Nambiar Villas off Bannerghatta Road: What Buyers Should Know (October 2026)
In South Bangalore, at Bilvaradhahalli and Shanubhoganahalli, Nambiar Builders has a villa project in its pre-launch phase: the upcoming Nambiar villas, close to Bannerghatta Road. Interested buyers can register an expression of interest now, and RERA registration remained pending in October 2026. This article covers the details available, the points the launch will decide and a sensible way to handle an early-stage project.
RERA and Launch Position
In October 2026, the Karnataka RERA registration remained pending. Nambiar Builders includes the project in its list of upcoming launches and is recording expressions of interest. Since a project can be marketed and sold only once registered, an expression of interest does no more than hold a place in line.
When registration comes through, the state RERA portal will list the villa count, land area, sanctioned plan and completion date. Buyers should check these against the marketing material before handing over a booking amount.
What Is Planned
The community is designed as a gated layout of spacious villas on separate plots. Pre-launch details:
- Developer: Nambiar Builders
- Address: Bilvaradhahalli and Shanubhoganahalli in Anekal Taluk, a turn off Bannerghatta Road, pincode 560083
- Scale: a 70-acre plan with 298 villas
- Plot dimensions: 40 x 63 ft and 35 x 55 ft
- Villa sizes: 3,732 sq ft at the smallest, 4,638 sq ft at the largest
- Entry level: Rs. 5.53 Crore
- Possession: from 2030, as planned
The current market name is only a working one. Registration will fix the project's final name, its phases and the number of villas.
Location
The land falls in Anekal Taluk, further south than the older, busier part of Bannerghatta Road. To the north, Bannerghatta Road meets the NICE Road, which runs to Mysore Road, Kanakapura Road and Electronic City. Jigani Industrial Area is south-east of the site, and the road itself leads up to JP Nagar.
The neighbourhood is in an early stage of growth. JP Nagar, Gottigere and Arekere, closer to town, hold most of the larger schools, hospitals and malls. Traffic on Bannerghatta Road builds up at rush hour, so a test run to school and office is worth doing.
Plans and Pre-Launch Prices
Each of the two plot sizes comes in an east-facing and a west-facing version. From a start of Rs. 5.53 Crore, the range peaks at Rs. 7.10 Crore with the bigger villa facing east:
| Facing | Plot | Built-up | From |
|---|---|---|---|
| West | 35 x 55 ft | 3,732 sq ft | Rs. 5.53 Crore |
| East | 35 x 55 ft | 3,782 sq ft | Rs. 5.80 Crore |
| West | 40 x 63 ft | 4,638 sq ft | Rs. 6.87 Crore |
| East | 40 x 63 ft | 4,627 sq ft | Rs. 7.10 Crore |
Per sq ft, that is roughly Rs. 14,800 facing west and Rs. 15,350 facing east. A 35 x 55 ft plot covers 1,925 sq ft; a 40 x 63 ft plot, 2,520 sq ft. Prices quoted before launch can shift, and only the cost sheet given after registration is final.
Beyond the villa price, buyers pay:
- GST on a home still being built
- Registration at 2%
- Stamp duty at 5%, or 5.6% including cess and surcharge, above Rs. 45 Lakhs
- Deposits towards maintenance, infrastructure and the club
- Interior fit-out, which runs high for a large villa
The developer is finalising the payment schedule and maintenance terms, and we will pass them on once officially released. Our EMI calculator works out monthly repayments for any loan amount.
Who Should Consider It
It is meant for families able to spend upwards of Rs. 5.5 Crore who want their own land, a garden and a well-equipped clubhouse. Jobs in Electronic City, Jigani or along lower Bannerghatta Road make the commute practical. The nearby Bannerghatta forest belt adds green surroundings.
Those who need to move in within a couple of years should consider finished villa communities. The same goes for buyers who prefer to wait for a RERA number, which is free and answers most open questions.
About Nambiar Builders
Nambiar Builders started building in Bangalore in 2009 and has concentrated on the Sarjapur corridor. Its finished villa communities close to Sarjapur Road are Nambiar Bellezea and the opening phase of Nambiar Ellegenza. It is also building Nambiar District 25, a township of apartments, and this is its first venture in this part of Bangalore.
Steps Before an Expression of Interest
Early projects reward waiting and getting promises on paper. Go through these:
- Obtain written refund terms for the expression of interest, including how soon money comes back
- Hold back the booking amount till RERA issues the number and the registered plan has been read
- Verify the plot size, the floor count and the built-up area of the chosen villa
- Ask what the first phase includes in club facilities, parks and roads
- Find out the water supply, sewage treatment and backup power plans
- Get a property lawyer to review the title and the land conversion order
- Time the peak-hour trip to the office and to school
Speak to us for launch news, plus the price sheet when issued. We will send the RERA number too, as soon as it is granted.
