Raffles Park is one of the names that comes up almost immediately in any conversation about ultra-luxury villas on Soukya Road in East Bangalore. It sits at the opposite end of the price spectrum from most of the villa projects we cover on this site, so we get a lot of questions from readers who want to know whether the premium is justified, what you actually get for the money, and — importantly — what can and cannot be verified independently. This review pulls together publicly available listing data, the project’s own marketing site, and the Karnataka RERA framework to give you a clear-eyed picture, flagging the spots where the public record is inconsistent rather than smoothing them over.
Location and Connectivity
Raffles Park is located off Soukya Road in Koralur, near Whitefield, in East Bangalore — close to the Insportz Arena and within a few kilometres of ITPL, Kadugodi, and the Whitefield railway station. Soukya Road has become a corridor of interest for large-format villa developments over the last decade because it offers relatively large contiguous land parcels close to the IT hubs of Whitefield and Marathahalli, while still being a notch quieter than the more built-up parts of Whitefield itself. You can check the exact pin (Koralur, Bengaluru, Karnataka 560117) and drive times to your workplace on Google Maps before drawing any conclusions about commute times — satellite view and street view are far more reliable than any brochure map.
It’s worth noting that Soukya Road and Hoskote Road are two different corridors, even though both get lumped into “East Bangalore” marketing copy. Raffles Park’s Soukya Road location is a different micro-market from Bhaktharahalli / New Whitefield extension near Hoskote, where The Berries for Birds Villa is coming up. Both are within a broadly similar radius of Whitefield’s tech corridor, but they are not interchangeable addresses, and the price difference between the two projects reflects more than just brand positioning — it also reflects very different unit sizes and land economics, which we get into below.
Developer Background
Raffles Park is developed by Raffles Residency Pvt Ltd, working in this case with 360 Realtors as a listed channel partner on some portals. Public listing aggregators describe Raffles Residency as a relatively small, single-project developer in the Bangalore market — most of the third-party listings we reviewed reference this one project rather than a broader completed portfolio. That’s not automatically a red flag (many boutique luxury villa developers in Bangalore run a single flagship project), but it does mean buyers have less of a track record to lean on compared to developers with multiple delivered phases. If you’re evaluating the builder specifically, ask directly for a list of prior completed and delivered projects, and verify them independently rather than taking a one-line “15 years of experience” claim at face value — we could not independently confirm the specifics of that claim from public records.
Villa Configurations and Pricing
This is where Raffles Park is genuinely a different category of product. Unlike most of the villa projects we cover — which run 3 BHK and 4 BHK configurations in the 1,800–3,100 sq ft range — Raffles Park is built almost entirely around large-format 4+ and 5 BHK villas with substantially bigger footprints. Based on multiple listing sources, the approximate specs are:
| Metric | Reported Range |
|---|---|
| Configuration | 4+ BHK / 5 BHK villas |
| Carpet area | ~4,290 – 4,970 sq ft |
| Super built-up area | ~6,412 – 6,957 sq ft |
| Total project land | Reported as 14 to 15 acres depending on source |
| Total units | 61 villas (consistently reported across sources) |
| Reported pricing | Roughly ₹11 Cr – ₹13.3 Cr, all-inclusive, across different listings |
We want to be upfront about something here rather than paper over it: the publicly listed pricing for Raffles Park is not consistent across sources. Some aggregator listings we checked show prices in this ₹11–13 Cr band; at least one major property portal’s cached listing showed an implausibly low ₹4.25–4.55 Cr figure for the same unit sizes, which looks like stale or mismatched data rather than a current price. Land area is also reported inconsistently — 14 acres on one source, 14.17 acres on another, 15 acres on a third. This kind of drift is common on real estate aggregator sites that scrape and re-publish broker-submitted data without regular updates, but it means you should never treat a third-party listing price as final. Get current pricing directly from the developer or an authorised channel partner, in writing, before you make any decisions.
RERA Registration — Verify This Yourself
Every project sold in Karnataka is required to carry a RERA registration number, and this is genuinely the single most important thing to check before you pay any booking amount on any villa project, Raffles Park included. Here we found the same inconsistency problem as with pricing: different listing portals attribute different RERA numbers to Raffles Park. We are not going to reproduce those numbers here as if any one of them is confirmed correct, because we could not cross-verify a single consistent number across sources with confidence.
What you should do instead — and what we’d recommend for any villa purchase at any price point — is go directly to the official Karnataka RERA portal (rera.karnataka.gov.in) and search by the project name and developer name (Raffles Residency Pvt Ltd) yourself. The portal will show you the registered RERA number, the promoter details, the sanctioned unit count, and the promised completion date, all pulled from the regulator’s own database rather than a broker’s listing page. For comparison, our own project has a single, unambiguous RERA number — PRM/KA/RERA/1250/304/PR/250825/008027 — that you can check against the developer name Sanjeevini Group / Sanjeevini Srushti on the same portal. The fact that a project the size and price point of Raffles Park has multiple conflicting RERA numbers floating around public listings is exactly the kind of discrepancy that should send a serious buyer straight to the regulator’s own records rather than trusting any single aggregator.
Amenities and Clubhouse
Listing pages and the project’s own marketing describe a large clubhouse (figures cited range from roughly 40,000 sq ft upward, though we could not independently verify the exact figure) along with an extensive amenity list: infinity pool, rooftop pool, golf putting green, tennis and squash courts, badminton court, jogging tracks, a fitness zone, children’s play areas, and a party/multipurpose hall. These are the kinds of amenities you’d expect at this price tier, and on paper the list is genuinely more extensive than what you’ll find on most mid-market villa projects. As always with amenity lists on any project — including ours — the honest advice is to ask for the amenities that are actually complete and operational today versus what is planned or under construction, and to get that in writing rather than relying on brochure renders.
Video Walkthrough
For a look at the actual villas and streetscape rather than rendered marketing material, this independently uploaded walkthrough is useful context (note: this is a third-party video, not something we produced, and inclusion here is not an endorsement of any claims made in it):
Possession Status
Multiple listings describe Raffles Park as “ready to move” as of 2025, with some sources citing construction as fully complete and others citing a possession window that has already passed or is imminent. Given the pattern of inconsistent data we found elsewhere on this project’s public listings, we’d treat any specific possession date from a third-party portal as indicative rather than confirmed, and would ask the developer directly for an occupancy certificate (OC) status before signing anything — an OC in hand is a meaningfully stronger position than a “ready to move” marketing label.
How Raffles Park Compares to Other East Bangalore Villas
Raffles Park sits at the very top of the East Bangalore villa market by price and unit size — roughly 6,400–7,000 sq ft super built-up 4+/5 BHK villas against a reported ₹11+ Cr price point puts it well above almost every other project in the broader Whitefield-Hoskote corridor. At the other end of that same corridor, projects like The Berries for Birds are built around a very different buyer profile: 3 BHK villas around 1,800–1,900 sq ft starting near ₹1.82 Cr, and 4 BHK villas from roughly 2,452 to 3,062 sq ft priced from about ₹2.38 Cr up to ₹3.62 Cr, with an EOI-stage rate of around ₹9,500 per sq ft. That’s a difference of several times the entry price for meaningfully smaller homes, which is the trade-off inherent in comparing a boutique ultra-luxury project against a larger-format gated community.
If you’re trying to figure out where your budget actually places you in this market, our roundup of 5 villa options in the Whitefield surrounding area lines up several projects side by side across price bands, and is a more useful starting point than comparing any single project to Raffles Park in isolation.
Our Honest Take
Raffles Park is a legitimate large-format luxury villa product in a location that has genuine long-term appeal, and the specs on paper — large plots, big clubhouse, extensive amenities — match what you’d expect to pay ₹11+ Cr for. But the public record around this specific project has more inconsistency than we’d like to see on pricing, land area, and RERA registration across different listing sources, and that inconsistency is a call to action, not a dealbreaker: verify the RERA number on the government portal yourself, get current pricing in writing from the developer directly, and confirm OC/possession status before you commit any money. That advice holds true regardless of which project you’re considering, and it applies just as much to a ₹2 Cr villa as it does to a ₹13 Cr one.
If your budget doesn’t stretch to this tier, or if you’d simply rather buy into a project designed around a lower entry price with a larger community, it’s worth reading our own honest review of The Berries for Birds, checking the current pricing and amenities list, and working through our villa buyer’s checklist before you compare it against anything else in the East Bangalore market — the checklist applies to Raffles Park just as much as it does to any project on our own site.
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