Adarsh Palm Retreat Mayberry, Bellandur

%s is a block of 2 and 3 BHK flats inside the Adarsh Palm Retreat campus on the Outer Ring Road (ORR) in Bellandur. It sits next to the Adarsh Palm Retreat villas, close to Intel and Honeywell, per the Adarsh brochure.

The brochure shows six blocks, A to F, that rise to 13 floors. Adarsh built it in two phases. Phase 1 covers the floors up to the 7th. Phase 2 covers the 7th to the 12th floor. The homes on sale now are upper-floor flats, per Adarsh's current sales listing.

Adarsh's sales listing for October 2026 gives 312 homes in all, with 2 BHK flats from ₹2.07 Cr* and 3 BHK flats from ₹2.99 Cr*. It says the homes are nearing completion. Get both the price and the stage in writing before you book.

The project suits you if:

• You work on the ORR between Marathahalli and Sarjapur Road, or at Wipro's Sarjapur Road office.
• You want a flat that is close to ready, not one that is years away.
• You want to live in a large, settled Adarsh campus.

It does not suit you if you need a home under ₹2 crore. Compare other Adarsh flats in Bangalore first. For a low-rise option a short drive away, see Adarsh Rosewood.

Adarsh's current sales listing starts 2 BHK flats at ₹2.07 Cr* and 3 BHK flats at ₹2.99 Cr*. These are indicative starting prices. Taxes, charges and the exact unit change the final figure.

The last column adds about 7.6% for stamp duty, cess and the registration fee in Karnataka, per Deccan Herald. It leaves out GST, parking, maintenance deposits and any floor-rise or view charges. Ask for a full cost sheet.

GST on a nearly ready flat

A flat bought before the completion certificate carries 5% GST, per the GST Council. A flat bought after the completion certificate carries none. Ask Adarsh which applies to your unit, and on what date.

Our plot vs apartment guide shows how to compare total cost, rent and upkeep.

The brochure's facility plan shows six blocks in an L shape. Blocks A, B and C face the road. Blocks D, E and F run north along the side. The pool deck, kids' play area and party lawn sit in the space between them.

The brochure prints six floor plans. Each one lists super built-up and carpet area.

Adarsh's sales listing also offers 2 BHK flats from 1,150 sq ft. That plan is not in the brochure we have, so ask for it on your visit.

What the layouts show

Every plan has at least one 5 ft wide balcony and a separate utility area. The 3 BHK plans have three toilets and one or two walk-in wardrobes. Carpet area is about two-thirds of the super built-up area across the plans.

The brochure lists these shared spaces:

• Pools: a lap pool and a kids' pool, with an infinity weir
• Fitness: a gym and a health club
• Games: table tennis and a pool table
• Kids: a children's play area
• Outdoor: a party lawn, timber deck, seating and a green wall
• Indoor: a multipurpose hall
• Safety: CCTV in common areas and access-controlled entry and exit

What to check on your visit

• Which amenities are finished and open now
• The size of the pool deck for 312 homes
• How many car parks come with your flat
• The view from your floor and side of the block

Mayberry is inside the Adarsh Palm Retreat campus at Devarabisanahalli, off the ORR in Bellandur. The brochure map places it between Intel on the ORR and Wipro's corporate office on Sarjapur Road.

The brochure names these nearby schools: GEAR Innovative International School, Inventure Academy, Oakridge International School, NPS Bangalore, DPS Bangalore East, New Horizon College and Ryan International School.

Hospitals it lists: Sakra Hospital, Motherhood Hospital, Cloud Nine Hospital, Narayana Hrudayalaya Super Specialist Clinic and St John's Hospital.

The ORR metro line from Silk Board to KR Puram will pass along this stretch. Deccan Herald reported in April 2026 that BMRCL targets December 2026 for it. Check the status before you count on it. Our Bellandur area guide covers commutes and traffic.

The brochure lists these specifications. Fittings brands are not named, so ask for the list.

• Structure: seismic zone II compliant RCC frame; concrete block walls
• Flooring: vitrified tiles in living, dining and kitchen; laminated wood in bedrooms; ceramic tiles in balconies, utility and toilets
• Kitchen: granite platform, steel sink with drain board, 2 ft tile dado, water purifier point, washing machine and gas cylinder space in utility
• Toilets: tile dado to 7 ft; white EWC and washbasin with granite counter; glass partition in master toilet; geyser and health faucet in all toilets
• Doors and windows: engineered frames with skin-panelled shutters; 3-track UPVC sliding doors and windows with mosquito mesh
• Plumbing: dual piping: fresh water for taps and showers, treated water for flushes

Read the specification schedule in the sale agreement. That is what binds the developer, not the brochure.

The brochure prints the Phase 1 RERA number as PR/KN/171110/002367. The upper-floor homes now on sale are in Phase 2, and the brochure does not print a Phase 2 number. Ask Adarsh for it and check it on the Karnataka RERA portal.

Check these items on the portal:

1. The RERA number that covers your exact flat
2. The completion date filed with RERA
3. The occupancy certificate, if the block is ready
4. Any complaints against the project

Our A-khata vs B-khata vs E-khata guide explains why the khata matters when you register.

Here is Mayberry next to the other Adarsh flats near the ORR.

Mayberry is the one closest to ready, per Adarsh. The others are earlier in construction. Want to see it? Book a free site visit and we will set up a tour with the Adarsh sales team.