Bhartiya Garden Enclave · Nikoo Homes 8 · Belahalli, North Bengaluru
Bhartiya Garden Enclave is the freshly RERA-registered Phase 1 of Bhartiya Urban’s next major North Bengaluru launch — widely marketed as Nikoo Homes 8. The project is registered with the Karnataka Real Estate Regulatory Authority under registration number PRM/KA/RERA/1251/309/PR/070526/008628, with project approval granted on 07 May 2026 and proposed completion by 31 March 2031. The site is located at Sy.No. 85, 86, 87/1, 87/2, 88, 91 & 92, Belahalli Village, Yelahanka Hobli, Bangalore North — a fast-developing pocket between Thanisandra Main Road and Bellary Road / NH-44, often referred to in marketing material as the Thanisandra Main Road extension corridor.
Phase 1 spans approximately 11.5–12 acres and includes 6 apartment blocks (per the ground-floor master plan in the developer brochure) plus a row-villa cluster, totalling around 500–520 residential units. Block heights range from 2B+G+16 to 2B+G+24 floors. The unit mix is unusually wide for Bengaluru — Studio (540 sq.ft saleable), 1 BHK (786 sq.ft / 479 sq.ft carpet), 1.5 BHK (663 sq.ft carpet), 2 BHK (1,160–1,180 sq.ft), 2.5 BHK (1,350–1,370 sq.ft), 3 BHK (1,720–1,750 sq.ft), 3.5 BHK (2,000 sq.ft), 3 BHK Loft (2,130 sq.ft duplex) and 4 BHK (2,500 sq.ft), with row villas as the apex format. Pre-launch pricing starts at approximately ₹69 L for the Studio and extends to ₹3.17 Cr for the 4 BHK, averaging close to ₹12,700 per sq.ft saleable.
Master plan and design philosophy
The ground-floor master plan organises the development around a central plaza, with theme gardens (sensory, wildlife, woodland), a communal garden, planted bioswale, organic kitchen garden, BBQ pit, celebration lawn and a tennis court along the eastern edge, plus a row-villa pathway separating apartment blocks from villas. The clubhouse is approximately 40,000 sq.ft. with a podium garden and a rooftop swimming pool above it — the project’s signature lifestyle feature. Other notable design moves include car-free pedestrian zones, a wild-flower green roof on the clubhouse, double-height entrance lobby and offset tower placement to maximise daylight and cross-ventilation.
Who it’s for
Bhartiya Garden Enclave targets a wide North Bengaluru buyer set: young Manyata Tech Park / BCIT / Embassy Manyata professionals (Studio, 1 BHK, 1.5 BHK), couples and small families (2 / 2.5 BHK), upgrading families (3 / 3.5 BHK), and end-users / NRIs seeking apex inventory (3 BHK Loft, 4 BHK, row villas). The Bhartiya City flagship township ~2.1 km away — with Bhartiya Mall of Bengaluru, The Leela Bhartiya City, Chaman Bhartiya School and 3 msf of BCIT commercial space — is a meaningful demand anchor. The 5-year possession horizon makes this primarily an end-user purchase or long-horizon investment rather than a near-term yield play.
| Configuration | Size | Price | Availability |
|---|---|---|---|
| Studio | 540 sq.ft (saleable) | ₹69–73 L | Check → |
| 1 BHK | 786 sq.ft (saleable) · 479 sq.ft (carpet) | ₹98.25 L – ₹1.05 Cr | Check → |
| 1.5 BHK | ~990 sq.ft (saleable) · 663 sq.ft (carpet) | ₹1.36 Cr+ | Check → |
| 2 BHK | 1,160–1,180 sq.ft (saleable) · 710 sq.ft (carpet) | ₹1.41–1.45 Cr | Check → |
| 2.5 BHK | 1,350–1,370 sq.ft (saleable) | ₹1.64–1.69 Cr | Check → |
| 3 BHK | 1,720–1,750 sq.ft (saleable) | ₹2.09–2.15 Cr | Check → |
| 3.5 BHK | 2,000 sq.ft (saleable) | ₹2.40–2.45 Cr | Check → |
| 3 BHK Loft (Duplex) | 2,130 sq.ft (saleable) | ₹2.60–2.65 Cr | Check → |
| 4 BHK | 2,500 sq.ft (saleable) | ₹3.10–3.17 Cr | Check → |
GST & Other Charges
When purchasing at Bhartiya Garden Enclave (Nikoo Homes 8) in Belahalli, the total cost includes statutory charges beyond the base price. Below are the typical additional costs applicable to residential property transactions in India.
| Charge | Rate | Details |
|---|---|---|
| GST (Under Construction) | 5% | Applicable on properties without Completion Certificate. No ITC available. |
| GST (Affordable Housing) | 1% | For units valued up to ₹45 Lakh with carpet area within prescribed limits. |
| Stamp Duty | 3–7% | Varies by state. Payable at the time of property registration. Concessions may apply for women buyers. |
| Registration Charges | 0.5–1% | Paid to Sub-Registrar office during property registration. Rates vary by state. |
| Corpus / Maintenance | ₹50–100/sqft | One-time advance maintenance deposit collected at possession. |
| Legal & Documentation | ₹5,000–25,000 | Covers legal vetting, agreement drafting, and documentation fees. |
| Parking | ₹2–5 Lakh/slot | Covered or open parking. Some projects include one slot in the base price. |
| Utility Connections | ₹25,000–50,000 | Electricity and water supply connection charges payable to local utilities. |
| Club Membership | ₹1–3 Lakh | Clubhouse and amenity access fee. May be included or charged separately. |
| GST on Other Charges | 18% | Applicable on maintenance deposits, parking, club membership, and other non-unit charges. |
Project Specifications
Structure
- RCC footings with framed structure seismic zone II compliant.
- Internal / ceiling — smoothly plastered with lime rendering.
Flooring
- Vitrified tiles flooring with skirting in Living, Dining.
- Anti-skid ceramic tile flooring in balconies and bathrooms.
Doors & Windows
- Main door: Teak wood frame with solid flush shutter with polished Teak wood veneer.
- Powder-coated aluminum sliding windows with plain glass.
Plumbing & Sanitary
- Sanitaryware and CP Fittings of reputed make.
- Provision for geyser and exhaust fan.
- Rainwater harvesting drain pipes included.
Security
- Automatic passenger lifts with emergency phone facility.
- Round-the-clock security with intercom facility.
- CCTV cameras at all vantage points.
Electrical
- 3-phase Grid Power from BESCOM for each home.
- Premium quality modular switches.
- Copper wiring via concealed conduits.
- 100% power backup for common facilities & provisional backup for homes.
- Thanisandra Main Road – Adjacent / 0 Min
- Yelahanka Metro Station – 10 Min
- Nagavara Metro Station – 15–20 Min
- Kempegowda International Airport – 25–35 Min
- Hebbal Flyover – 20 Min
- Chaman Bhartiya School – 5 Min
- EuroSchool North Campus – 5 Min
- National Public School North – 5 Min
- VIBGYOR High, Jakkur – 10 Min
- Delhi Public School Bangalore North – 10 Min
- Manipal Hospital Hebbal – 10 Min
- Sparsh Hospital – 15 Min
- Aster CMI Hospital – 20 Min
- BCIT, Bhartiya City – 3–5 Min
- Manyata Tech Park – 10–15 Min
- Embassy Business Hub – 10 Min
- KIADB Aerospace Park – 15 Min
- Amazon Office Manyata – 10 Min
- Bhartiya Mall of Bengaluru – 2–5 Min
- RMZ Galleria Mall – 20 Min
- Phoenix Mall of Asia – 20–25 Min
- Bhartiya City Central Park – 5 Min
- Jakkur Lake – 15 Min
- Elements Mall – 20 Min
- Upcoming Airport Metro Line (Phase 2B) – Nearby
- Bellary Road / NH 44 Access – 10 Min
- Yelahanka Junction Railway Station – 20–25 Min
- Hebbal Elevated Corridor – 20 Min
Bhartiya City Developers / Nikoo Homes is among Bangalore’s most recognized urban lifestyle developers, known for pioneering integrated township developments that blend residential, retail, hospitality, education, and workspaces into one ecosystem. Their flagship Bhartiya City township in Thanisandra has transformed the micro-market into one of North Bangalore’s most aspirational residential destinations.
Nikoo Homes developments are widely appreciated for their modern design philosophy, vibrant community planning, and lifestyle-oriented amenities. With multiple successful phases delivered in the Bhartiya City ecosystem, the developer has established strong credibility among homebuyers seeking premium urban living in Bangalore.
Garden Enclave is a strong, brand-new (RERA-registered 07 May 2026) Bhartiya launch — ~12-acre Phase 1, ~500–520 units, Studio-to-4 BHK plus villas, 40,000 sq.ft clubhouse with rooftop pool. Anchored by the proven Bhartiya City ecosystem 2.1 km away. Honest watch-outs: 31-Mar-2031 possession (~5 years out), site is technically Belahalli/Yelahanka Hobli (not Thanisandra proper despite marketing), Phase 1 only with broader township yet to break ground, peak-hour Hebbal/ORR congestion. Strong long-horizon play; not a near-term yield bet.
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Karnataka RERA-registered (PRM/KA/RERA/1251/309/PR/070526/008628) on 07 May 2026 — legally cleared
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Anchored by proven Bhartiya City ecosystem just 2.1 km away (mall, hotel, school, 3 msf BCIT)
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Wide unit spectrum from Studio (₹69 L) to 4 BHK / villas (₹3.17 Cr) — rare format breadth
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~12-acre Phase 1 with 6 apartment blocks plus row villas — low-density master planning
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40,000 sq.ft clubhouse with rooftop swimming pool above the podium garden
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Manyata Tech Park reachable in ~10–15 minutes; Kempegowda Airport ~25–35 minutes
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Theme gardens (wildlife, sensory, woodland) and car-free pedestrian zones across the master plan
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Bhartiya Urban’s execution track record: Nikoo Homes 1, 2, 4, 5, 6, 7 already delivered with 4,000+ families
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Construction-linked payment plan (10 milestones, 5% on booking) reduces upfront capital risk
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Carpet-to-saleable efficiency reasonable (e.g., 1 BHK at 479 sq.ft carpet on 786 sq.ft saleable, ~61%)
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Possession 31 March 2031 — ~5-year capital lock-in from launch
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Project freshly RERA-registered (07 May 2026) — no construction milestones yet to validate timeline
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Site is technically Belahalli Village, Yelahanka Hobli — not Thanisandra proper despite marketing
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Phase 1 only — the broader Bhartiya Garden City township still on the master-plan stage
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Hebbal flyover and ORR junctions face significant peak-hour congestion daily
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Metro connectivity is via upcoming Phase 2B Airport line — not operational at launch
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Pricing at ~₹12,700/sqft is at the upper band for Belahalli vs older nearby inventory
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Studio at 540 sq.ft saleable is compact — primarily an investor / single-occupant SKU, not family-suitable
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Block heights vary (2B+G+16 to 2B+G+24) — floor / view premium varies significantly across the master plan
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Clubhouse and amenity rollout typically follows tower handover — lifestyle promise comes alive only late in Phase 1
| Stage | Payment (%) | Due When | GST Applicable |
|---|---|---|---|
| On Booking | 5% | Within 7 days of booking | + GST (5%) |
| On Agreement / Allotment | 10% | Within 30 days | + GST (5%) |
| On Excavation | 10% | On commencement of excavation | + GST (5%) |
| On Foundation / Plinth | 10% | On completion of foundation | + GST (5%) |
| On Ground Floor Slab | 10% | On casting of GF slab | + GST (5%) |
| On 2nd Floor Slab | 10% | On casting of 2F slab | + GST (5%) |
| On 4th Floor Slab | 10% | On casting of 4F slab | + GST (5%) |
| On Brick Work | 10% | On brick work completion | + GST (5%) |
| On Finishing | 10% | On internal finishing | + GST (5%) |
| On Possession | 15% | On offer of possession | + GST (5%) |
Interested? Talk to our advisor about this plan.
Yes. The Karnataka RERA certificate registers the project as “Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1.” In market parlance, it is also called Nikoo Homes Thanisandra and Bhartiya Garden City Phase 1. All four names refer to the same RERA registration PRM/KA/RERA/1251/309/PR/070526/008628.
The site is at Sy.No. 85, 86, 87/1, 87/2, 88, 91 & 92, Belahalli Village, Yelahanka Hobli, Bangalore North – 560064. Bellahalli Cross is ~700 m away, Bhartiya City flagship township is ~2.1 km away, and Reva University is ~2.8 km. Although marketed as a Thanisandra Main Road project, the registered land falls under Yelahanka Hobli administratively.
Karnataka RERA approval was granted on 07 May 2026, with acknowledgement number ACK/KA/RERA/1251/309/PR/060426/010154 dated 06 April 2026. Final registration is PRM/KA/RERA/1251/309/PR/070526/008628 valid until 31 March 2031 unless extended.
The Karnataka RERA proposed completion date is 31 March 2031. With the project freshly registered in May 2026, this gives an approximately five-year construction window. Buyers should track quarterly progress reports that the promoter is required to file under Section 11 of the RERA Act.
Studio (540 sq.ft, ₹69–73 L), 1 BHK (786 sq.ft, ₹98.25 L–1.05 Cr), 1.5 BHK (663 sq.ft carpet, ₹1.36 Cr+), 2 BHK (1,160–1,180 sq.ft, ₹1.41–1.45 Cr), 2.5 BHK (1,350–1,370 sq.ft, ₹1.64–1.69 Cr), 3 BHK (1,720–1,750 sq.ft, ₹2.09–2.15 Cr), 3.5 BHK (2,000 sq.ft, ₹2.40–2.45 Cr), 3 BHK Loft (2,130 sq.ft, ₹2.60–2.65 Cr) and 4 BHK (2,500 sq.ft, ₹3.10–3.17 Cr).
Phase 1 spans approximately 11.5–12 acres and includes 6 apartment blocks plus a row-villa cluster (per the ground-floor master plan), totalling around 500–520 residential units. Block heights range from 2B+G+16 to 2B+G+24 floors depending on the block.
Bhartiya Urban Pvt Ltd is the listed promoter, with registered office at Khatha No.6/2, Sy.No. 32/1 to 50, Bhartiya City, Discovery Centre, Thannisandra Main Road, Chokkanahalli. Bhartiya Urban is part of the Bhartiya Group (founded 1987 in apparel) and has delivered Nikoo Homes 1, 2, 4, 5, 6, 7 with over 4,000 families currently in residence across the Bhartiya City ecosystem.
The Bhartiya City flagship township (~2.1 km away) is the primary anchor, including the Bhartiya Mall of Bengaluru, The Leela Bhartiya City hotel, Chaman Bhartiya School and ~3 msf of BCIT commercial space hosting IBM, NTT Data, Maersk and 7-Eleven. Manyata Tech Park is ~10–15 minutes by road; Kempegowda Airport ~25–35 minutes.
The clubhouse is approximately 40,000 sq.ft. with a podium garden and a rooftop swimming pool above it. Other lifestyle elements include tennis court, indoor games, gymnasium, spa, co-working lounge, amphitheatre, theme gardens (sensory, wildlife, woodland), celebration lawn, BBQ pit, organic kitchen garden, pet park and children’s play areas.
A 10-milestone construction-linked plan: 5% on booking (within 7 days), 10% on agreement / allotment (within 30 days), 10% each at excavation, foundation, GF slab, 2F slab, 4F slab, brick work and finishing, and 15% on possession. GST at 5% applies on each instalment for under-construction sale value; 18% applies on certain other charges.
Nikoo Homes 1, 2, 4, 5, 6 and 7 (Bhartiya Garden Estate) sit in or adjacent to Bhartiya City Thanisandra and Sadahalli. Nikoo Homes 8 / Bhartiya Garden Enclave is the most format-diverse launch yet, spanning Studio to 4 BHK plus row villas, and marks the developer’s expansion ~2.1 km outward from the original Bhartiya City core into Belahalli. Pricing is in line with current North Bengaluru premium-segment rates of approximately ₹12,700/sqft saleable.
