Nikoo Homes 2 Resale Guide: II East and II West at Bhartiya City (October 2026)
Inside Bhartiya City, the township in North Bangalore reached from Thanisandra Main Road, Bhartiya Urban built Nikoo Homes 2 as two registered projects: Nikoo Homes II East plus Nikoo Homes II West. Construction is over and occupancy certificates are in place for both. Since every sale now happens between owners, this guide focuses on what a resale buyer should know about the towers, home sizes and paperwork.
Registration and Completion
Bhartiya Urban Private Limited is the promoter, and Karnataka RERA registered both projects on 14 October 2017. Their registration numbers:
- PRM/KA/RERA/1251/309/PR/171014/000197 for the East half
- PRM/KA/RERA/1251/309/PR/171014/000188 for the West half
Occupancy certificates followed in December 2020 for the East towers and in July 2022 for the West towers. Either number can be confirmed online, and a seller should be able to produce the OC for their tower.
Layout of the Two Halves
The nine towers occupy about 14.5 acres, and three basement levels run below every tower. Figures for each half:
| Half | Land | Homes | Towers | OC |
|---|---|---|---|---|
| East | roughly 8.46 acres | 1,203 | A to D (33 floors) plus E and F (15 floors) | December 2020 |
| West | roughly 6.04 acres | 913 | G, H, J with 33 floors | July 2022 |
Slightly more than 40% of the site carries buildings, and the balance is open ground. A 33-floor tower houses anywhere from 244 to 325 homes, so watch how the lifts cope at busy hours. The low-rise E and F blocks contain around a hundred homes each.
Unit Mix
There are ten kinds of home, ranging from a studio to a 4 BHK with staff quarters. Counts and approximate carpet areas for the whole project:
| Carpet area (sq ft) | Type | Count |
|---|---|---|
| 325-350 | Studio | 71 |
| 420-525 | One-bedroom | 125 |
| 560-580 | One-bedroom plus study | 73 |
| 640-810 | Two-bedroom | 922 |
| 835-920 | Two-bedroom plus study | 345 |
| 950-1,130 | Three-bedroom | 380 |
| 1,200-1,220 | Three-bedroom plus study | 83 |
| 1,455-1,730 | Four-bedroom plus staff room | 68 |
| 1,210-1,515 | Loft | 35 |
| 1,690-2,220 | Sky villa | 14 |
With two-bedroom homes forming the majority, that size sees a steady flow of resale listings and tenants. Owners often advertise saleable areas instead: a two-bedroom with study at around 1,300-1,360 sq ft saleable, and a three-bedroom at around 1,690 sq ft. The carpet area recorded in the sale deed is the fair basis for comparison.
Tower, floor, facing, upkeep and furnishing all move the price. Look at present asking rates and recent transactions in the project before bidding. Monthly loan repayments can be estimated with our EMI calculator.
Location
The address is Khata No. 6/1 in Chokkanahalli village, Bhartiya City, in the Yelahanka zone off Thanisandra Main Road, pincode 560064. Thanisandra is a crowded residential area of North Bangalore, and to its south, close by, is Manyata Tech Park. Via Hennur or the main road, residents reach Hebbal, NH 44 (the Bellary Road route to the airport) and the Outer Ring Road.
Office-hour traffic makes the main road slow in both directions. Drive to work at rush hour before putting in an offer. Having schools, hospitals and shops in or beside the township is the strongest point of this location.
Who It Suits
It works for buyers keen to move in quickly who would rather judge a completed building rather than a sales leaflet. Common areas, lifts, towers and the clubhouse are there to inspect, and residents can explain the water situation, maintenance and general upkeep. A school, a mall, a hotel and offices share the campus.
This is a big, high-rise project: 2,100-plus homes, with seven towers of 33 storeys. Buyers preferring a compact building, low height or a fresh booking with an instalment plan may want something else. In a resale, most of the payment, from savings plus a home loan, is due within weeks.
About Bhartiya City
Bhartiya Urban markets its township as Bhartiya City. At Thanisandra, a number of Nikoo Homes phases are finished and newer ones are going up nearby. Building work will bring construction vehicles for some years yet, so ask which plots beside your tower remain undeveloped.
Resale Checklist
A resale closes quickly after the price is fixed, so get the documents checked beforehand. Key items:
- The seller's registered sale deed, with the earlier chain of deeds for a flat sold before
- The OC covering the tower, and a khata showing the seller as owner
- A fresh encumbrance certificate, plus a loan closure letter if the flat is mortgaged
- A no-dues certificate from the residents' association, giving the maintenance charge per sq ft
- Paid-up electricity bills and tax receipts for the property
- The car park number given in the deed
- A physical inspection for seepage, plumbing, wiring, the windows and the balcony railings
Stamp duty and registration are the buyer's cost, levied on whichever is higher, sale price or guidance value. Above Rs. 45 Lakhs, Karnataka levies 5% duty with cess and surcharge on top, and a 2% registration fee. Tax must be withheld at source from the seller's payment, at a much steeper rate for an NRI seller, so check the seller's residency early.
Chat with two or three residents first, and go once on a weekday evening. Resale homes here are also worth comparing with the township's newer phases.
