Purva Tivoli Hills, Devanahalli: Plot Prices, Phases and RERA (October 2026)
In Devanahalli, North Bangalore, Puravankara's plotted brand Purva Land has delivered Purva Tivoli Hills, a gated layout that is now complete. It went through Karnataka RERA as five separate phases, and Tivoli Hills Phase 1 came first. This guide looks at the buyer it suits, prices, RERA and completion, the phases and plots, location, the developer and resale checks.
Is This Layout for You?
The target buyer wants a plot in a completed, gated community close to the airport, whether to build a home now or to hold the land. Services, parks and roads are ready, so building can start after a house plan is cleared. The developer priced the smallest plot from about Rs. 61 Lakhs.
Because nearly every plot is sold, today's purchases are mostly from existing owners. The location is a drawback for anyone after a finished house or a quick trip to city offices: Manyata Tech Park, for one, is a 32.6 km drive.
Plot Prices and the Full Cost
The developer's launch prices were Rs. 61 Lakhs for 30 x 40 ft, Rs. 75 Lakhs for 30 x 50 ft, Rs. 1.18 Crore for 40 x 60 ft and Rs. 1.56 Crore for 40 x 80 ft. That works out to a land rate of Rs. 4,900-5,100 per sq ft.
Owners and buyers settle resale prices between themselves, and these can differ from launch levels in either direction. Registered sales within the layout give the clearest picture. Expect a premium for corner, park-facing and wide-road plots.
Budget separately for these items:
- Karnataka stamp duty of 5% with cess and surcharge for values above Rs. 45 Lakhs, plus 2% registration
- Maintenance dues and transfer charges set by the association or Puravankara
- Moving the khata and property tax to the new owner
- Building plan approval, construction cost and GST on the builder's contract
Take a plot priced at Rs. 75 Lakhs: it attracts roughly Rs. 5.7 Lakhs in duty and registration. Loans against land cover less of the value than flat loans and usually require construction within a set period. Our EMI calculator works out the monthly figure.
RERA Record and Handover
Karnataka RERA granted all five registrations on 8 October 2021 to T-Hills Private Limited, previously known as Jaganmata Property Developers Private Limited. Each phase has its own number:
- Phase 1 carries PRM/KA/RERA/1251/309/PR/211008/004355
- Phase 2 carries PRM/KA/RERA/1251/309/PR/211008/004356
- Phase 3 carries PRM/KA/RERA/1251/309/PR/211008/004358
- Phase 4 carries PRM/KA/RERA/1251/309/PR/211008/004357
- Phase 5 carries PRM/KA/RERA/1251/309/PR/211008/004359
The build ran from October 2021 and is finished. The promoter's completion filing for every phase, dated 4 April 2024, came with the completion certificate and the final release order. Owners have received plots since 2024, before the end date registered with RERA, 30 June 2026.
How the Layout Is Divided
About 63 acres are split over five phases, with an Italian hill town as the design theme. This was the first plotted launch under Purva Land. The table gives unsold stock in each phase at the completion filing, with the plot count and area.
| Phase | Plots unsold at filing | Total plots | Area in acres |
|---|---|---|---|
| Phase 1 | 2 | 85 | 8.75 |
| Phase 2 | 6 | 111 | 10.78 |
| Phase 3 | 5 | 111 | 8.57 |
| Phase 4 | 4 | 235 | 12.69 |
| Phase 5 | 13 | 322 | 21.96 |
With the lowest plot count of the five, Phase 1 leans towards large plots. Open space, parks and roads account for over half of the phase's 8.75 acres. Its common sizes are listed below:
- Around 2,800 sq ft (25 of them)
- 30 x 40 ft or around 1,200 sq ft (11 of them)
- 30 x 50 ft or around 1,500 sq ft (9 of them)
- Around 2,000 sq ft (5 of them)
- 40 x 60 ft or around 2,400 sq ft (3 of them)
Later phases hold a bigger share of 30 x 40 ft plots for tighter budgets. Facilities include a futsal court, a tennis court, a golf simulator, a swimming pool, a skating rink, a pet corner, beach volleyball, an outdoor gym, plus a cricket practice pitch.
Getting There
Plots are spread over Neeleri and Gullobanahalli, two villages north of Devanahalli town, with postal code 562110. Layout approval came from BIAAPA, the planning authority for the airport area. The Bellary Road highway (NH 44) connects Devanahalli to Hebbal, the airport and the city.
The Namma Metro Blue Line to the airport is being built but will finish well to the south, so the highway carries daily travel. Distances to nearby places, farthest first:
- Aster CMI Hospital: about 30.4 km
- Phoenix Mall of Asia: about 26.7 km
- Nandi Hills: about 23.8 km
- Omega Multispeciality Hospital: about 18.7 km
- Aerospace Park: about 16.4 km
- Devanahalli Business Park: about 7.0 km
- Chinmayee Pre University College: about 3.3 km
- HDFC Bank: about 1.2 km
Puravankara and Purva Land
Listed and headquartered in Bangalore, Puravankara dates back to 1975. Its brands are Purva for premium apartments, Provident for mid-range homes and Purva Land for plots. Purva Oakshire, close to Hennur Road, came later under the same plotted brand.
What to Verify on a Resale Plot
Both the seller and the layout need checking before a resale purchase here:
- Confirm the plot and its phase against the approved plan and the matching RERA registration
- Check that the registered sale deed shows the seller's name, the plot's number and correct dimensions
- Pull an encumbrance certificate up to date, and a loan closure letter where a mortgage existed
- See the khata and recent property tax receipts
- Collect the maintenance no-dues letter and ask about the transfer rules that apply
- Measure the plot in person and see the homes already built along the road
- Note the layout's rules for setbacks, height and any build deadline
Listings shift as owners sell. Contact us for the plots now listed at Purva Tivoli Hills, with asking prices.
