Kolte Patil Mirabilis, Horamavu, Bangalore | An Architect Reviews

Kolte Patil’s flagship project in Bangalore called “Mirabilis”, located in Horamavu, off Banaswadi Outer Ring Road (ORR) is spread over 7 acres of greenery and very close to the Horamavu Agara lake. It has a total of seven towers with 12 floors each and 640 apartment units. It is expected to be completed in 2016. Other residential complexes by reputed builders in Horamavu include Brigade Altamont, Chitrakut Amber, Prestige Gulmohar.

kolte_patil_mirabilis perspective
An aerial view of Kolte Patil Mirabilis adjacent to the Horamavu Agara lake


Outer Ring Road (1.4 Kms), Manyata tech park (6 kms), Baghmane tech park, ITPL whitefiled (11 kms), Old Madras road (4 km), MG Road (10 km) and International airport (32 km) are in close proximity to Kolte Patil Mirabilis. Schools such as Royal Concorde School , Delhi Public School, Vidya Niketan School, Vidya Shilp School, Bangalore International School, St Micheal’s School, Kristu Jayanti College and hospitals like Columbia Asia Hospital, Baptist hospital are within reach from this location. Some of the other big apartment complexes nearby include Salarpuria Gold Summit.


Kolte-Patil has been in the building sector for the past 25 years. Founded 2 decades ago Kolte-Patil Developers Ltd. is one of the foremost real estate companies in Pune.It has completed 1 crore sq. ft. of developments in Pune, Mumbai and Bengaluru and these include residential, commercial, retail, IT parks, and integrated townships. According to the company brochure, their core values include “creating spaces that blend in with the surroundings, eco-friendliness, technology, sustainability, value and commitment to time schedules”.

Kolte Patil Mirabilis elevation
The entrance gateway with Mirabilis in the background


Kolte Patil Mirabilis has around 640 apartment units of 1-bed, 2-bed-2-toilet, 3-bed-2-toilet, 3-bed-3 toilet and 4-bed configurations in areas varying from 436 sft to 2300 sft. The apartment prices range between 20.25 lakhs and 74.3 lakhs. However, please note that these prices are excluding car parking, registration and other charges.

kolte-patil-mirabilis-aerial view
A complete view of Kolte Patil Mirabilis in Horamavu


Swimming pool, provision  of space for Café , Spa and Creche, Gymnasium, Indoor sports facilities, Table tennis, Billiards/ Snooker, Squash court, Chess and Carrom tables, Multipurpose hall, Library, Tree atriums, Health trail, Yoga / Meditation pavilions, Congregation space, Exercise courts, Practice basketball courts, Practice cricket pitch, Tot lots, Children’s play area, Garbage chute, Water feature at the entrance.

Block floor plan of Kolte Patil Mirabilis
Floor plan of tower block in Kolte Patil Mirabilis


Since I am an Architect based in Bangalore, I am able to review some of the projects and builders in Bangalore with confidence. These reviews will hopefully help you in making the right decision when planning to buy a flat. My reviews are unbiased and solely based on the merits and demerits of the design of the buildings.


Location: The location near the ORR and Manyata Tech Park will attract the IT crowd. Moreover, it is close to MG road, schools, tech parks, hospitals and the Airport.

Resale Value: It is good for investment and will have good resale value because of it’s excellent location.

Reputation: Kolte Patil Group is a well-established real estate firm in Pune and so their flagship project in Bangalore should attract buyers.

Appearance: The elevation of the 12 floor towers might be interesting because of the curved skin wall that circles the blocks. The skin wall causes the rooms to be set back and this gives additional insulation to the apartments.

Areas of the flats: The super built up areas of the flats are not too high and affordable. Many builders usually add more % on the built-up area while calculating the Super built-up area and hence have high super built-up areas.

Lobby: The light to the staircase/lift lobby is reasonably good as there are lot of windows facing the atrium.

Room sizes: The master bedroom, kitchen, living room and bathrooms are comfortably sized considering that the super built-up areas of the flats are on the lower side. See my post on Bedroom sizes in Design of a Bedroom, design of a Kitchen.

Living dining: The L shaped living/dining room in all the apartments is preferable as it breaks it into two spaces.

2.5 bhk or the 3-Bed-2-Toilet option: is available in which the super-built-up area of a 3-bed apartment is reduced by 150 to 200 sft. So for those of you who are looking for a cheaper 3-bed unit, you can opt for this type. In my opinion, 2 toilets are sufficient for a family of 4 or 5.

3 bed apartment in Kolte Patil Mirabilis
Plan of a typical 3-bedroom unit in Kolte Patil Mirabilis


View: In every apartment, one bedroom faces a central atrium and the opposite apartment bedrooms. It can feel like a closed-in space.

Dining room: The dining room is narrow and does not get any direct light as it does not have windows. A dining table can only be placed to one side, otherwise it will obstruct the circulation space.

Toilet: In the 2-bed and 3-bed units, the common toilet opens directly into the dining room. This can be annoying especially when people are sitting at the dining table and someone is using the toilet.

Foyer: All the apartments have a tiny entrance foyer which is too small for keeping footwear.

Balcony: The balconies are very narrow at 2’11” unlike in Purva Palm Beach which has 5′ balconies. A 5′ wide balcony allows for comfortable reclining chairs whereas a 3′ balcony is just enough for standing.

A 3D view of a 3-bed unit in Kolte Patil Mirabilis
3D view of a 3-bedroom unit in Kolte Patil Mirabilis

This is my unbiased review of  Kolte Patil’s Mirabilis in Horamavu. I like the skin wall which allows forinteresting  pockets and provides insulation to the apartments. But in reducing the Super built-up are, the balconies, dining rooms have been made very small.  I will give it a rating of 7 out of 10.


One thought on “Kolte Patil Mirabilis, Horamavu, Bangalore | An Architect Reviews

  • April 23, 2021 at 2:37 am

    I liked the review , it is very useful before making a purchase, we may not look into all aspects as the brokers/sales people keep on blabbering eloquent of the amenities so that we may book the flat promptly.
    Thank you for the appreciation.


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