Nikoo Homes 9, Bagalur - Studio to 3.5 BHK Apartments in North Bengaluru
Nikoo Homes 9 is the newest phase of the Nikoo Homes series by Bhartiya Urban at Bagalur, North Bengaluru, with studios, 1 to 3.5 BHK homes, lofts and sky villas around a car-free central spine.
It is a new launch project offering Studio to 3.5 BHK homes from ₹62 Lakh, with possession due in September 2031. Its RERA registration number is PRM/KA/RERA/1251/309/PR/100926/008930.
Nikoo Homes 9 Overview
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About Nikoo Homes 9
Nikoo Homes 9 is the latest phase of Bhartiya Urban’s Nikoo Homes series, set within the Bhartiya City and KIADB Aerospace Park belt at Hoovinayakanahalli, Bagalur, about 15 minutes from Kempegowda International Airport. The phase was registered with Karnataka RERA on 10 September 2026 under PRM/KA/RERA/1251/309/PR/100926/008930, with completion set for 30 September 2031.
The registered phase covers 9.06 acres with 768 homes in four towers of two basements and 17 floors. The mix is unusually wide, from studios of about 468 Sq.Ft. through 1, 1.5, 2, 2.5, 3 and 3.5 BHK homes to lofts and four sky villas of up to 2,684 Sq.Ft. The 2 BHK is the most common type. Studios start at about ₹62 lakh.
About 77 percent of the site stays open. Cars are kept to two basements and the podium, leaving a car-free central spine at ground level, and common areas run on solar-hybrid lighting with EV charging provision.
Nikoo Homes 9 Price List
Nikoo Homes 9 prices start at ₹62 Lakhs for the Studio.
| Home type | Size | Price | Availability |
|---|---|---|---|
| Studio | 468 Sq.Ft. Onwards | ₹62 Lakh Onwards | Available |
| 1 and 1.5 BHK | On Request | On Request | Available |
| 2 and 2.5 BHK | On Request | On Request | Available |
| 3 and 3.5 BHK | On Request | On Request | Available |
| Loft and Sky Villa | Up to 2,684 Sq.Ft. | On Request | Limited |
Unit-wise pricing and the complete cost breakup, sent instantly to your phone.
GST & Other Charges
| Charge | Rate | Details |
|---|---|---|
| GST on Apartment Cost | 5% (no ITC) | 1% for affordable housing (≤ ₹45L, ≤ 60 sqm carpet). |
| Registration Charges | 1% | Of property value, paid at the Sub-Registrar office. |
| Stamp Duty | 2–5% | Karnataka: 5% above ₹45L, 3% for ₹21L–₹45L, 2% below ₹21L. |
| BESCOM & BWSSB | At actuals | Electricity and water connection deposits, as applicable. |
| Khata / E-Khata | At actuals | Recorded with the local authority (BBMP, BDA or the village panchayat) for ownership records. |
| Legal & Documentation | At actuals | Legal vetting, agreement drafting, sale-deed preparation. |
| Maintenance Deposit | 12 months | Advance maintenance, refundable or adjustable. |
| Corpus Fund | One-time | As per the sale agreement — society reserve fund. |
| Club House | Per unit | Included in base price or charged separately by the developer. |
| Car Parking | Per slot | As per the sale agreement — covered or open slot. |
Note: Charges are indicative; final amounts are confirmed at the time of booking and subject to applicable laws, project location, and unit specifications.
Nikoo Homes 9 Review: Is It a Good Buy?
Nikoo Homes 9 is one of the more flexible launches in the airport corridor. The spread from studios to sky villas lets an investor buy a compact rental unit and a family buy a large home in the same community, and the open, car-free layout carries over the best part of earlier Nikoo phases.
Buyers need patience for a 2031 completion and for Bagalur’s social infrastructure to fill in. For investors betting on airport-belt jobs, the studio and 1 BHK entry points are the most efficient way into the project.
Pros 6
- 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
- Bhartiya City and the aerospace park bring jobs close by
- Studios from about ₹62 lakh suit first-time investors
Cons 4
- 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
See the site master plan and unit-wise floor plans, sent instantly to your phone.
Nikoo Homes 9 Amenities
Nikoo Homes 9 lists 10 amenities, including 60,000 sq ft clubhouse — the black swan club, 50,000 sq ft retail plaza, swimming pool, gymnasium and yoga deck.
Nikoo Homes 9 Location & Connectivity
Nikoo Homes 9 is in Bhartiya City, Bagalur. Kempegowda International Airport Halt Railway Station is 10 km away. For daily life, the nearest school is Sri Venkateshwara College of Engineering (8.7 km) and the nearest supermarket is All Mart (9.7 km). Distances are approximate road distances.
Nearby Places
- Kempegowda International Airport Halt Railway Station 10 km
- Shell Technology Centre 2.6 km
- Jayalakshmi Tech Park 3.2 km
- Kalyani Tech Park 8.1 km
- Sri Venkateshwara College of Engineering 8.7 km
- All Mart 9.7 km
Bagalur, Bengaluru
North Bengaluru's aerospace-anchored growth corridor — Boeing, Shell, SAP, Foxconn, Amazon and the Blue Line metro arriving June 2027
About Nikoo Homes
Bhartiya City is the developer behind Nikoo Homes 9, with more than three decades of experience in real estate. The brand’s flagship prior delivery is the Nikoo Homes township at Thanisandra, North Bangalore, a large integrated residential development built around the same lifestyle-township format.
Nikoo Homes 9 extends that track record to a new address at KIADB, Bagalur, continuing Bhartiya City’s focus on large-scale, amenity-led townships in North Bangalore.
Nikoo Homes 9 Payment Plan
You pay in stages as the building goes up, so the full price is not due on day one. Each instalment falls due only when the developer finishes a construction stage, and the exact schedule is written into your agreement for sale.
- 1At booking
Pay the booking amount, then sign and register the agreement for sale. Stamp duty and registration are paid at this stage.
- 2During construction
Instalments are linked to stages such as the foundation and each floor slab. With a home loan, the bank pays these stages directly to the developer.
- 3At possession (September 2031)
The last instalment is paid when the building is complete, along with maintenance deposit and other one-time charges.
Nikoo Homes 9 EMI Calculator
Pick a home type to see the monthly EMI on an 80% home loan, or move the sliders to match your own loan.
The 8.5% rate is only a starting point, so check the rate your bank offers you. While the project is being built, the bank releases the loan in stages and you usually pay only interest (pre-EMI) on the amount released. The full EMI starts after possession. Stamp duty, registration and GST are paid on top of the home price.
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★ Write a ReviewNikoo Homes 9 FAQs
Yes. It is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/100926/008930, granted on 10 September 2026.
Studios start at about ₹62 lakh. Larger homes, lofts and sky villas are priced by size and floor.
The RERA completion date is 30 September 2031.
The registered phase has 768 homes in four towers on 9.06 acres.
Nikoo Homes 9 is located at KIADB, Bagalur, in North Bangalore, within the KIADB Hardware Park area near Huvinayakanahalli, close to Kempegowda International Airport and the KIADB Aerospace Park.
Nikoo Homes 9 offers studios and 1, 1.5, 2, 2.5, 3 and 3.5 BHK homes, plus lofts and sky villas, from about 468 Sq.Ft. up to 2,684 Sq.Ft.
Nikoo Homes 9 features a 60,000 sq ft clubhouse (the Black Swan Club), a 50,000 sq ft retail plaza, a swimming pool, gymnasium, yoga deck, tennis court, theatre, party hall, and 75% themed gardens and green open spaces, among 60-plus lifestyle amenities.
Nikoo Homes 9 is developed by Bhartiya City, which has more than three decades of experience in real estate and previously delivered the Nikoo Homes township at Thanisandra, North Bangalore.
Nikoo Homes 9 is about 15 minutes by road from Kempegowda International Airport and sits next to the KIADB Aerospace Park and the Shell Technology Centre.
Nikoo Homes 9 combines a North Bangalore location near the airport and the KIADB Aerospace Park employment cluster with a large, amenity-led township format from an established developer, a combination that supports long-term demand in this corridor.
Nikoo Homes 9 Latest Updates
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01 Oct 2026Project startConstruction start date as filed with RERA.
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10 Sep 2026K-RERA registrationRegistered under PRM/KA/RERA/1251/309/PR/100926/008930, valid to 30 September 2031.
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29 Jul 2026Building plan sanctionedThe building plan for the phase was sanctioned.
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23 Jul 2026Nikoo Homes 9 Launch AnnouncedBhartiya City announced Nikoo Homes 9 at KIADB, Bagalur, North Bangalore, with EOI registrations open.
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