Nambiar Bellezea Guide: Phases, Villas and Prices (October 2026)
Nambiar Bellezea, a luxury villa township of 110 acres developed by Nambiar Builders, is reached from Sarjapur Road on the eastern side of Bangalore. It was delivered in stages, and residents already occupy most of them. This guide explains each phase for buyers, with Phase IV in detail.
Who Bellezea Is For
The township appeals to a family ready to trade an apartment for a large independent home with a garden of its own. Parents with school-going children benefit from the string of international schools along Sarjapur Road. Since the community is already built, a buyer gets to see finished houses, mature trees and a clubhouse already in use first.
Households looking for a flat, a small home or only a few neighbours will find it less suitable. Maintenance in a township of this scale runs higher than in a modest layout. Being on the city's outer edge, trips to central Bangalore take a while.
Address and Access
The land is in Narayanaghatta village (Sarjapura Hobli, Anekal Taluk, 560099). Residents enter from Muthanallur Road, a side road from Sarjapura Road, inside the Muthanallur belt. Taking Sarjapur Road north-west leads to the ORR and the Bellandur technology parks.
A Red Line under Phase 3A of Namma Metro is planned on Sarjapur Road between Sarjapur and Hebbal. Treat it as something for the future, since today's commute is entirely by road.
The Township in Brief
Bellezea combines a club, sports facilities and landscaped lanes across a sprawling villa estate. The essentials:
- Promoter: Nambiar Builders Private Limited
- Village and taluk: Narayanaghatta village, Anekal Taluk
- Extent: 110 acres for the whole township
- Home types: villas of four and five bedrooms, and one phase sold as villa plots
- Karnataka RERA phases: Annex, IV and V
- Progress: early phases done, Phase IV in its closing stage of work
RERA Position of Each Phase
Each of the three registered parts has its own number and timeline, and every other villa belongs to an earlier, completed phase. As documents vary by phase, pin down a villa's phase before anything else.
Annex
The Annex is registered as PRM/KA/RERA/1251/308/PR/171014/000552 and covers nine blocks with 59 villas. Work started in June 2016, and its OC carries the date 5 July 2025. In September 2025 the builder applied for completion, while the extended registration was still running.
Phase IV, in Detail
This phase comprises 48 villas, all four-bedroom, spread over five blocks and around 6.3 acres. Its number, PRM/KA/RERA/1251/308/PR/180521/001786, dates from 21 May 2018. Three extensions later, it now holds good until 11 January 2027.
The update for the quarter, filed in July 2026, reported 91% overall progress and bookings for 28 villas out of 48. Some 61% of the phase is open space. The villas are two-storey, and floor plans can be customised on request.
Phase V
Phase V consists of 37 villa plots in a BMRDA-approved layout. Karnataka RERA registered it on 25 October 2019 as PRM/KA/RERA/1251/308/PR/191025/002972. A completion filing went in during April 2025 with the completion certificate for the layout and the order releasing the sites.
Prices and Total Cost
Every villa is an independent home on a separate plot with its own garden, in 4 BHK and 5 BHK formats. Current figures:
| Villa | Built-up area | Price |
|---|---|---|
| Four-bedroom | 3,100 sq ft up to 3,900 sq ft | Rs. 3.65 Crore upward |
| Five-bedroom | 4,388 sq ft | Near Rs. 5.17 Crore |
This is close to Rs. 11,800 a sq ft on built-up area. Actual pricing varies with phase, plot, facing and seller, whether developer or owner. Ask us which villas are available and what each costs today.
Other costs to budget for:
- For a value above Rs. 45 Lakhs, stamp duty totalling 5.6% (5% plus the cess and surcharge)
- Registration charges of 2%
- Club charges and the township's upkeep deposit
- Interior fit-out, which runs high in a villa this big
GST is due only when a villa is sold ahead of its OC, so a Phase IV quote should spell that out. Use our EMI calculator to see monthly payments for a chosen loan and tenure.
Amenities
The whole township shares Club Bellezea, its clubhouse. Outdoor features include:
- An artificial-turf futsal ground
- Basketball plus volleyball courts
- Two tennis courts lit for night play
- A cafe styled after Paris
- Gardens for each villa and greenery throughout
About Nambiar Builders
Nambiar Builders began building in 2009 and works mainly along Sarjapur Road. Its finished villa communities are Bellezea, along with Ellegenza Phase 1. Projects now under way in the same belt are Nambiar Millenia, the Purple Crest Edition of Nambiar Ellegenza and Nambiar District 25.
Checks Before Buying
What to check varies with the phase, since buying into Phase IV carries different risks from a finished resale home:
- Establish the phase, then confirm its RERA number on the state portal
- On a finished villa, see the OC that names that villa number
- In Phase IV, get the work status of the block and a handover date on paper
- Compare the built-up and plot areas with the sale agreement
- Request the khata, the latest property tax receipts and the EC
- Ask what monthly maintenance costs and what the club fee covers
- Test the commute at rush hour in the morning and the evening
