Adarsh Palm Acres Near Yelahanka: A Practical Guide to the Villas, Phases and Paperwork
Adarsh Palm Acres offers large independent villas, each on its own plot, in a gated community that Adarsh Developers has built at Huttanahalli. The first villas date from 2014, and Phase 3, the newest part, added 196 more to the register in October 2025. The guide covers surroundings, the gap between ready and new villas, extra costs and checks suited to a township built over many years.
Ready Villas or New Ones
Buyers have two options. Phases 1 and 2 are finished and occupied, so a villa there is a resale from its present owner, who can show it for viewing and hand it over quickly. Phase 3 has barely started, so a villa there comes from the developer with payments made in stages.
The homes have four or five bedrooms. They suit households that want a private plot, particularly if employment or trips tie them to the airport side. A bigger home means a bigger budget and heavier upkeep.
Surroundings and Access
The land is at Huttanahalli beside Vidyanagar Cross. Administratively it is in Bangalore North Taluk, Jala Hobli, and the pincode is 562157. The gate is reached by going north from Yelahanka on the road for Kempegowda International Airport. The airport highway, Bellary Road, carries most traffic towards the city.
Every phase has plans approved by BIAAPA, the planning body for the airport area. For now travel is only by road, since the metro's Blue Line to the airport is still under construction beside the highway. Anyone working in the middle of the city or its eastern business districts should test the trip at peak hour, since the quiet and greenery cost extra travel time.
How the RERA Entries Are Organised
The Karnataka RERA register holds five entries for this township, all under one promoter company, Adarsh Nivaas Pvt Ltd. Each number opens with an identical stem, and only the final digits differ.
| Ending of number | Part | Land | Completion on record |
|---|---|---|---|
| 170916/000650 | Phase 1, Part A | 47,165 square metres, about 11.7 acres | Extended, 2 November 2023 |
| 170916/000659 | Phase 1, Part B | 50,490 square metres, about 12.5 acres | Extended, 4 November 2023 |
| 170915/000457 | Phase 2, Part A | 19,045 square metres, about 4.7 acres | Extended, 3 November 2023 |
| 170915/000418 | Phase 2, Part B | 59,969 square metres, about 14.8 acres | Extended, 3 November 2023 |
| 181025/008181 | Phase 3 | 125,045 square metres, about 30.9 acres | 30 September 2031 |
Phases 1 and 2 add up to about 43.7 acres. Work began on their first parts in September 2014 and on the later parts in June 2016. Households have been in residence for some time.
Phase 3 holds 196 villas. Work started in September 2025 (10th), and registration followed on 18 October 2025. The quarterly filing of July 2026 reported 2% of the work done, and this is the part now open for booking.
Plans, Areas and Finishes
The two Phase 3 plans differ in built-up area and in plot, and each has floors 11 feet apart.
- Azure variant: plot 3,375 sq ft, built-up 5,104 sq ft
- Emerald variant: plot 4,000 sq ft, built-up 5,687 sq ft
The phase is registered as 146 villas with four bedrooms, 46 with three and 4 with two. The four-bedroom homes average roughly 3,010 sq ft of carpet area, and the three-bedroom homes roughly 2,020 sq ft. Every villa comes with a garage and covered parking.
Engineered wood is laid in the bedrooms, with imported marble covering the living and family spaces. Layouts are open and follow Vaastu. Ask the team which Phase 3 villas are available and at what price.
Open Land and the Clubhouse
The master plan leaves much of the land unbuilt. Nearly three quarters of Phase 3 stays open, about 74% of its land (30.9 acres in all), with villas along wide internal roads and a central park as the green core.
The clubhouse is shared by all phases. Sports facilities include swimming pools, a gym, a squash court, and tennis and badminton courts, two of each. A health club offers steam and sauna.
Beyond sport the clubhouse has a restaurant and bar, a library, three spa rooms, a yoga lawn, an indoor play area for children, a pool table, table tennis and a grocery store. Since the clubhouse and roads already work, a buyer in Phase 3 can judge them first-hand. It is worth asking how monthly maintenance will be divided between the old phases and the new.
Costs Beyond the Price
A villa under construction attracts 5% GST, charged on the agreement value. Any home priced over Rs. 45 Lakhs pays 5% stamp duty plus cess and surcharge, 5.6% in all, and the registration fee is 2% of property value. Clubhouse fees, the maintenance deposit and anything extra for a preferred plot are charged separately.
A finished villa with an occupancy certificate, bought from an owner, attracts no GST. Duty and registration, however, still have to be paid on the resale value. The EMI calculator shows what a loan would cost at any price.
The Developer and the Paperwork
B M Jayeshankar founded Adarsh Developers in Bangalore in 1988. The builder's portfolio spans villas, apartments and plotted layouts, with northern projects at Hebbal, Kogilu, Yelahanka and on Hennur Road.
Phase 3 has RERA approval, and the developer is bound to complete by 30 September 2031. The agreement for sale should state that date along with the registration, the villa number and the carpet area, and money should reach only the phase's designated RERA account.
Extensions carried the older registrations to November 2023. Those Phase 1 parts also appear under two other numbers, ending 000723 and 000733, issued to a second promoter company. A resale buyer should therefore compare the seller's numbers with the portal.
Before Booking
These six checks suit a township that has grown over many years.
- Identify which phase the villa belongs to and check its number on the state RERA portal.
- For a resale villa, ask the seller for the occupancy certificate, the khata, tax receipts and an association letter confirming no dues.
- In the new phase, make sure the agreement itself records the handover year and the stage-wise payments.
- Obtain written confirmation of the villa's carpet area, built-up area and plot size.
- Visit a finished villa in an earlier phase to see how it has been finished and kept.
- Drive to work and back at peak hour.
Booking for Phase 3 is through the developer. The team can set up a site visit and share availability and prices.
