What is the difference between Nikoo Homes 8 Phase 2 and Phase 1?

They share a pin and a brand but have separate RERA registrations. Phase-2 has 529 homes on 4.46 acres, due 31 December 2031. Phase-1 has 518 homes on 7.54 acres, due 31 March 2031.

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2 Bellahalli

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Decision support

Price

₹12,300 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 ₹12,000, plus or minus 2.5%

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 BHK + Study - Row houses · 3.5 BHK · 4 BHK · Loft · Studio · 10 configurations

View Floor Plans

RERA REGISTRATION LISTEDID: PRM/KA/RERA/1251/309/PR/070526/008629

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Key takeaways

Nikoo Homes 8 Phase 2 has 529 homes at Bellahalli, off Thanisandra Main Road in North Bengaluru, from a 344.91 sq ft studio to 2,288.8 sq ft row houses (carpet area).
The builder's Nikoo Homes 8 page shows no price (checked 18 October 2026), so BestProp estimates ₹11,700 to ₹12,300 per sq ft of saleable area (medium confidence), which is about ₹92.0 lakh to ₹96.7 lakh for the 786 sq ft 1 BHK and ₹2.93 crore to ₹3.08 crore for the 2,506 sq ft 4 BHK; the real quote will differ.
Karnataka RERA lists completion on 31 December 2031, while Phase-1 is due on 31 March 2031. Squareyards quotes 1,047 homes on 12 acres, which equals Phase-1 and Phase-2 added together (518 + 529 homes; 7.54 + 4.46 acres).
The filed construction schedule starts with earthwork in January 2027.

Project at a glance

City

Bengaluru

Project type

Residential/Group Housing

Project Status

New Project Launch

Project approved by

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

Total Land Area

194,364 sq ft (about 4.46 acres) in our record of the RERA filingSquareyards gives 12 acres and Housiey 11.35 acres, for Phase-1 and Phase-2 together

Address

Bellahalli, off Thanisandra Main Road, Bengaluru North

Floors

24 floors

No of Towers/Blocks

5 registered blocks

Nearest landmark

Bengaluru North, Bengaluru Urban

Expected Launch Date

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

Developer Track Record

Five projects under this exact name in our Karnataka RERA data, none with a recorded extension and all with completion dates still ahead (31 August 2030 to 31 December 2031)26 complaints in this filing's complaint table, dated 15 February 2019 to 15 July 2026, none on Nikoo Homes 8 (data checked 28 August 2026)

Possession Date

31 December 2031

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

Daily-use Retail

Bhartiya Mall of Bengaluru, 1.9 km (saved neighbourhood data)

Healthcare Access

Sreeva Hospital, 1.1 km (saved neighbourhood data)

Lifestyle Access

Samprasiddhi Cricket Academy, 771 m (saved neighbourhood data)

School Access

EuroSchool North Campus - CBSE School Yelahanka, 1.3 km (saved neighbourhood data)

Transit Access

Yelahanka Junction railway station, 5.7 km by road

Quick Overview

Nikoo Homes 8 is a two-phase project by Bhartiya Urban Pvt Ltd, and this page covers Phase-2 only.

The Nikoo Homes 8 RERA number for Phase-2 is PRM/KA/RERA/1251/309/PR/070526/008629, registered on 7 May 2026, and the Nikoo Homes 8 possession date in that registration is 31 December 2031.

Phase-1 has its own registration, PRM/KA/RERA/1251/309/PR/070526/008628, with a completion date of 31 March 2031.

Squareyards, Housiey and HomeBazaar show the Phase-1 number or the March 2031 date against the whole project, so check which phase a quote refers to.

About

Nikoo Homes 8 Bhartiya Garden Enclave is built by Bhartiya Urban Pvt Ltd, whose website lists Nikoo Homes at Bhartiya City, Thanisandra Main Road. The RERA name is "Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2".

Buyers and portals also write Bhartiya Nikoo Homes 8 or Nikoo 8, and the builder's own site uses Nikoo Homes 8. Both registrations appear on the builder's Nikoo Homes 8 page.

Portal totals match the two phases added together. Phase-1 has 518 homes on 328,342 sq ft (7.54 acres) and Phase-2 has 529 homes on 194,364 sq ft (4.46 acres). Together that is 1,047 homes on 522,706 sq ft, or 12.00 acres.

Squareyards quotes 1,047 units on 12 acres. Housiey quotes 11.35 acres and six towers, which matches neither filing: our record gives Phase-2 five registered blocks and Phase-1 four.

The builder's plan sheets name the towers D and E, with D running up to 16 floors and E from ground to 24. The Phase-2 filing names its towers A, B and C, plus Tower 5 Phase 2 and Tower 6 Phase 2.

Which tower letters belong to Phase-2 is a question for the sales team, and it comes before choosing a floor plan.

On the developer record, our Karnataka RERA data lists five projects under the name Bhartiya Urban Pvt Ltd: Bhartiya Garden Estate Phases 1 to 3 and Nikoo Homes 8 Phases 1 and 2.

None has a recorded extension, and their completion dates run from 31 August 2030 to 31 December 2031, so none has finished yet in this data.

Older Nikoo Homes projects are registered in our data under other spellings of the promoter name and are not counted here.

The complaint table in this filing lists 26 complaints against the promoter, dated 15 February 2019 to 15 July 2026.

Twelve concern delay in possession or delay compensation, nine concern refunds or booking-amount deductions, and five concern other matters such as parking, carpet area and old dues.

They name earlier Nikoo Homes projects, Bhartiya Leela Residences and Bhartiya Garden Estate Phase-2; none names Nikoo Homes 8 (checked 28 August 2026). Housiey shows no litigation against the project; we have not verified that.

Master Plan

Source evidence
Master-plan element	Registered or published detail
Total land area	194,364 sq ft (about 4.46 acres) in our record of the RERA filing
Blocks or towers	5 registered blocks: Tower A with 211 homes, Tower B with 168, Tower C with 128, and two 2-floor blocks with 11 homes each
Vertical scale	Towers A and B have 24 floors, Tower C has 16, and the small blocks have 2; towers A to C sit over 2 basements
Open-space allocation	Not filed for Phase-2; the builder's master plan names a community garden, linear garden, wildflower garden, central spine and a tennis court
Parking and utility layout	574 spaces in the tower details, against 27 open and 27 covered in the plan section; water source is borewell

Master Plan Summary

Floor Plans

1 BHK

Area

461.72 sq ft carpet area

Notes: 38 homes. 786 sq ft saleable. Estimate ₹92.0 lakh to ₹96.7 lakh.

1.5 BHK

Area

660.81 sq ft carpet area

Notes: 23 homes. The builder calls the matching plan One Bed with Study, 1,088 sq ft saleable. Estimate ₹1.27 crore to ₹1.34 crore.

2 BHK

Area

725.04 sq ft carpet area

Notes: 67 homes. 1,165 sq ft saleable. Estimate ₹1.36 crore to ₹1.43 crore.

2.5 BHK

Area

882.24 sq ft carpet area

Notes: 136 homes, the largest group. The closest builder plan is Two Bed with Study, 1,371 sq ft saleable with 876 sq ft carpet. Estimate ₹1.60 crore to ₹1.69 crore.

3 BHK

Area

1,115.34 sq ft carpet area

Notes: 118 homes. 1,730 sq ft saleable. Estimate ₹2.02 crore to ₹2.13 crore.

3.5 BHK

Area

1,320.56 sq ft carpet area

Notes: 57 homes. The closest builder plan is Three Bed with Study, 2,006 sq ft saleable with 1,308 sq ft carpet. Estimate ₹2.35 crore to ₹2.47 crore.

4 BHK

Area

1,633.77 sq ft carpet area

Notes: 23 homes. The builder calls it Four Bed with Staff, 2,506 sq ft saleable. Estimate ₹2.93 crore to ₹3.08 crore.

3 BHK + Study - Row houses

Area

2,288.8 sq ft carpet area

Notes: 22 homes, with a balcony and terrace area filed separately. The builder's sheets show no saleable area, so we give no estimate.

Location

Map details are not available for this project yet.

Location Snapshot

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2

Bengaluru North, Bengaluru

Nikoo Homes 8 Bellahalli sits on the Thanisandra Main Road side of North Bengaluru, in Belahalli Village of Yelahanka Hobli (PIN 560064).

The builder's site gives its address as Bhartiya City, Thanisandra Main Road; Squareyards says Thanisandra Main Road, and HomeBazaar says Bellahalli. Housiey measures Bellahalli Cross at 700 m, Bhartiya City at 2.1 km and REVA University at 2.8 km.

More location detail

You can open the project pin on Google Maps.

By road, from the project pin: REVA University is 2.7 km, Yelahanka Junction railway station is 5.7 km and Manyata Tech Park is 7.4 km. The airport's southern access road is 21.1 km away; HomeBazaar says the airport is 20.1 km.

These are OpenStreetMap routing distances checked on 18 October 2026. They are distances, not travel times.

Our saved neighbourhood data (Ola Maps, not checked on the road) gives: Sreeva Hospital at 1.1 km, EuroSchool North Campus - CBSE School Yelahanka at 1.3 km, Bhartiya Mall of Bengaluru at 1.9 km and Samprasiddhi Cricket Academy at 771 m.

The same data puts Terminal 1 of Kempegowda International Airport at 13.9 km, which is shorter than the 21.1 km road distance to the southern access road above.

We have not measured a metro station. The builder's location list names Nagawara Metro Station among its travel links without a distance, so get the distance and the station's opening status in writing.

Nearby BestProp project pages, with straight-line distance, homes and RERA completion date: Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 shares the same pin and is the other half of this township, with 518 homes and completion on 31 March 2031.

Amenities

The RERA amenity schedule marks twelve facilities as applicable and gives the area of most of them. The largest is the club house at 28,309 sq ft, followed by parks at 10,764 sq ft and outdoor sports at 3,229 sq ft.

Piped gas and smart home automation are marked "No".

Club house of 28,309 sq ft
swimming pool
Fitness
Buyer Value: 1,938 sq ft for the pool in the filing; Housiey describes lap, leisure and kids' pools
Verify Before Booking: Number of pools and depth
gym
Fitness
Buyer Value: 1,507 sq ft
Verify Before Booking: Equipment list and operating hours
indoor and outdoor sports areas
community hall and parks
from the RERA amenity schedule
Club house
Club
Buyer Value: 28,309 sq ft in the filing. The builder's master plan lists a Black Swan Club and Swimming Pool.
Verify Before Booking: Which rooms are inside and when it opens
Community hall
Community
Buyer Value: 2,153 sq ft
Verify Before Booking: Booking rules and charges
Outdoor sports facility
Sports
Buyer Value: 3,229 sq ft. The builder lists a tennis court; Housiey also lists basketball and squash courts
Verify Before Booking: Which courts are in Phase-2
Indoor sports facility
Sports
Buyer Value: 2,476 sq ft
Verify Before Booking: Games included
Parks
Open space
Buyer Value: 10,764 sq ft
Verify Before Booking: Whether this is shared with Phase-1
CCTV surveillance
Safety
Buyer Value: Listed as applicable
Verify Before Booking: Coverage and monitoring
Power backup
Utilities
Buyer Value: Listed as applicable; the filing gives no usable area for power backup or air conditioning
Verify Before Booking: Whether backup covers the whole home
electricity
Utilities
Buyer Value: Listed as applicable; the filing gives no usable area for power backup or air conditioning
Verify Before Booking: Whether backup covers the whole home
water and sanitation
Utilities
Buyer Value: Listed as applicable; the filing gives no usable area for power backup or air conditioning
Verify Before Booking: Whether backup covers the whole home
air conditioning
Utilities
Buyer Value: Listed as applicable; the filing gives no usable area for power backup or air conditioning
Verify Before Booking: Whether backup covers the whole home

Pricing

Cost Sheet

Nikoo Homes 8 price: the builder's Nikoo Homes 8 page shows plan sheets with saleable areas but no price, so BestProp estimates ₹11,700 to ₹12,300 per sq ft of saleable area (18 October 2026, medium confidence).

That is a midpoint of ₹12,000 and a band of plus or minus 2.5%, built from four anchors. Squareyards lists ₹11,996 per sq ft plus charges, and its average asking price for September 2026 is ₹11,700.

HomeBazaar lists ₹96 lakh for the 786 sq ft 1 BHK, which is ₹12,214 per sq ft. Our own older internal figure is ₹12,100, from a same-builder blend dated 6 September 2026, and it falls inside the band. The mean of the four is ₹12,002.50, rounded to ₹12,000.

Price by configuration
Cost Component	Amount / Basis	Notes
BestProp estimate per sq ft (not a builder rate)	₹11,700 to ₹12,300 per sq ft of saleable area	18 October 2026, medium confidencemidpoint ₹12,000, plus or minus 2.5%
Estimated base price by type	₹58.6 lakh (studio) to ₹3.08 crore (4 BHK)	Saleable area from the builder's plan sheets times the rate bandrow houses excluded
Portal prices	₹67 lakh to ₹3.01 crore	Squareyards, HomeBazaar and Housiey, checked 18 October 2026not builder quotes
Registered project cost

More pricing guidance

Each per-type total is the band times the builder's saleable area. All of it is a BestProp estimate, not a builder or RERA figure. Floor rise, parking, GST, registration and other charges are separate, and the real quote will differ.

Portal prices run higher or lower depending on what they include (all checked 18 October 2026):

- Squareyards: ₹94.29 lakh to ₹3.01 crore plus charges, for 786 to 2,506 sq ft - HomeBazaar: from ₹96 lakh (page last updated 27 May 2026) - Housiey: ₹67 lakh to ₹2.94 crore, all-inclusive of taxes and charges but not stamp duty and registration (page dated 10 September 2026); ₹67 lakh is for the 501 sq ft studio, or

Pros & Cons

Pros and watchouts

Strengths5

The RERA filing gives home counts, carpet areas and a tower-wise split for all 529 homes
Club house of 28,309 sq ft and a pool, gym and sports areas are in the amenity schedule
REVA University is 2.7 km by road and Manyata Tech Park is 7.4 km
None of the developer's five Karnataka RERA projects in our data has a recorded extension
The builder's site shows saleable and carpet area for nine of the ten types

Watch-outs5

RERA completion is 31 December 2031, and the filed schedule starts earthwork in January 2027
Piped gas and smart home automation are marked "No" in the RERA schedule
Yelahanka Junction railway station is 5.7 km by road and no metro station is measured
26 complaints are listed in the promoter's complaint table, on earlier projects
The builder's Nikoo Homes 8 page shows no price, and portals quote combined Phase-1 and Phase-2 figures

FAQ

What is the price of Nikoo Homes 8?

The builder's Nikoo Homes 8 page shows no price. BestProp estimates ₹11,700 to ₹12,300 per sq ft of saleable area (18 October 2026, medium confidence), about ₹92.0 lakh to ₹96.7 lakh for a 786 sq ft 1 BHK and ₹2.93 crore to ₹3.08 crore for a 2,506 sq ft 4 BHK. Squareyards shows ₹94.29 lakh to ₹3.01 crore plus charges.

What is the possession date of Nikoo Homes 8 Phase-2?

Karnataka RERA lists 31 December 2031 for Phase-2. Phase-1 is due on 31 March 2031, and Squareyards and HomeBazaar show March 2031 for the whole project. Housiey shows a builder target of December 2030.

What is the RERA number of Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2?

PRM/KA/RERA/1251/309/PR/070526/008629, registered on 7 May 2026 and listed as Approved. Phase-1 is PRM/KA/RERA/1251/309/PR/070526/008628. Both numbers appear on the builder's Nikoo Homes 8 page.

Where is Nikoo Homes 8 in Bellahalli?

At Belahalli Village, Yelahanka Hobli, off Thanisandra Main Road in North Bengaluru, PIN 560064. REVA University is 2.7 km by road and Manyata Tech Park is 7.4 km.

What are the floor plans and sizes at Nikoo Homes 8?

RERA lists ten types by carpet area, from a 344.91 sq ft studio to 2,288.8 sq ft row houses. The builder's plan sheets show saleable areas of 501 to 2,506 sq ft for nine of them.

Is there a Nikoo Homes 8 brochure or master plan?

The Nikoo Homes 8 brochure is a download on the builder's site, next to a landscape master plan that names the gardens, central spine and tennis court. The master plan does not say which parts belong to Phase-2, and we have not opened the brochure, so ask the sales team which towers do.

Is there a metro station near Nikoo Homes 8?

We have not measured one. The builder lists Nagawara Metro Station without a distance. Yelahanka Junction railway station is 5.7 km by road.

What are the maintenance charges at Nikoo Homes 8?

The builder's Nikoo Homes 8 page does not list them. Housiey lists ₹2,004 a month for a studio up to ₹10,024 for a 4 BHK, and says the final figure is set at possession (checked 18 October 2026).

What are the reviews of Nikoo Homes 8?

BestProp does not publish star ratings. On the facts, the strengths are the detailed RERA filing and the amenity areas, and the trade-offs are the December 2031 date and the missing builder price. HomeBazaar shows a 5 average rating based on 6 reviews and Housiey shows 4 out of 5; we have not verified either.

How many homes and towers does Nikoo Homes 8 Phase-2 have?

529 homes in five registered blocks: Tower A with 211, Tower B with 168, Tower C with 128 and two small blocks with 11 each. Portals quote 1,047 homes, which is Phase-1's 518 plus these 529.

Who is the builder of Nikoo Homes 8?

Bhartiya Urban Pvt Ltd. Our Karnataka RERA data lists five projects under that name, none with a recorded extension, and 26 complaints in the filing's table dated 15 February 2019 to 15 July 2026 (checked 28 August 2026).

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₹12,300 Map Compare

Source evidence

Master-plan element

Registered or published detail

Total land area

194,364 sq ft (about 4.46 acres) in our record of the RERA filing

Blocks or towers

5 registered blocks: Tower A with 211 homes, Tower B with 168, Tower C with 128, and two 2-floor blocks with 11 homes each

Vertical scale

Towers A and B have 24 floors, Tower C has 16, and the small blocks have 2; towers A to C sit over 2 basements

Open-space allocation

Not filed for Phase-2; the builder's master plan names a community garden, linear garden, wildflower garden, central spine and a tennis court

Parking and utility layout

574 spaces in the tower details, against 27 open and 27 covered in the plan section; water source is borewell

Price by configuration

Cost Component

Amount / Basis

Notes

BestProp estimate per sq ft (not a builder rate)

₹11,700 to ₹12,300 per sq ft of saleable area

18 October 2026, medium confidencemidpoint ₹12,000, plus or minus 2.5%

Estimated base price by type

₹58.6 lakh (studio) to ₹3.08 crore (4 BHK)

Saleable area from the builder's plan sheets times the rate bandrow houses excluded

Portal prices

₹67 lakh to ₹3.01 crore

Squareyards, HomeBazaar and Housiey, checked 18 October 2026not builder quotes

Registered project cost

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2 Bellahalli

Key takeaways

Project at a glance

Quick Overview

About

Master Plan

Master Plan Summary

Floor Plans

1 BHK

1.5 BHK

2 BHK

2.5 BHK

3 BHK

3.5 BHK

4 BHK

3 BHK + Study - Row houses

Location

Amenities

Pricing

Cost Sheet

Pros & Cons

Pros and watchouts

FAQ

What is the price of Nikoo Homes 8?

What is the possession date of Nikoo Homes 8 Phase-2?

What is the RERA number of Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2?

Where is Nikoo Homes 8 in Bellahalli?

What are the floor plans and sizes at Nikoo Homes 8?

Is there a Nikoo Homes 8 brochure or master plan?

Is there a metro station near Nikoo Homes 8?

What are the maintenance charges at Nikoo Homes 8?

What are the reviews of Nikoo Homes 8?

How many homes and towers does Nikoo Homes 8 Phase-2 have?

Who is the builder of Nikoo Homes 8?

Trust and disclosure

Related pages

More from this builder

Bhartiya Garden Estate Phase-2 Sadahalli, Nikoo Homes 7

Bhartiya Garden Estate Phase-3 Sadahalli: Towers E, F, G

Nikoo Garden Estate Sadahalli: Studio to 4 Bed Homes

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

Nikoo Homes 9 Alpine in Bagalur: Price, Studio to 3 BHK

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Assetz 22 and Crest 2, 3, 4 BHK Apartments, Bengaluru

Trust and disclosure

Related pages

More from this builder

Bhartiya Garden Estate Phase-2 Sadahalli, Nikoo Homes 7

Bhartiya Garden Estate Phase-3 Sadahalli: Towers E, F, G

Nikoo Garden Estate Sadahalli: Studio to 4 Bed Homes

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

Nikoo Homes 9 Alpine in Bagalur: Price, Studio to 3 BHK

More in Bengaluru North

Assetz 22 and Crest 2, 3, 4 BHK Apartments, Bengaluru

Quick Overview

About

Master Plan

Master Plan Summary

Floor Plans

1 BHK

1.5 BHK

2 BHK

2.5 BHK

3 BHK

3.5 BHK

4 BHK

3 BHK + Study - Row houses

Location

Amenities

Pricing

Cost Sheet

Pros & Cons

Pros and watchouts

FAQ

What is the price of Nikoo Homes 8?

What is the possession date of Nikoo Homes 8 Phase-2?

What is the RERA number of Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2?

Where is Nikoo Homes 8 in Bellahalli?

What are the floor plans and sizes at Nikoo Homes 8?

Is there a Nikoo Homes 8 brochure or master plan?