IRA By The Banks in Attibele: A Buyer's Primer on Triplex Villas (October 2026)
Hyderabad's IRA Realty has joined Bangalore's Alcove Properties to develop IRA By The Banks, a walled villa community in Attibele, on the southern limit of the city beside Hosur Road. The triplex homes come in 3 BHK or 4 BHK versions, with an opening price of Rs. 2.04 Crore and a planned handover from December 2028 onwards. Below you will find the registration facts, sizes, costs, travel options and the questions to ask first.
Registration and Progress
RERA Karnataka issued number PRM/KA/RERA/1251/308/PR/250325/007617 during March 2025, naming the Seshadripuram-based partnership Alcove Properties (Bangalore) as promoter. Anyone can verify it on the state portal.
The entry is for plotted development: 119 plots over 39,482 sq m (about 9.76 acres) in 21 survey numbers of Attibele Village. September 2019 brought the layout plan's approval from the Satellite Town Ring Road Planning Authority; the portal records the layout as completed.
Put simply, RERA covers the plots, roads and parks. A December 2028 villa handover belongs to the sales plan and not the portal, so the villa agreement must state when delivery happens and what remedy applies to delay.
On 3 October 2026 the portal showed zero complaints against the project and the promoter. Water for the layout is recorded as coming from the panchayat, which raises the question of year-round supply to the finished villas.
Place and Transport
Attibele is on NH 44 (Hosur Road), just before the Tamil Nadu state line, and Hosur is the closest town southwards. Driving north on this road brings you to Electronic City.
The Yellow Line, which Namma Metro opened in August 2025, links RV Road, Electronic City and Bommasandra. Since Bommasandra is the terminal station, the rest of the journey is by road. A proposal to extend the line to Attibele and Hosur has no approved schedule.
A car is a necessity here. The highway fills with lorries and commuters at rush hour, plus the toll plaza at Attibele, lengthens the queue. Try the morning run to your office and the evening run back before committing.
Inside the Plan
Alongside the sizes and prices, a few headline facts:
- Developers: IRA Realty (Hyderabad), Alcove Properties (Bangalore)
- Address: Bengaluru Urban 562107, in Attibele Village of Attibele Hobli, Anekal Taluk
- Extent: approximately 10 acres and 112 villas
- Type: triplex homes over three levels, either 3 BHK or 4 BHK
- Base prices: 3 BHK at Rs. 2.04 Crore, 4 BHK at Rs. 2.32 Crore
- Possession: planned from December 2028
Sizes of the Two Types
Both villa types are ground plus two floors. The 3 BHK, at 2,493 sq ft, is bigger than the 4 BHK at 2,300 sq ft, which makes the larger bedroom count the smaller house.
The gap arises from layout and the plot beneath each villa. Compare the floor plans room by room to see where bedrooms and living areas are roomier, and get plot, built-up and carpet area for each type in writing.
Money Beyond the Base Price
Per sq ft, the 3 BHK works out near Rs. 8,200 and the 4 BHK near Rs. 10,100. Villas on corners or facing gardens usually come with a premium.
Several extra items come on top:
- GST on the part of the price that pays for construction
- Stamp duty at 5% with cess and surcharge added, taking the rate to 5.6% of registered value
- A 2% fee for registration
- Clubhouse membership, a deposit towards maintenance and a corpus fund
- Connection charges for electricity and water
Ask that each appears as its own line in the cost sheet. Estimate a loan instalment on the EMI calculator, with stamp duty and registration to be covered from personal funds.
Who Will Be Happy Here
The profile is a family that wants its own house in a gated enclave with about Rs. 2 Crore to spend, and Rs. 2.5 Crore at most. People whose jobs are in the Attibele industrial area, Hosur, Electronic City or Bommasandra benefit the most, and waiting into 2029 for possession must be acceptable.
A triplex means using stairs across three floors each day, which is difficult for elderly residents. Households that need a quick move, or whose offices are north or east, may find the distance wearing. Attibele has fewer schools, hospitals and big stores than the older suburbs.
What Is Planned on Site
A clubhouse of 7,000 sq ft heads the list. Also planned:
- Swimming pool and deck
- Gym, yoga deck
- Banquet hall, indoor games zone
- Jogging and walking track
- Play area for kids, sports courts
- Landscaped gardens
- Pet park, open-air amphitheatre
Promotion describes a lakefront community. Ask for the lake edge and the buffer around it to be drawn on the approved layout, and for the amenities due at first handover to be named.
Diligence Before the Booking Amount
Buying a villa that is still being built calls for extra care. Resolve each of these in writing:
- Which of Alcove Properties and IRA Realty signs the agreement, or whether both do, plus the landowners' part.
- Whether you receive a plot sale deed plus a construction agreement, or one agreement covering a built villa.
- The authority-sanctioned building plan for your villa type.
- Plot number and dimensions matching the approved layout plan.
- Ownership deeds, the land's conversion order and an encumbrance certificate for every survey number.
- Handover date, stage payments and delay compensation set out in the agreement.
- Accounts meant for payments, plus the banks that have sanctioned loans on the project.
- Inspect the site and count the villas going up, noting how far along they are.
The registered layout holds 119 plots, yet the plan lists only 112 villas. The sales team should clarify the gap.
