Kolte-Patil Developers Limited entered Bengaluru in 1994 — a strategic call made under the direction of promoter Late Mr. Naresh Patil, who saw the city as a natural extension of the company's Maharashtra-rooted business. That early move gave the developer a 30-year track record in the Bengaluru market, across localities from Horamavu and Hennur Road in the north to Electronic City Phase II in the south. Across its three cities — Pune, Mumbai, and Bengaluru — the company has developed over 68 projects covering a saleable area of approximately 36 million square feet, and is listed on both the NSE and BSE (NSE: KOLTEPATIL, BSE: 532924).
Kolte-Patil operates two distinct residential brands: the flagship 'KoltePatil' label for the mid-income segment, and '24K' for the premium luxury tier. The 24K line has earned external recognition — the 24K Manor project, for instance, was named Luxury Project of the Year at the Golden Brick Awards, Dubai in May 2024. Koramangala, where land is scarce and buyer expectations are high, is precisely the geography where the 24K positioning makes sense.
Kolte-Patil 24K Grazio is the developer's active residential project in Koramangala — a compact, low-density gated development of 93 units on approximately 1.25 acres, addressed at 8th Main Road, Koramangala 1A Block, SBI Colony, Bengaluru 560034. The project offers 3 BHK and 4 BHK duplex apartments. Unit carpet areas range from roughly 1,908 sq ft to 2,810 sq ft, and the project is RERA-registered under PRM/KA/RERA/1251/310/PR/171014/000876.
The 93-unit count is deliberate. Koramangala's established residential fabric leaves very little room for large-scale towers. A sub-100-unit project on 1.25 acres is consistent with what the neighbourhood can absorb without overwhelming existing infrastructure, and it places 24K Grazio firmly in the boutique luxury segment rather than the volume residential market. The project sits close to the Wipro SEZ campus and carries road access to Outer Ring Road, Hosur Road, and Sarjapur Road — three of the most heavily used IT commuter corridors in south Bengaluru.
The project's amenity set includes a fully equipped clubhouse, gymnasium, swimming pool, landscaped gardens, outdoor sports courts, children's play area, party hall, CCTV coverage at all vantage points, Otis or equivalent elevators in each tower, 100% power backup from BESCOM, and electric vehicle charging stations. The EV charging provision and eco-friendly roofing have contributed to the project being recognised by Times Business 2024 as the Best Eco-Friendly Sustainable Project.
Koramangala's price story is a direct result of structural supply constraint. Limited land parcels of viable size mean new launches are rare, and whatever comes to market is absorbed quickly. Asking prices in the locality averaged around ₹18,850 per sq ft in recent data, while secondary market tracking for 24K Grazio specifically recorded average prices moving from ₹19,400 per sq ft to ₹22,050 per sq ft through Q3 2025 — a 13.66% rise in a single quarter. Against the broader Bengaluru market, which posted a 10% year-on-year increase in the July–September 2024 quarter, Koramangala's appreciation reflects both the scarcity of new product and the sustained demand from high-income buyers.
The macro conditions reinforce this: Koramangala, HSR Layout, and Indiranagar are described by analysts as markets where limited supply continues to push both rents and prices upward, cementing their status as premium micro-markets. Prices in established pockets like Indiranagar and Koramangala now routinely range between ₹15,000 and ₹25,000 per sq ft, leaving little room for sharp short-term swings in either direction — which also means less downside risk for a buyer purchasing at this tier.
24K Grazio's address at Koramangala 1A Block gives residents structured access to the city's major road network. Intermediate Ring Road, Outer Ring Road, Sarjapur Road, and Hosur Road are all reachable within a short drive, connecting the project to Central Bangalore, Indiranagar, HSR Layout, Bellandur, and Electronic City. The Namma Metro Yellow Line — a 19 km elevated corridor connecting RV Road to Bommasandra via Electronic City — became fully operational in August 2025, with all 16 stations in service and trains running approximately every 10 minutes during peak hours. This adds a rail option to south Bengaluru's major IT employment belt for residents who previously relied entirely on road commutes.
The social infrastructure within 2–3 km of the project is dense: schools including Bethany High School, National Public School, and Chinmaya Vidyalaya; hospitals including Apollo Spectra and the network of facilities in the immediate Koramangala catchment; the National Games Village for recreation; and co-working hubs including BHIVE Workspace approximately 1 km away. Koramangala's startup ecosystem — which saw a fresh influx of accelerators and funded ventures in 2024–25 — adds a younger, entrepreneurial renter and buyer base that supports rental yields alongside owner-occupier demand.
Koramangala is not Kolte-Patil's only Bengaluru micro-market — the developer has built and sold projects in Horamavu (Kolte Patil Mirabilis), Hennur Road (Raaga and Raaga Phase II, and the recently announced Lakeside 24 across Kannur Lake), RMV 2nd Stage (Whispering Meadows), Bilekahalli (Surabhi), and Electronic City Phase II (iTowers Exente). This spread across north, south, and central Bengaluru corridors reflects a city-wide strategy rather than a single-zone concentration. Koramangala, as the only 24K-branded entry point in the developer's current Bengaluru portfolio, occupies the apex of that city strategy.
| Project | Configuration | Total Units | RERA No. |
|---|---|---|---|
| 24K Grazio, Koramangala | 3 & 4 BHK Duplex Apartments | 93 | PRM/KA/RERA/1251/310/PR/171014/000876 |
A buyer evaluating 24K Grazio is, in effect, buying into two scarcities simultaneously: the scarcity of new residential supply in Koramangala itself, and the scarcity of large-format duplex apartments from a listed developer in this locality. At 1.25 acres for 93 units, this is not a project where bulk unsold inventory sits dormant. The combination of RERA registration, a listed-company developer with Bengaluru operations running since 1994, and a product category — 3 and 4 BHK duplexes above 1,900 sq ft — that is genuinely under-supplied in south Bengaluru's inner ring makes 24K Grazio a specific rather than generic choice in this market.