Ernika by Guru Punvaanii at Kurubarahatti: Plot Prices, RERA and Schedule (October 2026)
Kurubarahatti, near Anekal in South Bangalore, is the setting for Guru Punvaanii Ernika, a gated layout of 220 plots across 12.5 acres. Its landscape follows a forest theme, and it carries a Karnataka RERA registration from January 2025. Below are the plots, prices, approvals, schedule and checks.
Registration and the Work Schedule
Registration PRM/KA/RERA/1251/308/PR/270125/007446 is dated 27 January 2025 and names Guru Punvaanii Infra LLP as promoter. The layout plan won approval on 4 September 2024 from the local planning authority, and a residential conversion order applies to the land.
The first day of work was 25 November 2024, and the registered end date is 31 December 2027. Deadlines filed for the main services are:
| Service | Due by |
|---|---|
| Roads and footpaths | February 2025 |
| Storm water drains, sewage lines, water supply | February 2026 |
| Transformer and power supply | May 2026 |
| Landscaping and street lighting | May 2027 |
| Treatment plant for sewage | October 2027 |
Roads, power work and the water and sewage lines ought to be finished by a visit in October 2026. Water is planned from Samanduru Gram Panchayat, so ask what happens to supply as owners start building.
Land Use and Plot Sizes
The approved layout puts 220 residential plots on roughly 12.4 acres, about 18 plots per acre. It also includes a civic amenity site and four parks totalling nearly 1.4 acres. Odd shapes, mostly at corners and edges, account for 91 plots, so measure the actual plot on offer instead of trusting its label.
Regular plots number 129 in all. Most (81) are the smallest, at 30 by 40 ft. Then come 40 plots at 30 by 50 ft, 7 at 40 by 40 ft and just one at 40 by 50 ft, whose sizes are 1,200, 1,500, 1,600 and 2,000 sq ft respectively.
The Amazon forest is the theme, shown by a nature trail and a Miyawaki forest patch. Clubhouse plans cover indoor games, a gym, a pool, a party hall and co-working space. Roads are 30 ft concrete. Also listed are LED street lights, sewage treatment, an overhead tank and buried power and water lines.
What a Plot Costs
One rate, near Rs. 3,900 for each sq ft, sets the starting prices. The cheapest regular plot, at 1,200 sq ft, costs Rs. 46.8 Lakhs to start with. Next in price are 1,500 sq ft (Rs. 58.5 Lakhs), 1,600 sq ft (Rs. 62.4 Lakhs) and 2,000 sq ft (Rs. 78 Lakhs).
Other payments are added to the price, although land carries no GST:
- Stamp duty of 5% over Rs. 45 Lakhs, made 5.6% by cess and surcharge
- Registration at 2%
- Higher prices for park-facing and corner plots
- Clubhouse charges, a deposit for maintenance and legal fees
Duty and registration on the cheapest plot add up to nearly Rs. 3.56 Lakhs. Request a single written figure that covers everything. Banks usually lend less, for a shorter term, against a plot than against a home, and the EMI calculator shows a rough instalment. Building the house needs its own budget later.
Where the Layout Is
The land spans Kurubarahatti and Muttagatti villages (Kasaba Hobli, Bengaluru Urban district), pincode 562106, under Anekal Taluk. Anekal town is to the west and Electronic City to the north, so test the peak-hour drive.
Connections that matter here:
- Hosur Road (NH 44), which is reached by Chandapura or Attibele
- The Yellow Line of Namma Metro, running to Bommasandra since August 2025
- Employment in Electronic City and the industrial areas of Bommasandra, Jigani and Attibele
- A planned Satellite Town Ring Road along the Anekal edge of Bangalore
For now Anekal town supplies schools, clinics and shopping. Big hospitals and malls need a trip towards Hosur Road or Electronic City, which makes owning a vehicle almost essential.
Is It a Fit?
Anyone wanting land near Anekal to build a personal house will find it suitable, as will families with jobs around Attibele, Jigani, Bommasandra and Electronic City and owners ready to wait for years. Entry for the land alone is below Rs. 50 Lakhs.
Costs arrive in two phases: the land now, the house later. If a home is needed in a year or two, a finished apartment is the better choice. With the layout ready only by the end of 2027, most owners will build later.
The Builder
Guru Punvaanii Properties has its head office in Seshadripuram. Its main business is plotted layouts near Anekal, Attibele, Bidadi and Magadi Road, and it has also built in Kolar and Mysuru. For roads and parks after handover, visit Guru Punvaanii Eka, its bigger layout in Anekal.
Checklist
The documents count for more than the brochure when you buy a plot. Go through these steps:
- Compare the state portal against the promoter, the RERA number, the completion date and the plot count
- Mark your plot on the layout drawing the authorities approved; record its size and the width of the road outside
- Obtain the layout approval, release order and conversion order relevant to the plot
- Have a lawyer scrutinise the title papers and the encumbrance certificate for its survey numbers
- Establish which khata the plot gets and the issuing authority
- Record in writing when the clubhouse will be delivered and what maintenance costs from when
- Make payments only to the account the registration gives for the project
To compare other layouts in the belt, use the Anekal page linked above. The plots still available at Ernika and the newest price sheet can be sent on request.
