Every home at Kosha on South Main Road, Koregaon Park, is a 4.5 BHK, but the three types are very different buys: a residence on a typical floor, a first-floor garden residence with a private lawn, or a duplex sky villa at the top of the tower. This guide compares them using the developer's area statements and the current price sheet.
In short: the 2,257 sq ft residence is the entry point at ₹5.91 crore (bare shell, agreement value). The garden residences and sky villas cost more per square foot of carpet because part of what you pay for is outdoor space: a garden of up to about 4,000 sq ft on the first floor, or a sky garden and terrace of about 1,350 to 1,530 sq ft at the top.
The price sheet, unit by unit
| Unit | Quoted carpet | Saleable area | Agreement value | All-in total |
|---|---|---|---|---|
| 304 (4.5 BHK residence) | 2,257 sq ft | 3,160 sq ft | ₹5.91 crore | ₹6.62 crore |
| 102 (Garden residence) | 3,582 sq ft | 5,015 sq ft | ₹9.83 crore | ₹11.01 crore |
| 103 (Garden residence) | 3,837 sq ft | 5,372 sq ft | ₹10.53 crore | ₹11.80 crore |
| 2001 (Duplex sky villa) | 4,372 sq ft | 6,121 sq ft | ₹12.85 crore | ₹14.40 crore |
The quoted carpet for the garden residences adds half of the garden to the carpet area, and for the sky villas it includes the sky garden and terrace. The all-in totals add 5% GST, 7% stamp duty, registration and legal charges, and all four units are listed as bare shell.
Price per square foot, three ways
| Unit | Per sq ft of saleable area | Per quoted sq ft | Indoor carpet | Per sq ft of indoor carpet |
|---|---|---|---|---|
| 304 (4.5 BHK residence) | ₹18,700 | ₹26,182 | 2,257 sq ft | ₹26,182 |
| 102 (Garden residence) | ₹19,600 | ₹27,441 | 2,949 sq ft | ₹33,331 |
| 103 (Garden residence) | ₹19,600 | ₹27,441 | 2,946 sq ft | ₹35,740 |
| 2001 (Duplex sky villa) | ₹21,000 | ₹29,400 | 3,019 sq ft | ₹42,576 |
On the developer's saleable-area rate, the three types differ by only ₹900 to ₹2,300 per sq ft. On indoor carpet alone, the gap is much wider, because the garden residences and sky villas include large outdoor areas in their price.
The 4.5 BHK residences
The typical floors (3rd, 4th, 6th to 8th, 10th to 12th, 14th to 16th and 18th) have four homes each. The 01 and 04 homes have 189 sq m of carpet plus a 21 sq m sit-out (2,257 sq ft), with a 26'7" x 14'5" living room, bedrooms of about 12'0" x 16'5" and 12'0" x 13'11" and two sit-outs. The 02 and 03 homes are larger, at 2,939 to 2,943 sq ft, with a 26'7" x 17'11" living room, a 37'5" sit-out, master bedrooms of about 17'2" x 14'11" and 18'0" x 13'11", a pooja room, a reception area and a private lift lobby. Both residence types have a house-help room with a toilet.
The garden residences
The four first-floor homes each come with a private garden. Units 101 and 104 have 2,410 sq ft of carpet and the largest gardens, of about 3,976 and 4,006 sq ft. Units 102 and 103 have about 2,946 to 2,949 sq ft of carpet, like the larger residences above them, with gardens of about 1,266 and 1,781 sq ft. If you want a lawn at ground-floor scale without leaving Koregaon Park, these are the homes to look at.
The duplex sky villas
The four sky villas occupy the 20th and 21st floors. Sky villas 2001 and 2004 have about 3,019 sq ft of carpet over two levels, a 1,238 sq ft open-to-sky garden and a 112 sq ft terrace; 2002 and 2003 have about 3,941 to 3,945 sq ft, a 1,361 sq ft sky garden and a 169 sq ft terrace. The developer notes that the sky villa plans are subject to change, so ask for the latest drawings.
Which Kosha home should you choose?
- The lowest entry price: a 2,257 sq ft residence from ₹5.91 crore.
- The most indoor space on a typical floor: the 02 and 03 residences, at about 2,940 sq ft.
- A private lawn: the garden residences, especially units 101 and 104 with gardens of about 4,000 sq ft.
- Views and a duplex layout: the sky villas, from ₹12.85 crore.
For the amenities, specifications and location, see our full Kosha review. Before you book, compare the carpet area of your unit with the MahaRERA registration (PR1260002500453); our RERA checklist shows how.
Kosha home types: frequently asked questions
What sizes are available at Kosha?
Residences of 2,257 and about 2,940 sq ft of carpet, garden residences quoted at 3,582 to 4,398 sq ft and duplex sky villas quoted at 4,372 to 5,423 sq ft.
What is the rate per sq ft at Kosha?
The price sheet quotes ₹18,700 to ₹21,000 per sq ft of saleable area: ₹18,700 for residence 304, ₹19,600 for garden residences 102 and 103 and ₹21,000 for sky villa 2001.
How big are the gardens of the garden residences?
About 3,976 and 4,006 sq ft for units 101 and 104, and about 1,266 and 1,781 sq ft for units 102 and 103.
Are the sky villas duplexes?
Yes. Each spans the 20th and 21st floors, with an open-to-sky garden and a terrace.
Is the price for a finished home?
The price sheet lists the units as bare shell. Confirm the included finishes with the developer.
How many homes does each floor have?
Four on the typical floors, on the garden floor and on the sky villa floors.
See every plan and the brochure on the Kosha project page.
