Nikoo Homes 8 vs L&T Thanisandra
Side-by-side comparison of price, possession, size, density, RERA registration, amenities and connectivity for two projects in Thanisandra.
Quick answer
Both projects are in Thanisandra, Bengaluru. Nikoo Homes 8 has the lowest entry price, from ₹69 L, against L&T Thanisandra at ₹3 Cr. L&T Thanisandra is due first, with possession in December 2030; Nikoo Homes 8 in Dec 2031 follows. L&T Thanisandra sits on the largest site, at 12 acres. L&T Thanisandra is the least dense, at about 63 homes per acre.
Key specs side by side
| Feature | Nikoo Homes 8 | L&T Thanisandra |
|---|---|---|
| Developer | Bhartiya Urban / Nikoo Homes | L&T Realty |
| Location | Thanisandra | Thirumenahalli, Chokkanahalli, Thanisandra |
| Starting price | ₹69 L onwardsLowest | ₹3.00 Cr Onwards |
| Configurations | Studio, 1, 2, 3 & 4 BHK Apartments + Lofts & Villas | 3 & 4 BHK Apartments |
| Unit sizes | 501–2,506 sq ft | 1,600–3,500 sq ft |
| Price per sq ft | ₹12,700 | — |
| Site area | 11.5 Acres | 12 AcresLargest |
| Homes | 1000+ Units | 750 to 800 Homes |
| Density | ~87 homes/acre | ~63 homes/acreLowest |
| Possession | Dec 2031 | December 2030Earliest |
| Status | Under Construction | Pre-Launch |
| Availability | Available | Available |
| Project type | Standalone Project | Standalone Project |
| RERA | PRM/KA/RERA/1251/309/PR/070526/008628 | Awaiting |
| Payment plan | Construction Linked Plan | Construction Linked Plan |
| Amenities listed | 43 | 16 |
Prices are base prices from each project's latest price list; GST, registration and other charges are extra. Density is homes per acre of site area.
Which should you choose?
Choose Nikoo Homes 8 if…
- you want the lowest entry price
- amenities matter most to you
- you are looking for Studio, 1, 2, 3 & 4 BHK Apartments + Lofts & Villas
Choose L&T Thanisandra if…
- you want to move in soonest
- you prefer a less crowded community
- you want the biggest site and open space
Price list comparison
Nikoo Homes 8
| Unit | Size | Price |
|---|---|---|
| Studio Suite | 501 sft saleable · 345 sft carpet | ₹69 L onwards |
| 1 Bed Home | 786 sft saleable · 462 sft carpet | ₹98 L onwards |
| 1 Bed with Study | 1,088 sft saleable | ₹1.36 Cr onwards |
| 2 Bed Home | 1,165 sft saleable | ₹1.42 Cr onwards |
| 2 Bed with Study | 1,226 to 1,271 sft saleable | ₹1.55 Cr onwards |
| 3 Bed Home | 1,720 to 1,777 sft saleable | ₹2.10 Cr onwards |
| 3 Bed with Terrace | 1,720 sft saleable + terrace | ₹2.20 Cr onwards |
| 3 Bed with Study | 2,006 to 2,072 sft saleable | ₹2.45 Cr onwards |
| 3 Bed Duplex Loft | 2,122 sft saleable | ₹2.60 Cr onwards |
| 4 Bed with Staff Room | 2,506 sft saleable | ₹3.10 Cr onwards |
| Nikoo Courtyard Villa | Row Villas with private courtyards & terraces | On Request |
L&T Thanisandra
| Unit | Size | Price |
|---|---|---|
| 3 BHK | 1,600 to 1,700 Sq.Ft. | ₹3.00 Cr Onwards |
| 3 BHK Premium | 2,100 to 2,200 Sq.Ft. | ₹3.75 Cr Onwards |
| 3 BHK Grande | 2,400 to 2,600 Sq.Ft. | ₹4.30 Cr Onwards |
| 4 BHK | 3,100 to 3,200 Sq.Ft. | ₹5.75 Cr Onwards |
| 4 BHK Premium | 3,400 to 3,500 Sq.Ft. | ₹6.30 Cr Onwards |
Amenities compared
| Amenity | Nikoo Homes 8 | L&T Thanisandra |
|---|---|---|
| Black Swan Clubhouse | ✓ | — |
| Rooftop Swimming Pool | ✓ | — |
| Infinity Pool Deck | ✓ | — |
| Podium Garden | ✓ | — |
| Modern Fitness Gymnasium | ✓ | — |
| Balinese Spa Zone | ✓ | — |
| Tennis Court | ✓ | — |
| Indoor Games Court | ✓ | — |
| Dance Art Studio | ✓ | — |
| Cook Studio Kitchen | ✓ | — |
| In-house Library | ✓ | — |
| Movie Screening Pod | ✓ | — |
| Open-Air Amphitheatre | ✓ | — |
| Community Garden | ✓ | — |
| Meditation Garden | ✓ | — |
| Sensory Theme Garden | ✓ | — |
| Wildlife Theme Garden | ✓ | — |
| Woodland Seating Zone | ✓ | — |
| Wild Flower Garden | ✓ | — |
| Linear Walking Garden | ✓ | — |
| The Central Spine | ✓ | — |
| The Living Canopy | ✓ | — |
| The Quiet Trail | ✓ | — |
| Terraced Landscape Zone | ✓ | — |
| Circle of Life | ✓ | — |
| Organic Kitchen Garden | ✓ | — |
| Aroma Sensory Garden | ✓ | — |
| BBQ Pit Area | ✓ | — |
| Children Play Area | ✓ | — |
| Planted Bioswale Pathway | ✓ | — |
Showing the 30 most common of 59 amenities across these projects. "—" means the developer has not listed it.
Location and connectivity
| Nearby | Nikoo Homes 8 | L&T Thanisandra |
|---|---|---|
| Transport |
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| Education |
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| Healthcare |
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| Work Hubs |
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| Shopping |
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| Recreation |
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| Infrastructure |
| — |
Pros and cons
Nikoo Homes 8
Pros
- Prime frontage on Thanisandra Main Road
- Near established Bhartiya City ecosystem
- Large-format 11.5-acre township-style development
- Wide configuration mix from studio to villas
Cons
- Thanisandra traffic congestion during peak hours
- Metro connectivity still under development
- Premium pricing compared to older nearby inventory
L&T Thanisandra
Pros
- Backed by L&T Realty, the real estate arm of the L&T engineering and construction group.
- Prime North Bengaluru address on Thanisandra Main Road, close to Manyata Tech Park.
- Lakeside setting right next to Chokkanahalli Lake for open, green views.
- Low-density layout with only four homes per floor and zero common walls between units.
Cons
- Pre-launch project, so buyers plan for a multi-year build up to a 2030 handover.
- Premium ticket size: these are large 3 and 4 BHK homes, not an entry-level buy.
- Peak-hour traffic can build up on the Outer Ring Road, Hennur Road and around Hebbal.
- Only 3 and 4 BHK layouts are planned, so smaller 1 or 2 BHK buyers are not catered to here.
Frequently asked questions
Which is cheaper, Nikoo Homes 8 or L&T Thanisandra?
Nikoo Homes 8 is cheaper to get into. Nikoo Homes 8 starts at ₹69 L; L&T Thanisandra starts at ₹3 Cr. Taxes, registration and other charges are extra.
Which project will be ready first?
L&T Thanisandra is scheduled to be ready first. RERA possession dates: Nikoo Homes 8: Dec 2031; L&T Thanisandra: December 2030.
Which project is bigger?
L&T Thanisandra has the largest site. Nikoo Homes 8: 11.5 Acres, 1000+ Units; L&T Thanisandra: 12 Acres, 750 to 800 Homes.
Are Nikoo Homes 8 and L&T Thanisandra RERA registered?
Nikoo Homes 8 is registered under PRM/KA/RERA/1251/309/PR/070526/008628. L&T Thanisandra has RERA status: Awaiting.
Who are the developers?
Nikoo Homes 8 is by Bhartiya Urban / Nikoo Homes; L&T Thanisandra is by L&T Realty.
Which project has more amenities?
Nikoo Homes 8 lists the most. Nikoo Homes 8 lists 43 amenities; L&T Thanisandra lists 16 amenities.
What configurations do they offer?
Nikoo Homes 8 offers Studio, 1, 2, 3 & 4 BHK Apartments + Lofts & Villas; L&T Thanisandra offers 3 & 4 BHK Apartments.
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Still deciding between Nikoo Homes 8 and L&T Thanisandra?
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