Nikoo Homes 4 in Bhartiya City: Plans, RERA and Resale Checks (October 2026)
Bhartiya Urban's Nikoo Homes 4 consists of three tall residential towers within Bhartiya City, the township in North Bangalore reached from Thanisandra Main Road. The RERA filing names it Nikoo Homes IV and counts 716 apartments. This article explains who it suits, its registration history, the setting, the flat plans and the checks worth doing first.
Is It the Right Fit?
Buyers looking for a flat in a completed tower, inside a township where offices, a school and shopping are on the same campus, are the natural audience. Commutes are easiest for people working at Manyata Tech Park, in Bhartiya City's offices or on the northern stretch of the Outer Ring Road. A 32-storey tower in a lively township may suit less well those who prefer a quiet low-rise setting.
The first inventory from the developer has been sold, so most homes now change hands as resales. That means checking the seller's title and any home loan, besides the building itself. Those with jobs in east or south Bangalore should time the drive before committing.
Project Snapshot
A quick summary of the phase:
- Builder: Bhartiya Urban Private Limited, which is creating the Bhartiya City township
- Land record: Chokkanahalli Village, Sy. No. 47, in Yelahanka Taluk, near Thanisandra Main Road
- Extent: 16,488 sq m, or close to 4.07 acres
- Buildings: Towers A, B and C, 32 floors each
- Apartments: 716, of which Tower A has 210, Tower B 266 and Tower C 240
RERA History and Current Stage
The registration number, PRM/KA/RERA/1251/472/PR/210731/004208, dates from 31 July 2021 and was issued for Nikoo Homes IV, promoted by Bhartiya Urban Private Limited. It can be confirmed on the state RERA website.
Building work commenced on 1 August 2021, and the first completion date was 31 July 2025. RERA approved an extension on 11 November 2025, moving completion to 31 January 2026 because the occupancy certificate was still pending. January 2026 has now passed.
The occupancy certificate is therefore the key document. It certifies that construction followed the sanctioned plan and that the building is fit to live in. Ask for a copy covering the relevant tower before the final payment or before registering a resale.
Location
The site is in Chokkanahalli, part of the Hegde Nagar area of Thanisandra, off the main road. Southward, Thanisandra Main Road leads to Nagavara and on to the ORR, the location of Manyata Tech Park. Northward, it passes Kogilu on the way to Yelahanka and Bellary Road, which goes on to Kempegowda International Airport.
Construction of Namma Metro's Blue Line continues along Bellary Road and the ORR, with Nagavara planned as a station. The Pink Line, whose underground section is also being built, ends at Nagavara. Until both lines run, Thanisandra Main Road carries the daily traffic, and it slows badly near the Nagavara junction in office hours.
The Bhartiya City Township
Begun in 2012, Bhartiya City is a mixed-use development covering 125 acres. Besides Nikoo Homes flats and Leela Residences apartments, it includes an IT park, a school, a hotel and a mall. Previous Nikoo Homes phases have been completed and occupied, so buyers can judge the maintenance standards.
Within walking or short driving distance are The Leela Bhartiya City hotel, Chaman Bhartiya School and the Bhartiya Mall of Bengaluru. Larger hospitals and schools are on Hennur Road and Thanisandra Main Road. Shared roads and utilities are run at township level, so ask about the monthly maintenance, what it includes and when residents take over through an owners' association.
New phases are still under construction in the township. Some construction traffic is therefore likely for a few more years.
Apartment Plans
Homes range from compact units to four-bedroom flats. Super built-up areas of the layouts in the developer's first release:
| Super built-up area | Layout |
|---|---|
| 1,302 sq ft or 1,361 sq ft | Two bedrooms with a study |
| 1,686 sq ft | Three bedrooms |
| 1,834 sq ft | Three bedrooms with a study |
| 2,131 sq ft | Three-bedroom loft |
| 2,488 sq ft | Four bedrooms |
The RERA carpet area is smaller. Registered carpet for the whole project is 57,386 sq m over 716 homes, close to 863 sq ft per flat on average. Studios and one-bedroom homes are included too, so read the carpet area of a given flat in its agreement.
Each typical floor has seven, eight or nine flats. The towers share 917 registered parking spaces in two basement levels and the decks above. Roughly half of the plot's 16,488 sq m stays open, with the township's streets and parks around it.
Prices and Charges
Pricing depends on whether a flat is bought from Bhartiya Urban or from an owner. Speak to us about current prices and availability before comparing deals. Resale prices vary by tower, floor, outlook and the interiors already done.
Over and above the agreed price, budget for:
- Registration at 2%
- Stamp duty at 5%, or 5.6% including cess and surcharge for a registered value over Rs. 45 Lakhs
- The club charges, upkeep deposit and corpus
- Any resale transfer fee set by the association or developer
- Fit-out and interior work
Buyers must pay duty and registration from their own savings rather than the loan. The EMI calculator works out the monthly repayment.
What to Verify
Even a newly completed tower calls for document and site checks. Work through this list before paying:
- Obtain the occupancy certificate and check that it names the tower and floor.
- Match the promoter and registration number against the state RERA portal.
- Get the super built-up, balcony and RERA carpet areas of the flat on paper.
- In a resale, study the seller's agreement or deed and obtain the lender's loan closure letter.
- Check the allotted parking slot in person.
- Ask about monthly maintenance and any outstanding dues on the flat.
- Review the tower's power backup and water supply.
- Go at peak office time to see how Thanisandra Main Road copes.
A title review by a lawyer is a sensible cost on every resale. Property tax receipts and the khata should carry the seller's name before the deed is signed.
