Godrej Royale Woods in Devanahalli: Towers, Sizes, RERA and Resale Checks (October 2026)
Already built and occupied, the apartment community Godrej Royale Woods runs alongside NH 44 in Devanahalli, North Bangalore. Godrej Properties created 1,678 small homes over a 13-acre plot, with each of them now sold. Here are the location, towers, flat sizes, registration details, taxes on a resale and the checks to make.
Registration and Completion First
On 15 May 2020, registration number PRM/KA/RERA/1250/303/PR/200515/003411 was issued by Karnataka RERA. The promoter is Godrej Projects North Star LLP, which belongs to the Godrej group. The state RERA portal lets anyone confirm the entry.
The builders finished well before the deadline. The occupancy certificate carries 3 January 2023, whereas the registered completion date, extended for Covid, was 29 January 2026. Families have lived here for over three years, which makes condition and upkeep easy to inspect.
Who It Suits
The target is a buyer with a modest budget who wants a ready home close to the airport. Studio and 1 BHK flats go to unmarried workers, including airport and aerospace park employees; 2 BHK flats suit couples and small families. Rental investors count on these tenants.
A large family will find it tight, as the biggest flat, a 3 BHK, has carpet area near 645 sq ft. Those employed in central or southern Bangalore face a long commute. Go at a busy hour and watch how the lifts, parking and common spaces cope.
Where It Is and How to Travel
The land belongs to Chikkasanne village, under Kasaba Hobli of Devanahalli Taluk (Bengaluru Rural district), and the pincode is 562110. Its gate faces the service lane of the Bengaluru to Hyderabad national highway, NH 44, a little above the trumpet interchange for the airport. Devanahalli town has the shops, schools and hospitals, and is reached by continuing up the same highway.
The highway links both directions: Yelahanka and Hebbal lie south, and a branch road reaches Kempegowda International Airport. The Blue Line metro to the airport is being built, so road travel is the only choice today.
Fast access comes with traffic noise, louder for the towers beside the road. Check the balcony of the particular flat before deciding. Errands outside the small campus shops call for a car or two-wheeler.
Tower Plan and Amenities
Tree names mark the six towers on this 13-acre plot, and roughly 65% of the land remains open. Planning permission was issued by the Bangalore International Airport Area Planning Authority. Tower by tower: Plumeria (Tower 1) has 18 floors and 251 homes, Mahogany (Tower 2) has 18 floors and 320 homes, and Raintree (Tower 3) has 19 floors and 298 homes.
Pine (Tower 4) matches Raintree at 19 floors and 298 homes. Oak (Tower 5) matches Mahogany at 18 floors and 320 homes, and Banyan (Tower 6) is the smallest at 16 floors and 191 homes.
Every tower includes a basement and stilt level, and 12 to 18 flats make up a typical floor. At about 129 homes per acre, the project is dense for the Devanahalli belt. A registered 1,105 car parks serve 1,678 homes, so insist on written confirmation of the flat's parking space.
Residents share a clubhouse, swimming pool, gymnasium, health centre, outdoor courts, jogging track, indoor games room, amphitheatre and party area, set among landscaped gardens. Learn the maintenance charge and clubhouse booking rules from the owners' association.
Sizes at a Glance
The table gives home counts and registered carpet areas for the four types.
| Homes | Carpet area (sq ft) | Type |
|---|---|---|
| 184 | 225 | Studio |
| 96 | 429 | 1 BHK |
| 1,038 | 522 to 602 | 2 BHK |
| 360 | 641 to 645 | 3 BHK |
Two-bedroom flats exceed six in ten of the total. Resale advertisements show saleable area, higher than carpet area because it adds walls, balconies and common spaces. Ask for the carpet area written in the first agreement and compare flats by that.
Each owner names a resale price, shaped by tower, floor and nearness to the highway. Study comparable recent sales inside the same tower before bidding. We can pass on the flats currently listed.
Resale Taxes
Reselling a finished flat attracts no GST. Duty and registration are charged on whichever is greater, the sale value or the guidance value. Karnataka duty is 3% on values between Rs. 20 Lakhs and Rs. 45 Lakhs, while anything over Rs. 45 Lakhs carries 5%. Cess and surcharge are added, and registration is 2%.
For a Rs. 40 Lakhs flat, duty including its cess and surcharge is 3.36% and registration is 2%, so the pair costs close to Rs. 2.14 Lakhs. Use the EMI calculator to see the monthly cost for your loan.
Developer Background
Godrej Properties, the listed property company of its group, is among the larger sellers of Bangalore homes. After completion, running the project is mostly the owners' association's job. Its books and repair history reveal everyday living better than any brochure.
Papers and Checks
Both paperwork and physical state matter in a resale. Verify these points:
- Registered sale deed held by the seller, with the developer's first agreement
- Occupancy certificate along with the sanctioned plan for the flat
- Khata record (electronic or panchayat) and the most recent tax receipt for the seller
- Encumbrance certificate showing no loans or claims on the flat
- The parking space linked to the flat, identified by number
- Owners' association letter confirming no dues, with the present maintenance figure
- How the association has serviced the tower's lifts
Try the weekday commute and see how long the service lane takes to meet the highway. A lawyer should go through the title papers before any advance goes out.
