Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1: Bellahalli

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Open photo 1: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 hero (conceptual / artistic impression — not site photography)
Open photo 2: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 gallery (conceptual / artistic impression — not site photography)
Open photo 3: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 gallery (conceptual / artistic impression — not site photography)
Open photo 4: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 location
Open photo 5: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 amenity (conceptual / artistic impression — not site photography)
Open photo 6: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 amenity (conceptual / artistic impression — not site photography)

Decision support

Price

₹12,200 per sq ft

Indicative price, before charges and taxes. Not a quote.

Work out your cost

Not a quoted price.

Pick a size. Your browser multiplies the supplied rate; it does not produce a builder quote.

Contact the builder for the latest price, availability, and applicable charges.

BestProp estimate. Source: BestProp estimate per sq ft (not a builder rate) · 18 October 2026, medium confidence; midpoint ₹11,900

Excludes stamp duty and registration, which are statutory and not stated in this project’s record. Confirm every figure against the written cost sheet.

Configurations

Home types and sizes: 1 BHK · 1.5 BHK · 2 BHK · 2.5 BHK · 3 BHK · 3.5 BHK · 4 Bed - Row Houses · 4 BHK · Loft · Studio · 10 configurations

View Floor Plans

RERA REGISTRATION LISTEDID: PRM/KA/RERA/1251/309/PR/070526/008628

View photos Jump to location

Key takeaways

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 is Bhartiya Urban's 518-home phase at Bellahalli in North Bengaluru, which portals place on Thanisandra Main Road, with studios, 1 to 4 BHK homes, lofts and 15 row houses, from 345.16 to 2,531.67 sq ft carpet area.
Bhartiya's website shows no price (checked 18 October 2026), so BestProp estimates ₹11,600 to ₹12,200 per sq ft of saleable area (medium confidence).
That is about ₹58 lakh for the 501 sq ft studio and about ₹3 crore for the 2,506 sq ft 4 BHK, and the real quote will differ. Karnataka RERA lists possession on 31 March 2031, and Housiey quotes a December 2030 target.
Portal figures of 1,047 homes and 12 acres equal Phase-1 and Phase-2 added together.

Project at a glance

City

Bengaluru

Project type

Residential/Group Housing

Project Status

New project launchBhartiya's website lists it under New Launch (checked 18 October 2026)

Project approved by

BBMP - Bruhat Bengaluru Mahanagara Palike (plan BBMP/Addl.Dir/JDNORTH/0057/25-26)

Total Land Area

328,342 sq ft (7.54 acres) in our approved figuresportals quote 11.35 acres (Housiey) and 12 acres (Squareyards)

Address

Bellahalli, Bengaluru Northportals say Thanisandra Main Road

Total Units

518 units: 143 in Tower D, 168 in Tower E, 192 in Tower F and 15 row houses

No of Floors

16 to 24 floors: Tower D 16, Towers E and F 24, row houses 2

No of Towers/Blocks

4 registered blocks: 3 towers and 1 row-house block

Nearest landmark

Bengaluru North, Bengaluru Urban

Expected Launch Date

1 April 2026 (project start date in the RERA record)

Developer Track Record

13 registrations under the Bhartiya Urban name in our Karnataka RERA data, including this one4 of 9 filed before 2025 show a later completion date than at registration26 complaints are listed against the promoter, 15 February 2019 to 15 July 2026 (data updated 28 August 2026)

Possession Date

31 March 2031 (RERA record)

Amenities

Electricity, CCTV Surveillance, Club House, Community Hall, Outdoor Sports facility, Indoor Sports facility, Swimming Pool, Gym, Parks, Power Backup, Water and Sanitation, Air Conditioning

Quick Overview

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 is the first of two RERA registrations for Nikoo Homes 8, a Bhartiya Urban project at Bellahalli.

It covers 518 homes in three towers and one block of 15 row houses, on 328,342 sq ft (7.54 acres) in our approved figures. Phase-2 holds 529 more homes. Together the two registrations come to the 1,047 homes and 12 acres that portals quote.

About

Bhartiya Urban Pvt Ltd is the promoter on the RERA record.

Our Karnataka RERA data holds 13 registrations under the Bhartiya Urban name, from Nikoo Homes II and Bhartiya Leela Residences in 2017 to this project in 2026, plus Nikoo Homes I, which sits under Bhartiya City Developers Private Limited.

Squareyards names that second company as the developer of this project; the RERA record for Phase-1 names Bhartiya Urban.

Bhartiya's own website lists Nikoo Homes I, II and IV as completed, Nikoo Homes 6, Nikoo Homes V and Bhartiya Garden Estate as ongoing, and Nikoo Homes 8 and 9 as new launches (checked 18 October 2026).

Nine registrations in that data were filed before 2025.

Four of them now carry a later completion date than the one filed at registration: Nikoo Homes II East (30 June 2021, now 30 December 2021), Nikoo Homes II West (30 June 2022, now 30 March 2023), Bhartiya Leela Residences (30 September 2020, now 30 June 2022) and Nikoo Homes IV (31 July 2025, now 31 January 2026).

None has an extension order recorded in that data. The other five show the date they were filed with.

The K-RERA record lists 26 complaints against the promoter, dated 15 February 2019 to 15 July 2026 (data updated 28 August 2026).

Fifteen mention delay or late possession, nine mention refunds or deductions and four mention quality, carpet area, parking or incomplete work; some mention more than one. Five name Nikoo Homes IV in their text. None of the complaint texts names Nikoo Homes 8.

Phase-1 and Phase-2 are separate registrations on the same pin. Phase-1 has 518 homes and possession on 31 March 2031; Phase-2 has 529 homes on 194,364 sq ft (4.46 acres) and possession on 31 December 2031.

Portals blend the two: Squareyards lists 1,047 homes, and Housiey lists 6 towers and a December 2031 RERA date that matches Phase-2. Other sites call the project Nikoo 8, Bhartiya Nikoo Homes 8 and Bhartiya Garden Enclave Nikoo Homes 8.

Bhartiya Garden Estate is a separate Bhartiya project with its own three registrations.

Master Plan

Source evidence
Layout element	Registered or review status
Total land area	328,342 sq ft (7.54 acres), our approved figure; Phase-2 adds 194,364 sq ft (4.46 acres)
Registered blocks/towers	Tower D (143 homes), Tower E (168), Tower F (192) and a fourth block of 15 homes over 2 floors, which matches the 15 row houses
Vertical scale	Tower D 16 floors, Towers E and F 24 floors, row houses 2 floors; Towers D, E and F each have 2 basements
Basement	About 4.57 lakh sq ft of common basement is filed with RERA; check which tower uses which basement
Parking and utilities	154 parking spaces in the plan section and 550 in the tower rows, a difference of 396; check utilities on the sanctioned plan

Master Plan Summary

Floor Plans

1 BHK

Area

446.42 sq ft carpet area

Notes: 38 homes. Bhartiya shows 786 sq ft saleable and 462 sq ft carpet. Estimate ₹91.2 lakh to ₹95.9 lakh.

1.5 BHK

Area

660.9 sq ft carpet area

Notes: 15 homes. Bhartiya shows 1,088 sq ft saleable. Estimate ₹1.26 crore to ₹1.33 crore.

2.5 BHK

Area

859.29 sq ft carpet area

Notes: 136 homes, the most common type. Bhartiya shows 1,371 sq ft saleable and 876 sq ft carpet. Estimate ₹1.59 crore to ₹1.67 crore.

3 BHK

Area

1,122.52 sq ft carpet area

Notes: 126 homes. Bhartiya shows 1,730 sq ft saleable and 1,115 sq ft carpet. Estimate ₹2.01 crore to ₹2.11 crore.

3.5 BHK

Area

1,323.64 sq ft carpet area

Notes: 67 homes. Bhartiya shows 2,006 sq ft saleable and 1,308 sq ft carpet. Estimate ₹2.33 crore to ₹2.45 crore.

4 BHK

Area

1,634.21 sq ft carpet area

Notes: 17 homes. Bhartiya shows 2,506 sq ft saleable. Estimate ₹2.91 crore to ₹3.06 crore.

Location

Map details are not available for this project yet.

Location Snapshot

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1

Bengaluru North, Bengaluru

Nikoo Homes 8 Bellahalli sits at Belahalli Village in the RERA spelling, in PIN 560064. Portals place it on Thanisandra Main Road, and Housiey lists 700 m to Bellahalli Cross, 2.1 km to Bhartiya City and 2.8 km to REVA University.

The site pin matches the Housiey and Squareyards pins to within about 35 m.

More location detail

By road from the site pin, checked 18 October 2026 with OpenStreetMap routing: Amruth Hospital is 1.4 km, Federal Public School 1.5 km, Regal Hospital 1.7 km, REVA University 2.7 km and Bhartiya Mall of Bengaluru 2.8 km.

Delhi Public School Bangalore North is 4.9 km, Yelahanka Junction railway station 5.7 km and Manyata Tech Park 7.4 km. Hebbal flyover is 15.0 km and Kempegowda International Airport Terminal 1 is 21.1 km.

Bhartiya's website lists Chaman Bhartiya School, New Horizon International School, DPS Bangalore North and VIBGYOR Jakkur as nearby schools, but we measured only DPS and Federal Public School.

OpenStreetMap maps two Namma Metro stations within 12 km in a straight line, Benniganahalli and Krishnarajapura; Benniganahalli is 14.6 km by road.

Bhartiya's website lists Nagawara Metro Station as a travel point; we could not confirm it is open, so metro access is unconfirmed. These are road distances only.

Other BestProp pages close by, by straight-line distance: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2 on the same site, with 529 homes and possession on 31 December 2031, which is the second registration of this project.

Aditi North Star is 1.4 km away with 108 flats and possession on 31 December 2030. is 2.6 km away with 456 flats and possession on 31 May 2030.

Amenities

The RERA schedule gives an area for each facility that applies, converted here to square feet.

Club house of 28,309 sq ft
swimming pool of 1,938 sq ft
gym of 1,507 sq ft
community hall
Lifestyle
Buyer Value: 2,153 sq ft
Verify Before Booking: Booking rules and capacity
indoor and outdoor sports areas and 10,764 sq ft of parks in the RERA schedule
Club house
Lifestyle
Buyer Value: 28,309 sq ft, the largest area in the amenity schedule
Verify Before Booking: Which towers use it and what it contains
Outdoor sports area
Recreation
Buyer Value: 3,229 sq ft; Bhartiya's website shows a tennis court
Verify Before Booking: Which courts are built and when
Indoor sports area
Recreation
Buyer Value: 2,476 sq ft
Verify Before Booking: Game mix and timings
Swimming pool
Fitness
Buyer Value: 1,938 sq ft; Bhartiya's website names the Black Swan Club pool
Verify Before Booking: Pool types and hours
Gym
Fitness
Buyer Value: 1,507 sq ft
Verify Before Booking: Equipment list and capacity
Parks
Family
Buyer Value: 10,764 sq ft
Verify Before Booking: Layout on the sanctioned plan
CCTV surveillance
Project Amenities
Buyer Value: Listed in the RERA schedule
Verify Before Booking: Whether backup covers the whole flat
electricity
Project Amenities
Buyer Value: Listed in the RERA schedule
Verify Before Booking: Whether backup covers the whole flat
power backup
Project Amenities
Buyer Value: Listed in the RERA schedule
Verify Before Booking: Whether backup covers the whole flat
water and sanitation
Project Amenities
Buyer Value: Listed in the RERA schedule
Verify Before Booking: Whether backup covers the whole flat
air conditioning
Project Amenities
Buyer Value: Listed in the RERA schedule
Verify Before Booking: Whether backup covers the whole flat

Pricing

Cost Sheet

Bhartiya's website shows no Nikoo Homes 8 price. Its page on nikoohomes. com shows unit plans and saleable areas but no rate or cost sheet (checked 18 October 2026).

BestProp estimates ₹11,600 to ₹12,200 per sq ft of saleable area, medium confidence, which gives about ₹58 lakh for the 501 sq ft studio, ₹1.35 crore to ₹1.42 crore for the 1,165 sq ft 2 BHK and ₹2.91 crore to ₹3.06 crore for the 2,506 sq ft 4 BHK.

The real quote will differ.

Price by configuration
Cost Component	Amount / Basis	Notes
BestProp estimate per sq ft (not a builder rate)	₹11,600 to ₹12,200 per sq ft of saleable area	18 October 2026, medium confidencemidpoint ₹11,900
Builder-published rate	None found	nikoohomes.com/nikoo-homes-8, checked 18 October 2026
Portal asking prices	₹94.29 lakh to ₹3.01 crore (Squareyards)₹67.00 lakh to ₹2.94 crore all-in (Housiey)	Checked 18 October 2026not builder quotes
Registered project cost	₹941.10 crore (land ₹318.70 crore)

More pricing guidance

We built the range from portal asking prices converted to a rate per saleable sq ft.

Of the single-size figures we converted, the lowest is ₹11,588 (PropNewz's ₹1.35 crore for the 1,165 sq ft 2 BHK) and the highest is ₹12,148 (a marketing-partner listing of ₹2.59 crore for the 2,132 sq ft loft).

We rounded the ends outward to ₹11,600 and ₹12,200, which puts the midpoint at ₹11,900. Squareyards shows ₹94.29 lakh for the 786 sq ft 1 BHK (₹11,996), for the 1.5 BHK () and a top price of , all plus charges.

Pros & Cons

Pros and watchouts

Strengths4

RERA approved on 7 May 2026, with plan BBMP/Addl.Dir/JDNORTH/0057/25-26 on file.
Ten home types, from a 345.16 sq ft studio to 2,531.67 sq ft row houses; 2.5 BHK is the largest group at 26% of the 518 homes.
A 28,309 sq ft club house, 1,938 sq ft pool and 10,764 sq ft of parks are in the RERA schedule.
About 69 homes per acre on Phase-1 land, against 88 for TVS Emerald Altura.

Watch-outs4

Possession is 31 March 2031, about four and a half years from 18 October 2026.
Bhartiya's website shows no price, so the figures here are estimates until a cost sheet arrives.
Parking is filed as 154 spaces in one place and 550 in another.
4 of 9 earlier Bhartiya filings show a later completion date than at registration.

FAQ

What is the Nikoo Homes 8 price?

Bhartiya's website shows no price (checked 18 October 2026). BestProp estimates ₹11,600 to ₹12,200 per sq ft of saleable area (medium confidence, 18 October 2026), which is ₹91.2 lakh to ₹95.9 lakh for the 786 sq ft 1 BHK and ₹2.91 crore to ₹3.06 crore for the 2,506 sq ft 4 BHK. Squareyards' asking prices for those sizes sit inside that band, and the real quote will differ.

What is the Nikoo Homes 8 possession date?

Karnataka RERA lists 31 March 2031 for Phase-1 and 31 December 2031 for Phase-2. Housiey quotes a December 2030 target and a "RERA" date of December 2031, the same month as Phase-2's RERA date; PropNewz gives December 2030. Bhartiya's page shows no date.

What is the Nikoo Homes 8 RERA number?

Phase-1 is PRM/KA/RERA/1251/309/PR/070526/008628, approved on 7 May 2026 for 518 homes. Phase-2 is PRM/KA/RERA/1251/309/PR/070526/008629, and Squareyards, Housiey and Bhartiya's website list both numbers.

What are the Nikoo Homes 8 floor plan sizes?

There are ten home types in Phase-1, from a 345.16 sq ft carpet studio to 2,531.67 sq ft row houses. Bhartiya's website shows unit plans for nine saleable sizes, 501 to 2,506 sq ft, and none for the row houses.

Where is Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1: Bellahalli or Thanisandra?

It is at Bellahalli, written Belahalli Village in the RERA record, off Thanisandra Main Road in PIN 560064. Bhartiya Mall of Bengaluru is 2.8 km by road and REVA University 2.7 km.

What is the difference between Phase-1 and Phase-2?

Phase-1 has 518 homes on 7.54 acres with possession on 31 March 2031. Phase-2 has 529 homes on 4.46 acres with possession on 31 December 2031. They share one pin, and portal figures of 1,047 homes and 12 acres cover both.

Is there a Nikoo Homes 8 brochure or master plan?

Bhartiya's page has a brochure download button and a master plan listing garden features, but we have not reviewed the brochure itself. The sanctioned plan is BBMP/Addl.Dir/JDNORTH/0057/25-26, and the builder can be asked for it.

What are the Nikoo Homes 8 reviews like?

No one lives here yet, so there are no resident reviews. Housiey says 4 out of 5 from clients who visited the site, which we have not verified, and PropNewz updated a review article on 26 August 2026.

How many towers and floors does Phase-1 have?

Three towers and a row-house block: Tower D has 143 homes on 16 floors, Tower E 168 on 24 and Tower F 192 on 24, plus 15 two-floor row houses. Housiey says 6 towers for the whole project.

What amenities does Nikoo Homes 8 have?

The RERA schedule lists a 28,309 sq ft club house, community hall, indoor and outdoor sports areas, a 1,938 sq ft swimming pool, a 1,507 sq ft gym and 10,764 sq ft of parks. It marks smart home automation and piped gas "No".

Who is the builder and what is their record?

Bhartiya Urban Pvt Ltd, with 13 registrations under that name in our Karnataka RERA data (28 August 2026). Four of nine filed before 2025 show later completion dates, and 26 complaints are listed against the promoter.

How far is Nikoo Homes 8 from Manyata Tech Park and the airport?

Manyata Tech Park is 7.4 km by road and Kempegowda International Airport Terminal 1 is 21.1 km. Hebbal flyover is 15.0 km and Yelahanka Junction railway station is 5.7 km.

Trust and disclosure

AI-assisted research/drafting. See the Editorial Policy.

Editorial owner: BestProp editorial team
Published: 10 Sept 2026
Updated: 20 Oct 2026
Purpose: Buyer research and due-diligence support

Source basis

Uploaded project data

Fact verification: 20 Oct 2026

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Price · sq ft₹12,200 Map Compare

Source evidence

Layout element

Registered or review status

Total land area

328,342 sq ft (7.54 acres), our approved figure; Phase-2 adds 194,364 sq ft (4.46 acres)

Registered blocks/towers

Tower D (143 homes), Tower E (168), Tower F (192) and a fourth block of 15 homes over 2 floors, which matches the 15 row houses

Vertical scale

Tower D 16 floors, Towers E and F 24 floors, row houses 2 floors; Towers D, E and F each have 2 basements

Basement

About 4.57 lakh sq ft of common basement is filed with RERA; check which tower uses which basement

Parking and utilities

154 parking spaces in the plan section and 550 in the tower rows, a difference of 396; check utilities on the sanctioned plan

Price by configuration

Cost Component

Amount / Basis

Notes

BestProp estimate per sq ft (not a builder rate)

₹11,600 to ₹12,200 per sq ft of saleable area

18 October 2026, medium confidencemidpoint ₹11,900

Builder-published rate

None found

nikoohomes.com/nikoo-homes-8, checked 18 October 2026

Portal asking prices

₹94.29 lakh to ₹3.01 crore (Squareyards)₹67.00 lakh to ₹2.94 crore all-in (Housiey)

Checked 18 October 2026not builder quotes

Registered project cost

₹941.10 crore (land ₹318.70 crore)

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1: Bellahalli

Key takeaways

Project at a glance

Quick Overview

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