Royal Tulip Villas Sarjapur: Ready 3 BHK Villas Explained (October 2026)

For a ready villa on the edge of the city, Royal Tulip at Gudigattanahalli is one option, a village on the Chikka Tirupathi road out of Sarjapur. Built by Whitehill Properties, the gated community has 352 villas of three bedrooms each on around 14.5 acres and received its occupancy certificate in July 2024. Below, this guide explains the location, the homes, the RERA position and what to verify.

Who the Villas Suit

The fit is best for households after an independent 3 BHK villa with a pair of car parks, inside a gated estate outside Bangalore proper. Part-time remote workers also do well here. People employed at Attibele, in Electronic City or on Sarjapur Road get the quickest drives.

Families who want a metro station, a major hospital or a broad choice of schools close at hand should search nearer the city. Investors ought to find out what rent comparable Sarjapur villas command before projecting income. Resales here also move more slowly than in central areas.

Facts on Record

The main entries in the registration:

There are 31 rows of villas grouped into seven clusters, A through G. Structures take up 12,855 sq m, close to 22% of the land, while open areas total 42,311 sq m. At roughly 24 villas per acre, it is far less dense than the flats along the same road.

Where It Is

The village is east of Sarjapur town, heading toward Chikka Tirupathi. Sarjapur Road runs from the town to Bellandur on the Outer Ring Road, with the Wipro campus and local schools along the way. Hosur Road and Electronic City are reached via the Sarjapur-Attibele Road.

Fields and plot layouts ring the community, so the surroundings are still countryside. Groceries and daily errands are handled in Sarjapur town, and the larger malls and hospitals are some distance down Sarjapur Road. With metro stations a long drive off, road travel is the only choice.

Commuting deserves the closest look. At office hours, reaching Bellandur takes much more time than the map distance hints at. Do one trial drive on a working-day morning to see if the route suits the family.

Villa Layout

A single three-bedroom design is used throughout, spread over three floors. Carpet area is 1,195 sq ft, with built-up area close to 1,650 sq ft. Every villa also gets two car parks and 1,365 sq ft as its undivided share of land.

Since the plans match, villas differ mostly in orientation, location in the row and how well they have been kept. East- and west-facing units share the same rows. Visit at more than one time of day to compare sunlight, privacy and distance from the clubhouse.

Two Stages of Growth

When registered in December 2021, Royal Tulip had 127 villas planned over 27,417 sq m. Adjacent land was then added, a modified plan approved, and the 2023 revision took the total to 352 villas across 58,678 sq m. One plan thus spans an earlier and a later section.

For buyers, the earlier section has more years of occupation, so maintenance standards are easier to see. The occupancy certificate is likewise split in two, which means the villa number must be matched to the correct part.

Budget and Charges

Facing, row and condition set each villa's price, so confirm the latest figure with the individual seller. GST does not apply once a villa is completed and holds an occupancy certificate. When the price exceeds Rs. 45 Lakhs, stamp duty on the deed is 5.6% after cess and surcharge, and registration adds 2%.

Take a Rs. 1.5 Crore villa: duty and registration would total around Rs. 11.4 Lakhs. Budget too for furnishing, the monthly maintenance bill and the transfer charge set by the owners' association. Use our EMI calculator for the monthly outgo and initial cash at any amount.

Amenities and Water

The registered plan places a clubhouse at the heart of the community, together with:

• A swimming pool and a gymnasium
• Indoor games and outdoor sports space
• Green parks and tree planting
• Security cameras and backup power
• Lit internal streets and a sewage treatment plant

The filing names the local authority as the water supplier, yet borewells and tanker water are common in this belt during summer. Ask the association how supply held up during the previous two summers and the cost per home.

RERA and Completion Status

PRM/KA/RERA/1251/308/PR/211229/004605 was issued by Karnataka RERA on 29 December 2021. The registered finish date moved from 30 August 2024 to 30 August 2025 on extension. The promoter filed for completion with the authority in September 2025.

Homes can be occupied now, backed by the 9 July 2024 occupancy certificate. The Royal Tulip entry on the state RERA portal holds the modified plan, extension order and completion filings.

Pre-Purchase Checklist

A built villa is judged on its documents and its state, starting with:

• The part of the occupancy certificate that names the villa
• The current owner's sale deed, or allotment papers for a developer sale
• Property tax receipts to date and the local body's e-khata
• The encumbrance certificate and a release letter from any lender
• The approved villa plan and land share, compared with the villa as built
• A no-dues certificate and the monthly charges from the owners' association
• Proof that the association has taken over the amenities and common areas

A paid check of the terrace waterproofing, plumbing and any damp is money well spent. Visit to see which villas are on the market today.