengaluru is 10 km — both accessible in under 20 minutes off-peak.

Supply and Competition in Gunjur

Gunjur is an emerging luxury micro-market within East Bangalore. Property prices in Gunjur have risen 15-20% since 2022, driven by IT sector expansion and the metro corridor effect. Current price range across projects is Rs 7,000-12,000 per sq ft, with luxury projects commanding the upper end.

New supply entering Gunjur includes Brigade’s upcoming township on Gunjur Village Road and Abhee Celestial City. Despite new launches, demand from Wipro, RGA Tech Park and Bagmane employees keeps absorption healthy. Our assessment: Gunjur is currently a seller’s market for premium 3 BHK inventory.

Compared to similar projects like Prestige Lavender Fields on Varthur Road and Brigade Avalon Whitefield, The Earthscape Gunjur offers a larger campus and lower density at a competitive per-square-foot price.

The Earthscape Gunjur: Project Snapshot

Disclaimer: Details for The Earthscape by Bricks and Milestones, including price, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team

The Earthscape Gunjur: Floor Plans and Specifications

The Earthscape Gunjur Bangalore is built on a principle of radical space. While most high-rise projects in East Bangalore pack 8-12 apartments per floor, The Earthscape Gunjur places only 4 units per floor — all corner apartments. This eliminates shared walls, ensures cross-ventilation in every unit and removes the sensation of being surrounded by neighbors.

The 3 BHK configuration covers 1,844 to 1,884 sq ft of carpet area. The 3 BHK Plus steps up to 2,044-2,090 sq ft, adding utility space and larger balconies. The 3.5 BHK spans 2,197-2,278 sq ft and includes a utility room. For 4 BHK and 4 BHK Duplex, carpet area and pricing are available on request.

Every apartment in The Earthscape Gunjur features double-height courtyards and balconies — a design feature rarely seen in standard high-rises. No balcony faces another balcony. Dedicated drying areas are built into each unit, a practical addition that signals Bricks and Milestones understands actual resident needs rather than just visual appeal.

The project is structured across 12 towers with 2 levels of basement parking. Launch was September 2025 and RERA registration was filed in September 2025. You can verify the RERA registration on the Karnataka RERA official portal using registration number PRM/KA/RERA/1251/446/PR/020925/008044.

Disclaimer: Details for The Earthscape by Bricks and Milestones, including price, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team

The Earthscape Gunjur Bangalore Pricing and Payment Plans

The Earthscape Gunjur is priced at approximately Rs 10,000 per sq ft on carpet area basis. At this rate, the 3 BHK starts at Rs 1.84 crore and the 3.5 BHK tops out near Rs 2.31 crore. This positions The Earthscape Gunjur at a moderate premium over the Gunjur micro-market average of Rs 8,500-9,500 per sq ft, justified by the extreme low density and larger unit sizes.

Stamp duty in Karnataka is 5.6% for properties above Rs 45 lakh, plus 1% registration charge. On a Rs 1.84 crore unit, expect stamp duty and registration of approximately Rs 12-13 lakh. GST at 5% applies during the construction phase (before OC). These add approximately Rs 10-12 lakh to the all-in cost.

Booking amount is typically 10% of the unit price. Construction-linked payment plans are offered, with installments tied to floor slab completions. Home loans are available from leading banks including SBI, HDFC and ICICI. The project’s RERA registration makes it eligible for standard bank financing.

Maintenance charges for The Earthscape Gunjur have not been officially disclosed at launch. For premium projects of this size in East Bangalore, typical maintenance ranges from Rs 3 to Rs 5 per sq ft per month. On a 1,844 sq ft unit, budget Rs 5,500-9,200 per month for maintenance. Confirm exact figures with the sales team.

Car parking is included at 1 space per unit. Premium units may include 2 dedicated parking spaces in the 2-level basement. Two-wheeler parking is also provided. Contact details: +91 7337711111 | The Earthscape Gunjur official website.

Club Amara: The Earthscape Amenities Reviewed

The centrepiece of The Earthscape Gunjur is Club Amara, a 95,000 sq ft clubhouse — one of the largest in East Bangalore. At this scale, the clubhouse functions more like a private resort than a standard building amenity. Our team has reviewed similar-sized clubhouses at Prestige Oakville and Sobha Windsor, and Club Amara matches them in scope, if not in builder brand legacy.

Two full-size swimming pools (including a kids pool) are planned. The gym is described as fully equipped. A spa and wellness centre, yoga lawn, reflexology park and meditation garden address wellness needs beyond basic fitness. The Earthscape takes the “wellness” positioning seriously, with walking and cycling trails threading through the 22.3-acre campus.

For families, The Earthscape provides a children’s play area, a creche and a party hall. An amphitheatre, mini theatre and party lawn serve social gatherings. Weekend pop-up flea market spaces and a tree deck add community character rarely seen in standard residential projects.

Sports facilities include outdoor tennis, basketball, badminton and squash courts. Water bodies with integrated seating pods, celebration lawns and weekend market zones create a campus atmosphere. Ground-floor retail ensures residents do not need to leave The Earthscape for daily needs.

The Earthscape Gunjur: Pros and Cons — Honest Assessment

What Works Well at The Earthscape

Low density is genuinely rare. At 56 homes per acre, The Earthscape Gunjur delivers what most developers only promise. Most East Bangalore projects run 100-140 homes per acre. This directly translates into better air quality, less noise, faster lift wait times and a genuine sense of space.

Metro at 180 metres. Kadugodi Tree Park Station on the Purple Line puts residents at Whitefield in 6 minutes and Baiyappanahalli (interchange) in 30 minutes. This is a practical daily commute advantage that appreciates in value over time as the metro network expands.

Unit sizes are above the East Bangalore norm. A 1,844 sq ft carpet area 3 BHK is spacious by any standard. The 3.5 BHK at 2,278 sq ft comfortably accommodates a family of 4-5 with a separate workspace. Double-height balconies add genuine livability, not just visual drama.

RERA registered. The Earthscape holds a valid RERA registration dated September 2025. Buyers are protected under the Real Estate (Regulation and Development) Act, 2016, with clear possession commitments and penalty clauses for delays.

Realistic Concerns at The Earthscape

Premium pricing over the local market. At Rs 10,000 per sq ft, The Earthscape is priced 10-15% above comparable projects in Gunjur. Buyers who prioritize budget efficiency over space and density should evaluate Brigade Sanctuary Sarjapur Road or Godrej Dommasandra as alternatives.

December 2029 possession is 4+ years away. For buyers needing a home in 2025-2026, The Earthscape Gunjur is not the right choice. Construction of 12 towers across 22.3 acres is a substantial undertaking, and even a 6-month delay would push possession to mid-2030.

Bricks and Milestones is not a Tier-1 brand. With 10+ years in Bangalore real estate, Bricks and Milestones has a track record, but they are not Prestige, Brigade or Sobha. Buyers attaching strong brand value to their investment should weigh this carefully. That said, The Earthscape’s RERA status and launch media coverage — including a launch press release covered by Business Standard — indicate an organized, credible developer.

Airport distance. At 50 km from Kempegowda International Airport, The Earthscape Gunjur is not suitable for professionals or NRIs who travel more than twice a month by air. Factor 75-90 minutes of peak-hour travel to the airport.

The Earthscape Gunjur: Investment Potential and Rental Yield

The Earthscape Gunjur sits within the Wipro-RGA Tech corridor, which drives consistent IT professional rental demand. Current monthly rents for premium 3 BHK units in Gunjur range from Rs 35,000 to Rs 55,000 depending on furnishing and exact location. A fully furnished 1,844 sq ft 3 BHK in The Earthscape could reasonably command Rs 45,000-60,000 per month post-possession.

At an entry price of Rs 1.84 crore and monthly rent of Rs 50,000, the gross rental yield is approximately 3.26% per annum. After maintenance, property tax and vacancy periods, net yield will be closer to 2.5-2.8%. This is in line with East Bangalore luxury project norms, though below the 4-5% yields seen in mid-segment projects.

Capital appreciation is the stronger investment case for The Earthscape. Gunjur property prices have risen 15-20% between 2022 and 2025, supported by IT sector expansion and the metro opening. Our market analysis projects 12-18% appreciation over the next 3 years, driven by reduced supply at the low-density premium end. By 2029 (possession), investors booking today at Rs 1.84 crore may see market values of Rs 2.4-2.8 crore on the 3 BHK.

For NRI buyers, The Earthscape offers a clean RERA-registered investment with a reputable East Bangalore IT address. Rental management through professional agencies is straightforward for this size and location. Currency appreciation and the metro-proximate address strengthen the NRI investment case.

Similar large-format low-density projects like Sobha Neopolis on Panathur Road and Prestige Lavender Fields Varthur have appreciated 20-28% since launch. The Earthscape is targeting a similar buyer profile and trajectory.

Gunjur East Bangalore Real Estate Market Trends 2025-2026

East Bangalore — the Whitefield-Varthur-Sarjapur corridor — has been the fastest-appreciating residential zone in Bangalore over the past 3 years. Average property prices across the corridor have risen 18-22% since 2022, outpacing South and North Bangalore. The Purple Line metro (Baiyappanahalli to Whitefield), now operational, has structurally improved connectivity and added a floor to luxury prices.

Gunjur specifically sits at the junction of the Varthur Road and Sarjapur Road growth vectors. It benefits from both the Wipro-RGA Tech demand (Sarjapur side) and the ITPL-Cessna Business Park demand (Whitefield side). This dual demand catchment gives Gunjur a larger effective buyer base than single-corridor micro-markets.

New supply is entering Gunjur in 2025-2027, which moderates near-term price acceleration. However, under-supply of large-format, low-density luxury projects (5+ acres, below 60 homes per acre) keeps premium inventory tight. The Earthscape competes in a thin segment where demand currently exceeds supply. Our 24-month outlook: 10-15% price appreciation in the Gunjur premium segment.

The Earthscape Gunjur vs Nearby Luxury Projects: Honest Comparison

How does The Earthscape Gunjur compare to nearby alternatives? We benchmarked it against three established projects in the same price tier — Brigade Utopia (Varthur), Prestige Lavender Fields (Varthur-Whitefield corridor) and Sobha Neopolis (Panathur Road).

For investors: The Earthscape offers the best space-per-rupee ratio in the group. Its 3 BHK at Rs 1.84 crore is larger than all three competitors at comparable pricing, which translates into a stronger rental ticket post-possession. For brand-conscious buyers: Brigade Utopia and Prestige Lavender Fields carry stronger resale liquidity and bank valuation histories. For families: The Earthscape’s 90% open space and 95,000 sq ft clubhouse is unmatched in this peer group.

Final Verdict: Is The Earthscape Gunjur Worth Buying?

Our verdict: Yes, for the right buyer. The Earthscape Gunjur Bangalore is a genuinely differentiated product in East Bangalore’s luxury market. It earns that positioning through measurable metrics: 56 homes per acre, 90% open space, 4 units per floor and a 95,000 sq ft clubhouse. These are not marketing claims — they are built into the approved project plans.

Buy if: You are an IT professional seeking a spacious 3 BHK with long-term appreciation potential. You value privacy and green space over brand prestige. You can wait until December 2029 for possession. You are an NRI seeking a RERA-registered, metro-adjacent Bangalore investment. You are a family prioritising school corridor access and genuine community amenities.

Pass if: You need possession before 2029. You travel frequently by air and cannot absorb a 50 km airport commute. You prioritise Tier-1 developer brand for resale assurance. You are working within a Rs 1.6-1.7 crore budget where alternative options like Brigade Utopia Whitefield or Century Whitefield may fit better.

Risk score: 5/10. The RERA registration reduces construction-phase risk. The 4+ year possession timeline is the primary risk factor. Market timing risk is moderate: Gunjur’s premium segment may see some price softening in 2026-2027 as new supply enters, but long-term demand fundamentals remain strong.

Next Steps: How to Visit The Earthscape Gunjur

To schedule a site visit or request the official brochure for The Earthscape Gunjur Bangalore, contact the Bricks and Milestones sales team at +91 7337711111 or email sales@bricksandmilestones.co. The project site is at Gunjur Rd, Kachamaranahalli, near Krupanidhi College, Bengaluru 560087.

Documents for booking: PAN card, Aadhaar card, 3 months salary slips, 6 months bank statement, Form 16 (for home loan). Booking amount is approximately 10% of unit value (Rs 18.4 lakh for the 3 BHK entry unit). All major banks including SBI, HDFC, ICICI and Axis Bank finance The Earthscape under their approved project list.

Timeline expectation: site visit to agreement of sale typically takes 2-4 weeks. Legal agreement registration happens within 30-45 days of booking. Construction-linked payment milestones are defined in the RERA-registered agreement, giving buyers a clear payment schedule tied to actual slab completions.

Frequently Asked Questions: The Earthscape Gunjur Bangalore

Disclaimer: Details for The Earthscape by Bricks and Milestones, including price, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team