Nikoo Homes 9 vs Northern Lights by Puravankara KVN
Side-by-side comparison of price, possession, size, density, RERA registration, amenities and connectivity for two projects in Bagalur.
Quick answer
Both projects are in Bagalur, Bengaluru. Nikoo Homes 9 has the lowest entry price, from ₹62 L, against Northern Lights by Puravankara KVN at ₹1.1 Cr. Northern Lights by Puravankara KVN is due first, with possession in Dec 2029; Nikoo Homes 9 in September 2031 follows. Northern Lights by Puravankara KVN sits on the largest site, at 25 acres. Nikoo Homes 9 is the least dense, at about 85 homes per acre.
Key specs side by side
| Feature | Nikoo Homes 9 | Northern Lights by Puravankara KVN |
|---|---|---|
| Developer | Nikoo Homes | KVN Property Holdings |
| Location | Bhartiya City, Bagalur | Bagalur, Bengaluru |
| Starting price | ₹62 Lakh OnwardsLowest | 1.10 Cr Onwards |
| Configurations | Studio to 3.5 BHK | 2, 3 & 4 BHK |
| Unit sizes | 468–2,684 sq ft | 1,010–2,400 sq ft |
| Price per sq ft | — | ₹11,000 |
| Site area | 9.06 Acres | 25 AcresLargest |
| Homes | 768 Homes, 4 Towers | 2973 Units |
| Density | ~85 homes/acreLowest | ~119 homes/acre |
| Possession | September 2031 | Dec 2029Earliest |
| Status | New Launch | Under Construction |
| Availability | Available | Available |
| Project type | Gated Community | Mixed-Use Township |
| RERA | PRM/KA/RERA/1251/309/PR/100926/008930 | PRM/KA/RERA/1251/309/PR/120326/008523–008525 |
| Payment plan | Construction Linked Plan | Construction Linked Plan |
| Amenities listed | 10 | 39 |
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 9 if…
- you want the lowest entry price
- you prefer a less crowded community
- you are looking for Studio to 3.5 BHK
Choose Northern Lights by Puravankara KVN if…
- you want to move in soonest
- you want the biggest site and open space
- amenities matter most to you
Price list comparison
Nikoo Homes 9
| Unit | Size | Price |
|---|---|---|
| Studio | 468 Sq.Ft. Onwards | ₹62 Lakh Onwards |
| 1 and 1.5 BHK | On Request | On Request |
| 2 and 2.5 BHK | On Request | On Request |
| 3 and 3.5 BHK | On Request | On Request |
| Loft and Sky Villa | Up to 2,684 Sq.Ft. | On Request |
Northern Lights by Puravankara KVN
| Unit | Size | Price |
|---|---|---|
| 2 BHK | 1010 – 1220 | ₹1.10 Crore – ₹1.34 Crore onwards |
| 3 BHK | 1500 – 1800 | ₹1.65 Crore – ₹1.98 Crore onwards |
| 4 BHK | 2100 – 2400 | ₹2.30 Crore – ₹2.64 Crore onwards |
Amenities compared
| Amenity | Nikoo Homes 9 | Northern Lights by Puravankara KVN |
|---|---|---|
| Tennis court | ✓ | ✓ |
| 60,000 sq ft clubhouse — the Black Swan Club | ✓ | — |
| 50,000 sq ft retail plaza | ✓ | — |
| Swimming pool | ✓ | — |
| Gymnasium | ✓ | — |
| Yoga deck | ✓ | — |
| Theatre | ✓ | — |
| Party hall | ✓ | — |
| 75% themed gardens & green open spaces | ✓ | — |
| 60+ lifestyle amenities | ✓ | — |
| Herb Garden | — | ✓ |
| Organic Farming | — | ✓ |
| Amphitheater | — | ✓ |
| Pet Park | — | ✓ |
| Pickleball court | — | ✓ |
| Half basketball court | — | ✓ |
| Cricket pitch | — | ✓ |
| Jogging track | — | ✓ |
| Cycling track | — | ✓ |
| Outdoor exercise area | — | ✓ |
| Toddler zone | — | ✓ |
| Kids’ play area | — | ✓ |
| Senior citizen corner | — | ✓ |
| Yoga pavilion | — | ✓ |
| Meditation garden | — | ✓ |
| Butterfly garden | — | ✓ |
| Hammock garden | — | ✓ |
| Reading terrace | — | ✓ |
| Art & sculpture park | — | ✓ |
| Sky cinema | — | ✓ |
Showing the 30 most common of 48 amenities across these projects. "—" means the developer has not listed it.
Location and connectivity
| Nearby | Nikoo Homes 9 | Northern Lights by Puravankara KVN |
|---|---|---|
| Transport |
| — |
| Work Hubs |
|
|
| Education |
|
|
| Shopping |
|
|
| Healthcare | — |
|
| Recreation | — |
|
| Infrastructure | — |
|
Pros and cons
Nikoo Homes 9
Pros
- Freshly RERA-registered, so launch-phase pricing and full inventory choice
- Very wide range from studios to sky villas in one project
- About 77 percent open space with a car-free central spine
- Around 15 minutes to the airport
Cons
- Completion runs to September 2031
- The metro does not reach Bagalur yet
- Shops, schools and hospitals are still thin in the immediate area
- Smaller units will face rental competition from earlier Nikoo phases
Northern Lights by Puravankara KVN
Pros
- Large-scale township-style development spread across about 24.59 acres, which gives the project a stronger community feel than a typical standalone apartment project.
- Planned with ~77% open spaces and ~7.89 acres of central greens, which is a major positive for buyers who value lower density, breathing space, and long-term livability.
- Strong amenity profile with 80+ amenities, including an Olympic-size pool, sports courts, landscaped gardens, wellness spaces, and family activity zones.
- Includes ~1 lakh sq. ft. of dual clubhouses and ~72,500 sq. ft. of retail space, which adds convenience and strengthens the self-sustained township appeal.
Cons
- The project is large and phased, so buyers should be prepared for a longer overall community build-out timeline rather than expecting the full township experience immediately.
- Bagalur Aerospace Park is a future-growth corridor, which is good for appreciation potential, but some surrounding social and retail infrastructure may still take time to deepen compared to older North Bengaluru pockets.
- With a total of 2,973 units across all phases, this is a sizable development, so buyers seeking a low-population boutique project may not find this format ideal.
- Investors looking for immediate short-term flipping gains may need to be cautious, because township projects generally reward medium- to long-term holding more than quick exits.
Frequently asked questions
Which is cheaper, Nikoo Homes 9 or Northern Lights by Puravankara KVN?
Nikoo Homes 9 is cheaper to get into. Nikoo Homes 9 starts at ₹62 L; Northern Lights by Puravankara KVN starts at ₹1.1 Cr. Taxes, registration and other charges are extra.
Which project will be ready first?
Northern Lights by Puravankara KVN is scheduled to be ready first. RERA possession dates: Nikoo Homes 9: September 2031; Northern Lights by Puravankara KVN: Dec 2029.
Which project is bigger?
Northern Lights by Puravankara KVN has the largest site. Nikoo Homes 9: 9.06 Acres, 768 Homes, 4 Towers; Northern Lights by Puravankara KVN: 25 Acres, 2973 Units.
Are Nikoo Homes 9 and Northern Lights by Puravankara KVN RERA registered?
Nikoo Homes 9 is registered under PRM/KA/RERA/1251/309/PR/100926/008930. Northern Lights by Puravankara KVN is registered under PRM/KA/RERA/1251/309/PR/120326/008523–008525.
Who are the developers?
Nikoo Homes 9 is by Nikoo Homes; Northern Lights by Puravankara KVN is by KVN Property Holdings.
Which project has more amenities?
Northern Lights by Puravankara KVN lists the most. Nikoo Homes 9 lists 10 amenities; Northern Lights by Puravankara KVN lists 39 amenities.
What configurations do they offer?
Nikoo Homes 9 offers Studio to 3.5 BHK; Northern Lights by Puravankara KVN offers 2, 3 & 4 BHK.
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