Rohan Upavan Kyalasanahalli: Ready Flats, Phase 3 and Resale Guide (October 2026)
Buyers who want a ready flat near Hennur Road often come across Rohan Upavan at Kyalasanahalli. Developed by Rohan Builders in six RERA-registered phases, it has close to 970 homes spread over 13.21 acres, and occupancy certificates cover all of them. This guide sets out the phases, looks harder at Phases 3 and 3A, and covers prices and resale checks.
Who It Suits
It works for families whose jobs are at Manyata Tech Park, in Kalyan Nagar or at offices along Hennur Road and who want to move straight into a large community. With nearly a thousand households, it can support a full set of shared amenities and a lively owners' body. For people comparing new launches across North Bangalore, here is a completed building to walk through instead of marketing material.
A smaller, calmer block may suit some buyers better, since many families use the same lifts, parking and clubhouse here. Metro commuters should know the Blue Line has not opened yet.
Project Record
Here are the basics on file:
| Aspect | Detail |
|---|---|
| Builder | Rohan Builders |
| Site | 53,445 sq m overall, about 13.21 acres |
| Flats | 970 in six phases, 1 BHK plus 1.5 BHK, 2 BHK and 3 BHK |
| Land records | Survey Nos. 48/1, 48/3, 48/4A and 49/2, plus 48/6, 48/5 and 48/4B, under Khata No. 43 |
| Village | Kyalasanahalli, KR Puram Hobli, pincode 560077, Bangalore |
| Approvals | Plans sanctioned by the BBMP; every phase completed with its occupancy certificate |
Flats are arranged in two big buildings made of lettered wings. The earlier phases make up Building 2, and Phases 4 and 5 together form Building 1. Reading a deed's wing letter identifies which phase and certificate apply to the flat.
Registrations and Certificates
All six phases each have their own RERA number and OC date:
- Phases 1 and 2, certified 24 December 2021: 310 flats under PRM/KA/RERA/1251/309/PR/180507/001646 and 70 under PRM/KA/RERA/1251/309/PR/190517/002553
- Phases 3 and 3A, certified 13 May 2022: 127 flats under PRM/KA/RERA/1251/309/PR/190517/002554 and 124 under PRM/KA/RERA/1251/309/PR/190517/002557
- Phases 4 and 5, certified 18 May 2024: 118 flats under PRM/KA/RERA/1251/309/PR/190517/002555 and 221 under PRM/KA/RERA/1251/309/PR/190517/002556
Phase 1 mixes small 1 BHK plus 1.5 BHK units with two- and three-bedroom flats. Phase 2 as well as Phases 3 and 3A contain two- and three-bedroom homes alone. The latest additions, Phases 4 and 5, got their certificate in May 2024.
Inside Phase 3 and 3A
Building 2's wings F to I contain both phases, with 127 flats in Phase 3 and 124 in Phase 3A, each with two or three bedrooms. Their RERA date is 17 May 2019, and a common occupancy certificate followed on 13 May 2022. People have been living in these wings for about four years.
A plan revision during building added bigger homes and cut the count, from 144 to 127 in Phase 3 and from 137 to 124 in Phase 3A. Phase 3 now averages around 885 sq ft of carpet area and Phase 3A around 858 sq ft.
Buying here usually means a resale from an existing owner. The home is ready, upkeep of the building can be seen first-hand, and the neighbours are settled. The seller sets the price with you, and their papers need checking as carefully as the approvals from the builder.
Getting Around
The project is near Byrathi, in the Hennur Bagalur Road pocket of Hennur Road. Going south, the road reaches Hennur junction on the Outer Ring Road, and going north it leads on to Bagalur, then the airport side.
Namma Metro's Blue Line is being built beside the Outer Ring Road, continuing to the airport. Its future stations at Kalyan Nagar, Horamavu and HRBR Layout will be the nearest when the line opens. Until that happens, Hennur Road is the only route, and it is crowded during office hours.
A regular drive reaches Manyata Tech Park, shopping streets in Kalyan Nagar and Kammanahalli, and several large schools on Hennur Road. Housing has grown quickly around the project, so a peak-hour visit shows how well the approach roads cope.
Prices and Purchase Costs
Starting prices rise with size:
- 946 sq ft built-up (2 BHK) from Rs. 1.06 Crore
- 1,087 sq ft (2 BHK) from Rs. 1.25 Crore
- 1,250 sq ft (3 BHK) from Rs. 1.50 Crore
- 1,547 sq ft (3 BHK) from Rs. 1.96 Crore
Per sq ft, the smaller 2 BHK costs close to Rs. 11,200 and the largest 3 BHK close to Rs. 12,700. GST does not apply to a finished flat that has its occupancy certificate. The deed attracts 5.6% stamp duty with cess and surcharge, along with a 2% registration fee.
Taking a Rs. 1.06 Crore flat as the example, duty and registration come to nearly Rs. 8.06 Lakhs. A resale buyer must also deduct TDS at 1% of the price and pay it to the income tax department. For the monthly payment and upfront cash at any budget, use our EMI calculator.
Resale Checklist
With a completed home, the documents and the flat's condition are what count:
- Phase and wing tallied against that phase's RERA number and its occupancy certificate
- The current owner's registered sale deed along with the original builder agreement
- Tax receipts for the property up to this year, and an e-khata registered to the seller
- An encumbrance certificate and, if the seller still has a loan, the bank's release letter
- Undivided land share and carpet area as written in the deed
- The association's no-dues letter, the monthly maintenance charge and the fee for transfer
- Written confirmation of the flat's parking slot
Check the flat for damp patches, plumbing issues and the condition of fittings before handing over a token. We can arrange a viewing and share what is for sale in each phase today.
