The Headline Numbers
The reported figures put the 2 BHK at 1,239 sq.ft.* from ₹1.44 Cr* (one source cites all-in from ₹1.40 Cr*) and the 3 BHK at 1,867 sq.ft.* from ₹1.80 Cr* all-in. Both are generous for their class - Sarjapur's typical 2 BHKs run 1,000-1,150 sq.ft. and 3 BHKs 1,450-1,700 sq.ft. - and both imply a similar ~₹11,000-12,000/sq.ft* rate, so you're paying for space, not a per-sq.ft. premium, when you step up.
The caveat: other marketing sources quote 2 BHKs at 900-1,100 sq.ft. and 3 BHKs from 1,200-1,600 sq.ft. plus premium 1,700-2,000 sq.ft. study variants. The realistic read is that the official cost sheet will carry multiple types per configuration - so treat the headline sizes as the upper variants and verify which type a quoted price actually maps to.
Who Each Suits
The 2 BHK suits first-time buyers and investors: the Sarjapur belt's IT tenant base keeps 2 BHK rental demand deep (established stock rents at ₹35,000-45,000/month, ~3-3.5% yields), and the lower ticket keeps EMI maths manageable. The 3 BHK suits families planning a 2030-31 possession horizon: at 1,867 sq.ft.* it competes with the corridor's premium stock, and in a two-tower phase the larger homes typically claim the better stacks and views.
Our Recommendation
If the step-up gap of roughly ₹36 Lakh* is comfortable, the 3 BHK's space-per-rupee is the stronger long-term hold in a corridor where family stock appreciates on school-catchment demand. If capital efficiency rules, the 2 BHK's rental logic is proven on this belt. Either way: register, get the official cost sheet, confirm the exact type-wise sizes, and verify the reported RERA number at rera.karnataka.gov.in before paying anything.