Incor Carmel Heights on ITPB Main Road: Resale Buyer's Guide (October 2026)
Whitefield's Incor Carmel Heights is a community of 254 homes across towers of 18 storeys, built by Incor next to the ITPB Main Road mall in East Bangalore. As the builder sold everything, an apartment here in 2026 comes from its current owner. What follows is a guide to getting there, sizes, the regulatory dates, resale expenses and the inspection list that should precede an advance.
Is It Right for You
Dual-income couples and young families with offices near ITPL in Whitefield are a natural match. So is anyone who prefers walking through a finished flat, judging its outlook and viewing common areas before paying. Cinema, retail and eateries are in the neighbouring mall.
Those hoping for expansive lawns may think 4.4 acres is compact for 254 apartments. Anyone after a brand-new home with staged payments should pick a launch that is still selling.
Access
The address is ITPB Main Road, beside the older Forum mall, now operating as Nexus Whitefield. Tech-park offices at ITPB and the EPIP Zone are within reach, and the area has long-standing hospitals, schools and hotels.
Whitefield (Kadugodi) joined Namma Metro's Purple Line in 2023, and its stations feed into Majestic, MG Road and KR Puram. Suburban and long-distance services call at Whitefield railway station. Airport trips mean a long cross-city drive whatever the hour.
Peak-hour queues build up on ITPB Main Road. Road-facing and mall-facing flats get more noise than inner-court ones, something a late-evening visit and a Saturday visit will show.
Quick Reference
Registration lists the following.
- Developer: Incor Infrastructure; Oceanus Dwellings Private Limited is the associate
- Address: Survey No. 16(P) in Whitefield Village, within K.R. Puram Hobli, Bengaluru East 560066
- Land: 17,710 sq m (around 4.4 acres)
- Apartments: 254, ranging from 2 BHK to 3 BHK with a half-room 2.5 BHK type and a small number of 4 BHK
- Floors: 18 over two basements
- Parking: 493 spaces
- RERA: PRM/KA/RERA/1251/446/PR/180924/002016
Sizes
The towers have four main layouts. Built up, the 2 BHK covers 1,352 sq ft, the 3 BHK covers 1,675 sq ft, and the two 2.5 BHK plans cover 1,447 sq ft and 1,466 sq ft.
A spare half room in the 2.5 BHK takes a study table or a guest bed. The state portal's carpet figures start around 930 sq ft in the smallest 2 BHK and end around 1,580 sq ft in the larger 3 BHK, while three 4 BHK homes have roughly 2,075 sq ft.
The portal has no 2.5 BHK class, so the label is a sales one. For a specific flat, go by the carpet area in the sale paperwork.
Registration and Handover Dates
Carmel Heights received its RERA number, as shown above, on 24 September 2018, and Oceanus Dwellings Private Limited is listed as promoter. The BBMP approved the plan, and the entry is public through the state RERA portal.
Completion was set at 31 December 2024 on registration. The Covid extension shifted it to 30 September 2025, and an extension cleared in June 2026 set it at 30 September 2026. Acknowledgement of the promoter's OC application was posted in December 2025.
When buying second-hand, the seller or the residents' body should be asked for the actual OC. Banks insist on it; BESCOM and BWSSB connections also rest on it. A single complaint from 2024, concerning interest on a delayed sale deed, is closed.
Expenses on a Resale
Every owner picks an asking price, so numbers differ by floor, tower, facing and fit-out. Viewing a handful of flats builds a sensible range ahead of any offer. Stamp duty cannot fall below the area's registered guidance value.
Allow for these:
- 5% stamp duty plus cess and surcharge (5.6% in all) on sale value over Rs. 45 Lakhs
- 2% registration
- 1% TDS on a price at or beyond Rs. 50 Lakhs, withheld from the seller
- A transfer fee levied by the owners' body
- Khata transfer and a change of name on the electricity account
Resold completed homes holding an OC carry no GST. For instalments, key a loan amount into the EMI calculator.
What the Campus Offers
Clubhouse features are a pool and a gym. The campus adds:
- Gardens and a jogging track
- Kids' play and activity space
- Outdoor courts
- Table tennis in a games room
- A party area
- Retail units
Buildings use 4,137 sq m, leaving roughly 77% of the plot open. Residents' body officials can say what monthly maintenance is and how each facility is holding up.
Verify Before Paying
Scrutiny on a resale shifts from the developer to the seller and the unit. Ask for each of these:
- OC covering the tower.
- Registered sale deed of the seller, and the prior developer agreement.
- Khata registered to the seller, plus recent tax receipts.
- Encumbrance certificate from the seller's purchase until today.
- Where a loan runs on the flat, its closure letter or the bank's consent.
- A clearance letter from the owners' body, showing the transfer fee.
- Car park allotment letter naming the bay.
Have a professional look for damp, cracks, plumbing and electrical defects, and compare the on-site carpet measurement with the deed. Pay the advance by bank transfer, supported by a written agreement covering price, fittings and registration date.
