A ₹1.79 Cr starting price is not what leaves your account. Government charges alone add about 12.6%: 5% GST, roughly 5.6% stamp duty with cess and surcharge, and a 2% registration fee that Karnataka raised from 1% on 31 August 2025. On a Phase 2 3 BHK of 1,585 to 1,626 sq.ft., that turns ₹1.79 Cr* into about ₹2.02 Cr before any optional extras.
This guide breaks down the cost sheet for Godrej MSR City: what the quoted price includes, what is charged on top, the payment plans, and what a realistic all-in budget looks like.
What the Starting Price Includes
The quoted prices for the project cover the basic unit price, designated parking, clubhouse membership and the initial maintenance corpus. GST, stamp duty and registration are charged separately.
| Configuration | Super built-up area | Starting price | Approximate rate |
|---|---|---|---|
| 2 BHK (sold out) | 1,186 to 1,314 sq.ft. | ₹1.18 Cr* | about ₹9,000 to ₹9,950 per sq.ft. |
| 3 BHK (2T) | 1,585 to 1,626 sq.ft. | ₹1.79 Cr* onwards | about ₹11,000 to ₹11,300 per sq.ft. |
| 3 BHK (3T) | 1,842 to 1,876 sq.ft. | ₹1.99 Cr* onwards | about ₹10,600 to ₹10,800 per sq.ft. |
Phase 1 (Barca I) is sold out, and Phase 2 (Barca II) is selling limited 3 BHK inventory. Phase 3 (Barca III) is in pre-launch with expressions of interest open, and its pricing is yet to be announced.
Components of the Cost Sheet
A cost sheet lists every rupee between the base price and the keys. For this project, the components work as follows.
| Component | What it covers |
|---|---|
| Basic unit price | The apartment itself, priced on super built-up area |
| Designated parking | The allotted car park, included in the starting price |
| Clubhouse membership | Access to the township's clubhouses, included in the starting price |
| Maintenance corpus | The initial maintenance deposit, included in the starting price |
| Floor rise | A premium that typically increases with floor height |
| Additional parking | Extra slots beyond the one allotted |
| Customisation | Changes to fittings or layout requested by the buyer |
| GST | Tax on under-construction residential units |
| Stamp duty and cess | State duty on the sale agreement |
| Registration fee | Fee for registering the sale deed |
Floor rise, additional parking and customisation depend on the tower, floor and your choices, so they appear in the tower-wise cost sheet that the sales team shares.
Government Charges in 2026
| Charge | Rate | Notes |
|---|---|---|
| GST | 5% | Applied to the installment components for under-construction units |
| Stamp duty | 5% | The rate for properties above ₹45 lakh |
| Cess and surcharge | About 0.6% of the property value | 10% cess and 2% surcharge on the stamp duty in urban limits, with a slightly higher surcharge in rural limits |
| Registration fee | 2% | Raised from 1% on 31 August 2025 |
Stamp duty and registration together come to roughly 7.6% of the value on which they are charged, which is the higher of the agreement value or the government guidance value. Rates are revised from time to time, so check the current figures on the Karnataka registration portal when you register.
Illustrative All-In Cost
The figures below apply the charges above to the starting prices. They are indicative and exclude floor rise, extra parking and customisation.
| Item | 3 BHK (2T) | 3 BHK (3T) |
|---|---|---|
| Starting price | ₹1,79,00,000 | ₹1,99,00,000 |
| GST at 5% | ₹8,95,000 | ₹9,95,000 |
| Stamp duty at 5.6% | ₹10,02,400 | ₹11,14,400 |
| Registration at 2% | ₹3,58,000 | ₹3,98,000 |
| Approximate total | ₹2.02 Cr | ₹2.24 Cr |
The all-in figure runs about 12.6% above the starting price. A buyer budgeting ₹1.79 Cr and not allowing for these charges would be short by about ₹22.6 lakh. Since stamp duty and registration are paid in cash at registration, they usually sit outside the home loan, so plan that amount separately.
Booking Amount and Payment Plans
Two payment structures are listed for the project.
| Plan | Structure | What it means for cash flow |
|---|---|---|
| Construction-linked plan | 10% at booking, 80% across 10 construction stages, 10% at possession | Payments follow the pace of building |
| Annual installment plan | 20% upfront, with the balance in annual installments | Larger early outlay, simpler schedule |
On a ₹1.79 Cr* unit, the 10% booking amount is ₹17.9 lakh, and the 20% upfront payment under the annual plan is ₹35.8 lakh. Under the construction-linked plan, the 80% spread across 10 stages averages ₹14.3 lakh per stage, before GST. The final 10% at possession is ₹17.9 lakh.
Project enquiries list a token of ₹50,000 to reserve a unit, with the rest of the booking amount following shortly after. The sales team shares the current token and the timing of the balance. The latest announcements on schemes and pricing appear on the latest news and project updates page.
Home Loan Considerations
ICICI, SBI, HDFC and Axis Bank are listed as lending partners for the project. Home loans cover a share of the agreement value, and the interest rate, tenure and eligibility depend on the lender and your profile. With a construction-linked plan, the loan is typically disbursed in stages in line with the construction milestones, so your interest outgo builds up gradually in the early years.
How Phase Pricing Has Moved
| Phase | Launch | Entry point | Approximate rate |
|---|---|---|---|
| Phase 1 (Barca I) | April 2025 | 2 BHK from ₹1.18 Cr* | about ₹9,000 to ₹9,950 per sq.ft. |
| Phase 2 (Barca II) | June 2025 | 3 BHK from ₹1.79 Cr* | about ₹10,600 to ₹11,300 per sq.ft. |
| Phase 3 (Barca III) | To be announced | To be announced | To be announced |
The unit mix differs between phases, so the comparison is indicative, but the direction is clear: later phases price higher. Launch details are on the launch date page, and the broader value discussion is in the Godrej MSR City reviews.
Verdict for End Users
Budget for the all-in cost, not the headline price. On a Phase 2 3 BHK, plan about ₹2.02 Cr to ₹2.24 Cr including taxes and duties, plus a reserve for floor rise, parking and interiors. The construction-linked plan eases the early cash burden, since most of the payment follows the build, but the registration costs are due in one go.
Verdict for Investors
At roughly ₹10,600 to ₹11,300 per sq.ft., Phase 2 sits above Phase 1 entry rates, and the extra 12.6% in charges raises the break-even point on any resale. A gross rental yield of about 3.3% to 3.7% is modest, so the return depends on appreciation over a hold running to 2030 or 2031. Phase 3 pricing, once announced, will show how far the corridor's rates have moved.
Request the Cost Sheet
To get the tower-wise cost sheet, ask about Phase 2 availability or register interest in Phase 3, call +91 63668 50754. The office address and contact details page lists how to reach the sales team.
Frequently Asked Questions
What is the starting price of Godrej MSR City?
Phase 2 3 BHK (2T) units start at ₹1.79 Cr* and 3 BHK (3T) units at ₹1.99 Cr*. The 2 BHK units, which started at ₹1.18 Cr*, are sold out.
What does the starting price include?
The basic unit price, designated parking, clubhouse membership and the initial maintenance corpus. GST, stamp duty and registration are extra.
How much GST applies?
5% on the installment components for under-construction units.
What are the stamp duty and registration charges?
Stamp duty is 5% with a cess and surcharge for properties above ₹45 lakh, which comes to about 5.6%, and the registration fee is 2%.
How much is the booking amount?
10% under the construction-linked plan, which is ₹17.9 lakh on a ₹1.79 Cr* unit. Enquiries list a ₹50,000 token to reserve a unit.
Which payment plans are available?
A construction-linked plan with 10% at booking, 80% across 10 construction stages and 10% at possession, and an annual installment plan with 20% upfront.
Which banks offer loans for the project?
ICICI, SBI, HDFC and Axis Bank are listed as lending partners.
What is the possession date?
December 2030 for Phase 1 and 2031 for Phase 2.