Adarsh Tropica Phase II vs Assetz Mizumi Reserve vs Heart of Harmony: Sarjapur & Kudlu buyer comparison (2026)

Adarsh Tropica Phase II, Assetz Mizumi Reserve and Heart of Harmony are three RERA-registered projects within about 6 km of each other on the Sarjapur Road–Kudlu–Hosur Road side of South-East Bangalore. They suit different buyers.

This guide compares them on the same terms, including an estimate of what you actually pay once taxes and developer charges are added.

At a glance

Distances are straight-line from each project's location pin, not road distance; drive times depend on traffic. Prices are indicative, from developer sheets and listings as of November 2026, and change often.

Base price vs what you actually pay

The price quoted in a brochure or listing is rarely the amount you pay. Under-construction homes attract 5% GST. Karnataka stamp duty and registration together come to roughly 6.6% of the property value. Developers also add charges such as car parking, floor rise, preferred location, legal charges and maintenance deposits.

• Adarsh Tropica Phase II: from ₹1.54 Cr quoted. Adding 5% GST and about 6.6% stamp duty and registration gives about ₹1.72 Cr. Car park and other developer charges are not included, so the real figure will be higher.
• Assetz Mizumi Reserve: from ₹2.13 Cr at the basic rate (unit A-2217, 1,901 sq ft). The developer's cost sheet for the same unit, with preferred location, floor rise, car park, GST, legal, maintenance and sinking fund, comes to ₹2.72 Cr; with about 6.6% stamp duty and registration on the agreement value, about ₹2.89 Cr.
• Heart of Harmony: the developer's sheet quotes all-inclusive amounts from ₹2.54 Cr, which include GST but not stamp duty and registration; adding those gives about ₹2.70 Cr (about ₹4.24 Cr for the largest homes at ₹3.99 Cr).

The headline price can understate the cheque you write by 10 to 35 per cent, which is why we compare all-in cost sheets, not brochure prices.

Which project fits which buyer?

Budget-conscious 3 BHK buyer who wants delivery in 2027 → Adarsh Tropica Phase II

It has the lowest entry price of the three and the earliest delivery. It is off Sarjapur Road, about 4.7 km from the ORR. Check the approach road at peak hours and unit-specific carpet efficiency.

End-use family that wants space close to HSR Layout → Assetz Mizumi Reserve or Heart of Harmony

Heart of Harmony is the closest to HSR Layout (about 2.3 km) and Silk Board. Assetz Mizumi offers the larger layouts (1,900–2,476 sq ft) about 3.2 km from HSR. Both complete around 2030, so this suits families who can wait.

Long-horizon buyer → Heart of Harmony or Assetz Mizumi Reserve

Construction-linked payment plans spread the cost over the build. Heart of Harmony's RERA completion date is March 2030 and Assetz Mizumi is at Phase 1 launch. This suits buyers comfortable with a three-and-a-half to four-year horizon.

Questions buyers ask

Which is the cheapest of the three?

Adarsh Tropica Phase II, from about ₹1.54 Cr quoted (about ₹1.72 Cr all-in, before car park and other charges).

Which project is closest to HSR Layout?

Heart of Harmony, about 2.3 km in a straight line, followed by Assetz Mizumi Reserve at about 3.2 km and Adarsh Tropica Phase II at about 6 km.

Which one can I move into first?

Adarsh Tropica Phase II, with Phase 2 delivery in 2027. Heart of Harmony's RERA completion date is March 2030, and Assetz Mizumi Reserve is at its Phase 1 launch.

How much more than the base price will I pay?

Usually 10 to 35 per cent more, once GST (5% on under-construction homes), stamp duty and registration (about 6.6% in Karnataka) and developer charges such as car parking are added.

Are all three RERA registered?

Yes. The Karnataka RERA numbers are listed in the table above; you can check them on the Karnataka RERA website.

See each project's details: Adarsh Tropica Phase II · Assetz Mizumi Reserve · Heart of Harmony

This guide is general information, not financial or legal advice. Figures are indicative and change; confirm the latest cost sheet with us before deciding.