Nikoo Homes 8 at Bellahalli, Thanisandra: What Buyers Should Know (October 2026)

In May 2026, Karnataka RERA registered Nikoo Homes 8, a fresh Bhartiya Urban launch in Bellahalli near Thanisandra Main Road, North Bangalore. Spread over close to 12 acres, it combines six towers holding 1,010 apartments with a small cluster of row houses. Here is a look at its registration, homes, prices, setting, builder and the checks to complete.

Registration Details

RERA approved the project as two phases, both titled Nikoo Homes 8, Bhartiya Garden Enclave, with certificates issued together on 7 May 2026.

• First phase: PRM/KA/RERA/1251/309/PR/070526/008628
• Second phase: PRM/KA/RERA/1251/309/PR/070526/008629

Bhartiya Urban Private Limited is named as promoter, and the BBMP sanctioned the plan on 16 March 2026. The construction period on record started on 1 April 2026, so building is in its opening year. Quarterly updates for both phases are public on the state RERA portal.

Six Towers and the Phase Split

Only a little more than 25% of the land is built on. Each of the six towers has two basement levels, and together they hold 1,010 apartments, while 37 row houses are planned as low-rise units. The phases break down like this:

• Phase 1, due 31 March 2031: Tower D at 16 floors, Towers E and F at 24 floors, with 503 apartments, 15 row houses and the clubhouse
• Phase 2, due 31 December 2031: Towers A and B at 24 floors, Tower C at 16, with 22 row houses and 507 apartments

Buyers in Phase 2 should note that the clubhouse comes with Phase 1. Registered amenities cover a clubhouse, community hall, swimming pool, gym, indoor and outdoor sports spaces and parks. Tower sizes vary from 128 homes to 211.

Plans, Carpet Areas and Prices

Plans on sale, with the carpet area of each registered type, saleable size and opening price:

• 1 BHK: carpet around 460, saleable 786 sq ft, Rs. 93 Lakhs
• 1 BHK with study: carpet around 660, saleable 1,088 sq ft, Rs. 1.31 Crore
• 2 BHK: carpet around 725, saleable 1,165 sq ft, Rs. 1.40 Crore
• 2 BHK with study: carpet 875-890, saleable 1,371 sq ft, Rs. 1.59 Crore
• 3 BHK: carpet 1,105-1,115, saleable 1,730 sq ft, Rs. 2.04 Crore
• 3 BHK with study: carpet 1,310-1,350, saleable 2,006 sq ft, Rs. 2.33 Crore
• 3 BHK loft duplex: carpet around 1,280, saleable 2,132 sq ft, Rs. 2.59 Crore
• 4 BHK: carpet around 1,635, saleable 2,506 sq ft, Rs. 2.94 Crore

Measured on saleable area, prices come to Rs. 11,600 up to Rs. 12,150 a sq ft. Because carpet area is only 60% to 65% of that saleable size, each sq ft of carpet costs far more. Studios of around 345 sq ft carpet also feature in the registered inventory.

For an under-construction purchase, the opening price grows with these additions:

• GST calculated on the agreement value
• Karnataka stamp duty of 5% with cess and surcharge for homes over Rs. 45 Lakhs, and a 2% registration fee
• Charges for a higher floor or a preferred location
• A car park, club membership and the upkeep deposit

For the Rs. 93 Lakhs home, duty and registration total approximately Rs. 7.1 Lakhs. Use the EMI calculator to see what the planned loan means each month.

Who Will Find a Fit

The spread is wide: one-bedroom homes cost under Rs. 1 Crore and four-bedroom homes approach Rs. 3 Crore. A single person employed at Manyata Tech Park, a renting couple ready to buy and a large family can all find a layout. Remote workers can pick a study variant of the 1, 2 or 3 BHK.

Keys are expected in 2031, so buyers must carry rent or another loan until then. Mixed home sizes also bring a mixed resident base, with tenants clustering in the compact units, which matters to anyone wanting a family-only building.

The Bellahalli Setting

The site covers Sy. Nos. 92, 91, 88, 87/2, 87/1, 86 and 85 of Bellahalli village in Yelahanka Hobli, Bengaluru North, 560064. Bellahalli is at the top of the Thanisandra stretch, with the main road on one side and Kogilu on the other. A few minutes south by car is Bhartiya City, with its mall, school and hotel.

Manyata Tech Park is further down Thanisandra Main Road, and airport trips use NH 44, Bellary Road, through Yelahanka. Heavy office-hour flows on the main road and at Hennur, where it meets the Outer Ring Road, make the commute vary widely through the day.

Schools, hospitals and shops already operate here, a real edge over newer suburbs to the north. A rush-hour test drive on two weekdays, with a look at the approach road, gives a fair estimate.

Bhartiya Urban's Existing Homes

Bhartiya Urban, the property company within the Bhartiya group, uses Bhartiya City as its township label. There, a number of Nikoo Homes phases are complete and occupied. A weekday tour and a Sunday tour show upkeep, lift waits and clubhouse use.

Points to Check Before Booking

Handover is about five years away, so these checks deserve care:

• Match the tower to its phase, RERA number and completion date
• Request the exact home's carpet area and calculate the price per sq ft of carpet
• Insist on a cost sheet with GST, location premiums, parking and maintenance as separate lines
• Find out which amenities arrive in Phase 1 and which come later in Phase 2
• Ask about water supply, since the registration lists borewells and tankers
• Examine the title deeds and khata for every survey number in the agreement
• Make payments only to the project account given in that phase's RERA record

Unsold stock varies by tower and floor. Contact us for current availability at Nikoo Homes 8 and price sheets for comparable North Bangalore projects.