Three-bedroom homes are the standard family unit in Bangalore, and there is no shortage of them. A 3 BHK that looks across water is a rarer thing, because the number of homes that can hold a lake view is capped by the shoreline. This article looks at that unit specifically: what it measures, what separates the two 3 BHK options, and how a lake-facing plan differs from an ordinary one. It is part of the pillar guide to lake-facing apartments in Bangalore.
The two 3 BHK options, side by side
Phase 1 at Lakeside Residences lists five indicative typologies, two of which are three-bedroom:
| Large 3 BHK | Luxe 3 BHK | |
|---|---|---|
| Bedrooms | 3 | 3 |
| Toilets | 3 | 3 |
| Approx. area | 1,850 sq ft | 2,100 sq ft |
| From | ₹1.69 Cr | ₹1.92 Cr |
The difference is 250 sq ft and roughly ₹23 lakh. Where that area sits is the question worth asking, because in a lake-facing plan the extra square feet usually go into the parts of the home that touch the water: a broader living and dining zone, a larger skydeck, and more separation between the master suite and the other bedrooms. Ask to see both plans side by side rather than choosing on carpet area alone.
What a lake-facing plan changes in a 3 BHK
On a standard 3 BHK plan, the view is a bonus attached to one side of the home. On a lake-facing plan, orientation drives everything.
- The living and dining run along the water side, so the main rooms and the deck share the outlook rather than one room owning it.
- The deck is planned for use, not for standing on. Double-height panoramic skydecks are the format here.
- The bedrooms are placed to keep the view or the quiet, depending on the floor. Laminated wooden floors run through them, with Italian marble in the living and dining areas.
- Arrival is private. A vestibule serves the home instead of a shared corridor, which matters more the larger the home becomes.
Every view position in a project is a fixed asset, which is why 3 BHK facing units tend to go early. The 3 BHK is where most buyers enter a premium project, so the smallest supply meets the largest demand. At Lakeside Residences the pressure moves elsewhere, because all 604 Phase 1 Sky Villas are planned to face the 300-acre lake, four homes share a floor, four dedicated elevators serve them, and a butterfly layout turns each home towards the water. The Sky Villa format explains how the unit type is meant to work.
Three bedrooms or four?
A 3 BHK at 1,850 to 2,100 sq ft is a comfortable family home, and for many buyers in this corridor it is the right size. A fourth bedroom begins to make sense if you need a permanent home office, expect parents to live with you for part of the year, or want a guest suite rather than a study that doubles as a store. The 4 BHK range starts at about 2,450 sq ft from ₹2.23 Cr and runs to a Prime 4 BHK of about 2,950 sq ft from ₹2.68 Cr, with five toilets and a home office. If you are weighing the two, read 3 BHK apartments on Sarjapur Road for corridor context, and compare the larger homes on the 4 BHK Sky Villa page.
What the starting price does not include
The figures above sit on a base price of ₹8,999 per sq ft, and the starting value includes one car park. It does not include clubhouse membership, infrastructure charges, maintenance and corpus charges, floor-rise charges, PLC, SDR or GST. Two consequences follow. The figure you are quoted for a specific floor will be higher than the starting value. And the gap between the Large and the Luxe 3 BHK will look different once every add-on is applied, so compare full cost sheets rather than starting numbers. The price guide works through this in more detail.
Living in a 3 BHK here
Phase 1 sits on 30 acres inside a 100-acre township, with 129+ amenities across three levels. For a family with young children the relevant ones are the podium swimming pool, the kids' pool, the tot lot and play lawn, the skating rink and the 1.1 km lakeside promenade. There is also a five-acre sports village with tennis, basketball, a cricket pitch and pickleball, and a 60,000 sq ft Lakeview Clubhouse with a restaurant, an all-day café, banquet halls, a games lounge, two mini theatres and guest rooms. The full list is on the amenities page.
What to verify
Areas and prices are indicative and subject to change with K-RERA registration. Neither the registration number nor the possession date has been published. Ask for the registration number when it is issued and verify it on the Karnataka RERA portal. Early-bird registration is a record of preference, not a booking. For a purchase of this size, the buying checklist is worth working through before you pay anything.