Kolte-Patil Developers Limited traces its origins to Pune, where the company was incorporated in 1991 and guided by the philosophy of 'Creation, not construction', building a dominant presence in the Pune residential market. Over three decades it has grown into a listed developer, headquartered in Pune and listed on the NSE and BSE (BSE: 532924, NSE: KOLTEPATIL), with over 68 projects delivered across residential complexes, IT parks, integrated townships, and commercial complexes, covering a saleable area of roughly 36 million square feet across Pune, Mumbai and Bengaluru. The company's growth has also been backed institutionally: a 40% strategic investment from Blackstone underscores strong market confidence in the company's future prospects. It is this Pune-scale, listed-company balance sheet that Kolte-Patil brought into Bengaluru's Horamavu micro-market when it developed Mirabilis.
Kolte Patil Mirabilis sits just off Horamavu Main Road, featuring seven pristine white towers surrounded by lush greenery and a serene natural lake nearby. The project was built across roughly 8 acres, consisting of 7 towers of 12 floors each, totalling around 618 units, offering 1, 2, 3 and 4 BHK apartments with unit sizes ranging from 436 sqft to 2,299 sqft. The project was approved by the Bruhat Bengaluru Mahanagara Palike and designed by Architect Dinesh Ranka and Associates, and carries the RERA registration PRM/KA/RERA/1251/446/PR/170922/000838. Possession began in December 2019, and today, per the developer's own listing, Mirabilis is a premium residential project offering 1, 2 and 3 BHK flats in Horamavu, North Bengaluru, with OC received and the project sold out. That combination of occupancy certificate and full sell-out means Mirabilis has moved from a launch-stage project into an established, lived-in community — many nearby projects are still under construction, whereas Mirabilis provides immediate possession with an already established community.
The Mirabilis site was picked for the same reasons that continue to define Horamavu's appeal: it sits at the crux of Horamavu with close proximity to ORR, Hennur Road, Thanisandra, and Manyata Tech Park, while also being strategically located off the ring road and in proximity to three major parts of the city — K.R. Puram, Banaswadi, and the old HAL Airport area. On the ground, this translates into a location just 1.5 kilometres from the Outer Ring Road, with MG Road about 9 kilometres away, and K.R. Puram Railway Station roughly 5.7 kilometres from the project. The developer's own marketing for the project underlines this: Mirabilis remains in high demand among IT professionals working near Hebbal and Manyata Tech Park, since Horamavu is preferred for its proximity to Manyata Tech Park, Outer Ring Road, Hebbal, KR Puram, schools, and hospitals.
Mirabilis is not an isolated bet for Kolte-Patil in this part of the city. The developer has continued to build out its North Bengaluru presence a short drive from Horamavu, most notably with Lakeside24, which is positioned in one of the best locations in North Bengaluru, located off Hennur Road and on Kannur Main Road, facing the pristine Kannur Lake, along with other ongoing addresses such as 24K Grazio and Raaga. Kolte-Patil's current Bengaluru lineup also spans further into the city's IT corridors, with featured ongoing developments including Lakeside24, Mirabilis, 24K Grazio, i-Towers Exente and Raaga, spanning 1, 2, 3 and 4 BHK homes along with luxury residences. For a buyer evaluating the developer specifically in Horamavu, this cluster matters: it shows Kolte-Patil treating the Hennur Road–Horamavu–Thanisandra belt as a sustained growth corridor rather than a one-off launch, with Mirabilis as its earliest, now fully delivered, address in the pocket.
Horamavu's social infrastructure has matured alongside this residential growth. The locality's social infrastructure includes schools such as Bangalore International School, Vibgyor Highschool and Sri Chaitanya Techno School, malls including Elements Mall, Gopalan Grand Mall and Orion East Mall, and hospitals such as Apollo Hospital and Columbia Asia. Nearby Horamavu Agara adds further convenience, being known for excellent amenities including schools, colleges, shopping malls, hospitals, banks, and easy access to the Outer Ring Road, with proximity to Manyata Tech Park and Whitefield attractive for IT professionals, alongside New Airport Road and NH 44 for city-wide connectivity.
Since Mirabilis is fully sold out with OC in hand, current interest in the project runs through the resale market, which tracks the wider Horamavu curve. Flat prices in the broader Horamavu locality currently sit in the range of Rs 5,600–8,800 per sq ft, with average property rates around Rs 6,200 per sq ft, and have appreciated 17% over the last 3 years and 39.3% over the last 5 years. Mirabilis itself has been tracked at a rate of around ₹4,874 per square foot, positioned as a premium project known for its amenities and considered a strong investment opportunity. The area's average rental yield stands at roughly 4%, reflecting consistent tenant demand from professionals working around Manyata Tech Park and the ORR IT corridor.
For anyone evaluating Kolte-Patil Developers Limited's presence in Horamavu, Mirabilis represents the developer's completed, occupied proof point in this corridor rather than an under-construction promise — a seven-tower, BBMP-approved, RERA-registered gated community that has already been handed over and lived in. Its location keeps it tied into the same connectivity backbone — ORR, Hennur Road, Manyata Tech Park, and the K.R. Puram–Banaswadi axis — that continues to drive Kolte-Patil's subsequent Bengaluru launches in the neighbouring Hennur–Thanisandra belt.