Marking a more cautious phase in Bengaluru’s luxury housing market, buyers say that several prominent real estate developers are now offering flexible payment plans and upfront discounts to encourage sales. These unusual incentives, mentioned by buyers, look like a response to waning demand, especially in the apartment market above ₹2.5 crore.
“Several developers are offering 25% upfront payment, the remaining 75% on possession. Were there similar kinds of offers 6 months ago as well? Why are they providing such enticing offers if ‘all is well?’ one buyer shared on Reddit.
“This is probably the first time top developers are offering such plans across so many of their projects,” a different Reddit user stated. “It clearly shows that they are struggling to sell their costly inventories. It had to stop somewhere. Probably this is the start.”
Brokers are offering surprise discounts to homebuyers
Along with this change, brokers are showing a greater willingness to provide upfront discounts, even before serious talks begin. “Brokers are openly offering 5% discounts,” A homebuyer was taken aback by the new level of flexibility in pricing, and this is even before asking for a better deal.”
Nonetheless, certain buyers have pointed out that these offers frequently carry trade-offs. Developers might subtly increase the base price before giving discounts, which helps them maintain their profits while creating the appearance of a bargain. “In all cases, they first increase the price and then offer the discount, so the overall effect is still a price rise, even if marginal,” One individual shared.
The units on the top and ground floors are usually less sought after because of heat exposure or limited privacy, and they often stay unsold until the end. “Developers do offer real discounts on these units because they are harder to rent or resell,” the purchaser observed.
The premium apartment segment shows signs of stagnation
Buyers do not foresee a rapid price adjustment, yet there is a rising consensus that the market for luxury and ultra-luxury apartments, especially those priced above ₹2.5 crore, is set to plateau.
In contrast, plotted developments continue to show high demand and increasing prices. “Plotted projects will continue to sell out, and prices will appreciate. But I seriously have lesser hopes for those 2.5 crore-plus flats, especially if someone buys for investment purposes,” the buyer has written.
Buyers suggest that if sales keep falling, new launches could follow
According to Reddit users, if the current drop in sales lasts through the holiday season, more developers might need to adopt comparable payment methods or incentives. This might consist of EMI holidays, smaller upfront costs, and combined advantages like free car parking or GST waivers.
“No builder wants to sell to a new buyer at a lower price than someone who bought the same flat a few months ago,” A user on Reddit mentioned.
Here’s the opinion of a real estate expert
“Market demand has slowed down, hence some of the builders are launching such schemes. Either there is an EMI holiday or a fixed meagre EMI payment till possession,” A person on Reddit said. “Also, if you are opting for such plans, the pricing will be on the higher side. For the same unit, you’ll get a better price if you go for a normal payment plan.”
According to experts, numerous developers present enticing payment plans and discounts, particularly for projects experiencing slow sales or high inventory levels.
“These offers are often seen in mid or luxury developments that may be slightly off-location or not performing as expected in terms of buyer interest or sales. In such cases, despite having good architectural design or luxury appeal, developers use these schemes to incentivise purchases and clear unsold stock,” Nomaan Ellahi, the Associate Principal Partner for Square Yards, expressed.
He stated that even prominent, established Grade A developers occasionally provide similar short-term deals or flexible payment options to stimulate sales. “While these major players may not be struggling with demand, the strategy helps maintain momentum and drive numbers.”
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Published Date: 12 Aug, 2025
