Project Overview & Key Specifications

The Varanda is developed by Purti NPR Developers LLP (also known as Purti Realty & NPR Group) and is located on Jessore Road / VIP Road area, Lake Town, Kolkata (PIN 700089). 

Project Structure & Scale

• Spanning approximately 3 acres (or ~180 cottahs) of land with 5 towers (B+G+25 floors each) and around 286 units overall.

• Launch date: August 2023. Possession targeted around June 2029. (Under-construction at time of writing)

• RERA registration: WBRERA/P/NOR/2023/000479.

Unit Configurations & Sizes

• 3 BHK units: Super built-up area approximately 1,883 – 1,894 sq ft.

• 4 BHK units: Area around 2,316 – 3,041 sq ft (some listings up to ~3,015 sq ft).

• 5 BHK units: Super built-up area in the region of 3,245 – 3,347 sq ft. 

Pricing & Rate

• As per latest data, starting price is around ₹1.97 Crore for 3 BHK units of ~1,883 sq ft.

• 4 BHK units range from approximately ₹2.62 Crore to ~₹3.79 Crore depending on size and floor. 

• Average rate per sq ft in recent listings: ~₹10,460 – ₹11,320 per sq ft.

Highlights & Specification

• Every apartment is designed with a servant quarter and is 100% Vastu-compliant. 

• Premium finishes: vitrified/Italian tiles in living areas, anti-skid tiles in wet areas, branded CP fittings, large balconies, open living spaces. 

• Podium level amenities at third floor linking towers via integrated walkway, large landscaped areas.

Location & Connectivity: Lake Town Advantage

Address & Neighbourhood

The Varanda is located at 145/ P-390 Jessore Road (Block A), Lake Town, Kolkata – 700089. Lake Town is a well-established residential locality in North Kolkata, under the jurisdiction of South Dum Dum Municipality of North 24 Parganas district. Wikipedia

Connectivity Highlights

• Approximately 1 km from VIP Road / Jessore Road, ensuring quick access to major arterial routes. 

• Belgachia Metro Station is around 2 km away, making metro connectivity feasible. 

• Kolkata Airport is about 6-7 km from the project, giving good access for frequent flyers. 

• Schools, hospitals, malls and entertainment hubs such as City Centre Salt Lake, Diamond Plaza, Mani Square are within short drive-time.

Locality Outlook

Lake Town offers a combination of mature infrastructure, residential tranquillity, and strong connectivity to central Kolkata. The presence of large land parcels and newer luxury launches like The Varanda suggest an evolving premium micro-market within the area.

Lifestyle & Amenities: Luxury Redefined

Podium & Club-Level Features

• The third-floor large podium acts as a dedicated amenity deck and features club-house, banquet hall, spa/sauna, floating deck, sun-ken seating, event lawns and more. 

• The development emphasises 70% open space, large landscaping, and luxury recreational zoning.

• Swimming pool & kids’ pool

• Indoor badminton court, yoga studio, fitness studio

• Amphitheatre, kids’ play area, co-working court

• Gated community, 24×7 security, CCTV, basement + multi-level parking.

Living Experience

With large flats, generous balconies, open living areas and premium finishes, The Varanda delivers a lifestyle targeted at families and premium buyers seeking space, quality and convenience — unlike compact units typical of mid-market projects. The strong amenity offering and podium levels add to the “resort-style” feel within an urban context.

Investment & Value Proposition

Why It Makes Sense

• Limited inventory (286 units) and large floor-plates (3-5 BHK) mean fewer direct competitors in this format within Lake Town.

• Prime address in Lake Town with connectivity and growing premium residential developments — suggesting value appreciation potential.

• Large homes attract owner-occupiers, multi-generational families and high-end tenants — enhancing rental stability.

• Developer credibility, RERA registration and modern specification offer buyer confidence in an under-construction asset.

Considerations

• The project is under construction with possession slated for June 2029 — implying a waiting period and exposure to construction/market risk.

• Luxury segment pricing is sensitive to macro-economic variables such as interest rates, inflation, and buyer sentiment.

• Resale liquidity in large-format luxury homes may be slower relative to smaller units, so longer investment horizon may be necessary.

Comparative Snapshot

Compared with nearby projects which focus on smaller flats, The Varanda’s large sizes (up to ~3,300 sq ft) and high-end positioning make it standout. For buyers wanting premium space in Lake Town rather than standard flats, this project ticks many boxes.

Risks & Buyer Caveats

• Traffic and ingress/egress in the VIP Road / Jessore Road corridor can be congested during peak hours — buyers should check actual drive-times.

• Since it is a large project with multiple towers, maintenance charges and common-area upkeep costs may be higher than smaller developments; prospective owners should request maintenance policy details.

• Construction projects can face delays; examining builder’s track record, escrow of funds, and construction milestones is essential.

• For investment, one must check comparables — what similar units in Lake Town are fetching for resale/rent now — to verify yield and exit potential.

Why Choose The Varanda Over Other Options?

• Large format homes: Many projects in Lake Town cater to 2-3 BHK; The Varanda offers 3, 4 and 5 BHK plus servant quarters — ideal for families seeking space.

• High-end finishes & amenities: The scaled podium, club-house, premium specification elevate living beyond typical apartment projects.

• Strong connectivity & location: The address close to VIP Road, metro, airport and major retail means everyday convenience along with investment upside.

• Developer & compliance: RERA registration and known developer reduce risk compared to unregulated or smaller-scale projects.

Buyer Checklist: What to Verify Before Booking

1. Verify the RERA registration (WBRERA/P/NOR/2023/000479) and check builder’s previous project delivery record.

2. Request the detailed Pricing sheet: base price per sq ft, car‐parking cost, GST, floor rise, and other charges.

3. Visit the site to assess actual connectivity, traffic, surrounding developments, noise levels and site orientation.

4. Review floor plans and attributes: size of unit, number of open sides, balcony size, servant quarter, flat orientation.

5. Examine payment plan, escrow arrangements, builder’s liquidation of previous inventory, and construction timeline.

6. Clarify parking allocation (for large homes), guest parking, maintenance charges, club usage, and service-lift access.

7. Understand rental/resale scenario: talk to local brokers about similar large homes, within Lake Town or nearby, to assess yield.

8. Check infrastructure: access roads, metro station connectivity, future developments that may impact view or value (positive or negative).

9. Legal & approvals: building plan approved, environmental clearance if required, fire safety certificate, occupancy certificate timing.

10. Consider financing: for large ticket size homes (₹2–4 Crore+), check home-loan eligibility, interest rate risk, and affordability in context of your horizon.

Conclusion

We find that The Varanda offers a highly compelling proposition for buyers seeking premium, large-format residences in a strong North Kolkata location. With 3, 4 & 5 BHK configurations, modern amenities, strong connectivity and a reputable developer, it stands out in Lake Town’s luxury residential segment. While the wait for possession and higher price point require buyer readiness and long-term horizon, the long-term value potential appears significant for those aligning with its lifestyle positioning and investment intent.