Prestige Parklane offers two different 2 BHK layouts, not one, and the naming doesn't make the difference obvious: 2 BHK Optima and 2 BHK Ultima. Both show up on the same price list, both are described simply as "2 BHK" in casual conversation, and it's easy to assume Ultima is just a fancier finish on the same floor plan. It isn't. This is a genuinely different size, price and, we'd argue, a different kind of buyer. We pulled the verified area and price data from Prestige Parklane's own per-tower floor plan sheets (Optima appears on the Tower 07 sheet, Ultima on the Tower 04 sheet) to work out the actual price-per-square-foot difference, what it means for your EMI, and which layout suits which kind of buyer.
1. The Quick Answer
2 BHK Optima (828-880 sq ft, from ₹82 Lakhs*) is the smaller, lower-ticket 2 BHK, coded "2B Small" in the developer's own unit schedule. 2 BHK Ultima (1,087-1,103 sq ft, from ₹1.02 Cr*) is the larger option, coded "2B Large," roughly 24% bigger in area and roughly 24% higher in price. If your budget is the constraint, Optima gets you into a 2 BHK for ₹20 Lakhs less. If space is the constraint, and specifically if you need a genuinely usable third room, study nook, or bigger master bedroom rather than just a marginally roomier living area, Ultima is the one to look at.
2. Area & Price, Side by Side
| 2 BHK Optima | 2 BHK Ultima | |
|---|---|---|
| Developer Type Codes | A2, B2-B5 ("2B Small") | C1-C8 ("2B Large") |
| Saleable Area | 828-880 sq ft | 1,087-1,103 sq ft |
| Indicative Starting Price | ₹82 Lakhs* | ₹1.02 Cr* |
| Price Difference | ~₹20 Lakhs more for Ultima | |
| Area Difference | ~215-250 sq ft more saleable area in Ultima | |
*Indicative pricing, subject to change until Prestige Group publishes its formal price list. Please enquire for the current, verified price list.
3. The Number That Actually Matters: Price Per Square Foot
Here's the calculation most buyers skip, and it changes the framing of this comparison entirely. Using the indicative base prices against each configuration's area range:
- Optima: ₹82 Lakhs ÷ 828-880 sq ft ≈ ₹9,318 to ₹9,903 per sq ft
- Ultima: ₹1.02 Cr ÷ 1,087-1,103 sq ft ≈ ₹9,248 to ₹9,383 per sq ft
These two ranges overlap almost completely. In plain terms: Ultima is not a premium-priced upgrade to Optima, at least not on a rate basis. You are not paying extra per square foot for the "Ultima" name, you're simply buying more square feet at essentially the same rate. That's a meaningfully different way to think about the decision than "Ultima is the expensive one" versus "Optima is the cheap one." The real question is whether you need the extra ~215-250 sq ft, not whether Ultima is a rip-off. It isn't, based on this math.
4. What The Extra Space Actually Buys You: Carpet Area
Saleable area isn't what you live in. Carpet area at Prestige Parklane runs approximately 37.8% to 45% less than the quoted saleable area, depending on layout and tower, a genuinely wide range worth pinning down for your specific unit before you compare on paper. Applying a rough midpoint (~40% loss) purely for illustration:
- Optima: ~828-880 sq ft saleable → roughly 497-528 sq ft carpet (illustrative only)
- Ultima: ~1,087-1,103 sq ft saleable → roughly 652-662 sq ft carpet (illustrative only)
That's a difference of roughly 125-165 sq ft of actual living space, illustratively, enough to matter as a meaningfully larger second bedroom, a proper store/utility room, or a larger balcony, not just a marginal upgrade. Ask the sales team for the exact RERA carpet area (not saleable area) of the specific unit you're considering in each configuration before deciding; the 37.8%-45% range is wide enough that two units of the same saleable size can differ noticeably in actual carpet area depending on layout efficiency.
5. Illustrative EMI Comparison
To make the ₹20 Lakh price gap concrete, here's an illustrative EMI comparison at 80% loan-to-value, 8.5% per annum interest and a 20-year tenure. This is a generic calculation for comparison purposes only, not a loan offer or a quote from any specific lender, and actual rates will vary by bank, credit profile and prevailing policy rates at the time you apply:
| 2 BHK Optima | 2 BHK Ultima | |
|---|---|---|
| Indicative Price | ₹82,00,000 | ₹1,02,00,000 |
| Loan Amount (80% LTV) | ₹65,60,000 | ₹81,60,000 |
| Illustrative EMI (8.5% p.a., 20 yrs) | ~₹56,900/month | ~₹70,800/month |
The gap works out to roughly ₹13,900 more per month for Ultima over the loan tenure, on top of a larger upfront down payment (the 20% not financed). For a buyer stretching their budget, that monthly difference is often the more decision-relevant number than the ₹20 Lakh headline price gap, since it's what actually has to fit your monthly cash flow for the next two decades.
6. Which Towers Have Which Layout?
Both configurations are repeated across multiple of the 9 towers rather than being confined to one tower each, so availability of your preferred layout and facing is a question for the sales team rather than something fixed in advance. From the per-tower sheets we reviewed, Optima-type units (coded A2, B2-B5) appear on the Tower 07 unit schedule, while Ultima-type units (coded C1-C8) appear on the Tower 04 unit schedule; other towers among the remaining 7 likely carry their own mix of both, so don't assume a specific tower is Optima-only or Ultima-only without checking its own schedule.
7. Resale & Rental: A General Pattern, Not a Promise
Prestige Parklane is a brand-new launch, so there is no project-specific resale or rental data yet, and we won't pretend otherwise. As a general pattern across similarly-priced North Bangalore launches, though: smaller, lower-ticket 2 BHKs like Optima tend to see faster turnover, popular with first-time buyers, young couples and investors targeting a lower entry price and a broader tenant pool. Larger 2 BHKs like Ultima, with genuinely more livable space, tend to draw slightly older buyers upgrading from a 1 BHK or a smaller 2 BHK, and can command a modestly higher rent in absolute terms, though not necessarily a higher yield percentage. Treat this as a general market pattern to factor in, not a guarantee specific to this project.
8. Maintenance and Ongoing Costs
Maintenance (CAM) charges on most Bangalore high-rise launches are billed per square foot of saleable or super-built-up area, not per configuration, so Ultima's larger footprint means a proportionally higher monthly CAM bill regardless of how the two layouts compare on price per square foot. If Prestige Parklane's eventual CAM rate lands anywhere near the ₹3-4 per sq ft per month that's typical for a large-format clubhouse-and-amenity-heavy project in this price band, that's roughly ₹2,600-3,500 a month for Optima versus ₹3,300-4,400 a month for Ultima, a modest but real ongoing difference worth folding into your monthly budget alongside the EMI gap, not just the upfront price. Ask the sales team for the current estimated CAM rate per configuration before you finalise a choice, since actual rates are typically only fixed closer to possession.
9. Our Honest Assessment
The real decision here isn't "which is better," it's "how much space do you actually need, and can your monthly budget absorb the extra ~₹13,900 EMI Ultima requires." Both configurations price out at essentially the same rate per square foot, so neither is objectively the smarter buy on a value basis, you are choosing size and monthly affordability, not chasing a bargain. If you're a first-time buyer, a couple without children yet, or prioritising the lowest entry price into this launch, Optima is the sensible starting point. If you're planning for a child, want a genuine third-room-equivalent of extra space, or simply dislike a tight 2 BHK, the ~150 sq ft of extra carpet area in Ultima is worth the additional cost for most families, provided the EMI still fits comfortably (not just barely) into your monthly budget. Whichever you lean toward, ask for the exact RERA carpet area of your specific unit, not just the saleable figure, before signing anything. If you'd like help thinking through the trade-off against your own numbers, message us on WhatsApp or use the enquiry form on the project page.
