Nikoo Homes 9 Alpine in Bagalur: Price, Studio to 3 BHK
In brief
Nikoo Homes 9 Alpine in Bagalur, Bengaluru: 768 homes from studio to sky villa, BestProp price estimate ₹60 lakh to ₹3.2 crore, possession 30 September 2031.
Developer: Bhartiya Urban Pvt Ltd
Total units768 units
Towers4 towers
Registered on10 Sept 2026
Facts verified ·Raaghav Valekar·17 min read
Key takeaways
Nikoo Homes 9 Alpine is a new-launch residential project in Bagalur, Bengaluru Urban, built by Bhartiya Urban Pvt Ltd as Phase 1 of a two-phase scheme. It has 768 homes in four 17-floor towers on 9.06 acres, from studios to sky villas.
The developer's project page and the K-RERA filing show no price, so BestProp estimates about ₹60 lakh for a studio to ₹3.2 crore for a sky villa (22 October 2026); this is our estimate, not a builder or RERA figure.
The registered possession date is 30 September 2031.
Project at a glance
City
Bengaluru
Project type
Residential/Group Housing
Project Status
New Project Launch
Project approved by
BDA - Bangalore Development Authority
Total Land Area
9.06 acres (about 394,500 sq ft)
Address
Bagalur, Bengaluru Urban
Floors
17 floors
Nearest landmark
KIADB Aerospace SEZ
Expected Launch Date
01 October 2026
Developer Track Record
Bhartiya Urban Pvt Ltd builds the Nikoo Homes brand and the Bhartiya City township on Thanisandra Main Road. Its completed projects include Nikoo Homes I, Nikoo Homes II and Nikoo Homes IV, with Nikoo Homes V, Nikoo Homes 6 and Bhartiya Garden Estate under construction and Nikoo Homes 8 launched in 2026.
Possession Date
30 September 2031
Amenities
Black Swan Clubhouse, Swimming Pool and Lap Pool, Gym, Spa and Salon, Indoor Paddle Court, Squash Court, Pickleball Court, Tennis Court, Multipurpose Court, Cricket Pitch, Amphitheatre and Concert Venue, Celebration Square, Thematic Children's Park, Sensory Garden, Community Garden, Clubhouse Library, Cooking Studio, Dance Studio, Music Room, Movie Pod, Art Space, Creche, Restaurant and Cafeteria, Retail Shopping Plaza (+2 more)
Parking / Utilities
K-RERA lists 768 covered and 26 open parking spaces, 2 basements in each tower, and tankers as the source of water
Nikoo Homes 9 Alpine is a new residential and group housing project in Bagalur, Bengaluru Urban, built by Bhartiya Urban Pvt Ltd. It covers 9.06 acres with 768 units in four towers of 17 floors each. The mix runs from studios to sky villas. The project sits near the KIADB Aerospace SEZ and has an approved RERA status. The registered possession date is 30 September 2031; confirm it with the developer and RERA before you commit.
The table below sums up the project facts. The developer and K-RERA show no price, so the price rows carry a BestProp estimate dated 22 October 2026. A written cost sheet from the developer is the only way to see the real total.
About
Bhartiya Urban Pvt Ltd is the builder of Nikoo Homes 9 Alpine, a residential and group housing project at the New Project Launch stage.
The registered name is Nikoo Homes 9, Alpine, Bhartiya Garden Hill Ph-1, and the developer's own page calls the project Nikoo Homes 9. Buyers search it as Nikoo Homes 9.
Launch is expected on 01 October 2026, and K-RERA approved the registration on 10 September 2026.
This is Phase 1 of a two-phase scheme. The K-RERA project description lists 768 units in Phase 1 and 816 units in Phase 2, with a commercial space the promoter keeps. Phase 2 has its own registration, which this page does not cover.
Some portal listings describe 13.5 to 16 acres, eight towers and 1,550 to 1,584 homes. The top figure equals 768 plus 816, which supports the reading that they cover both phases, though we have not confirmed it.
Master Plan
Floor Plans
1 BHK + Study
Price
₹1.11 crore to ₹1.21 crore
Area
1,005 sq ft; carpet area 633.99 sq ft
Typical Buyer Fit: Buyers seeking a compact home with a separate study area
Location
Map details are not available for this project yet.
Location Snapshot
Nikoo Homes 9 Alpine
Bagalur, Bengaluru Urban, Bengaluru
Nikoo Homes 9 Alpine is in Bagalur, Bengaluru Urban, near the KIADB Aerospace SEZ. The brochure uploaded to K-RERA gives that as a one-minute drive, a developer figure.
The registered address is Sy No.120 & 121, Hoovinayakanahalli Village, Jala Hobli, Bangalore North, Bengaluru North, Bengaluru Urban, Karnataka - 562149.
Amenities
Nikoo Homes 9 Alpine lists a broad amenity mix covering recreation, wellness, community use, children's activities and everyday convenience. A selection is below.
Pros & Cons
Pros and watchouts
+Strengths6
K-RERA records the project as approved, with a sanctioned plan dated 29 July 2026 and no land litigation declared by the promoter.
The project offers a broad home mix, from studios and one-bedroom homes to lofts and sky villas.
K-RERA lists 768 covered parking spaces for the 768 homes.
Planned facilities include the Black Swan Clubhouse, swimming pools, paddle, pickleball, tennis and squash courts.
The Bagalur location puts the project beside the KIADB Aerospace SEZ in north Bengaluru.
The registered possession date is 30 September 2031.
FAQ
1
What is the Nikoo Homes 9 price?
The developer has not published a price and the K-RERA filing has none. BestProp estimates about ₹60 lakh for a studio to ₹3.2 crore for a sky villa (22 October 2026), based on ₹11,000 to ₹12,000 per sq ft of super built-up area and portal quotes such as a 3 BHK from ₹1.85 crore. This is our estimate, not a builder or RERA figure. Ask for a written cost sheet that lists the agreement value, taxes, registration, maintenance or clubhouse charges, parking and the payment schedule.
This page uses the K-RERA numbers for Phase 1: 768 homes, four towers and 9.06 acres.
The K-RERA record gives the towers 198, 174, 220 and 176 units, each with 17 floors and 2 basements. The promoter's declaration in the same record says there is no litigation on the land.
K-RERA registers possession for 30 September 2031. Some broker pages quote around December 2030 as a tentative date; this page uses the RERA date.
Approvals, specifications and payment schedules may be updated, so check the latest official documents before each decision.
### BestProp Price Estimate
The developer's Nikoo Homes 9 page, checked on 23 October 2026, shows no price, and K-RERA has none. BestProp prepared an estimate on 22 October 2026. It is our figure, not a builder or RERA figure.
We multiplied each unit's super built-up area by ₹11,000 to ₹12,000 per sq ft. A buyer review on propnewz. com puts the rate at ₹11,500 to ₹12,000.
We then widened each range to cover quotes from a marketing partner and portals, such as a studio from ₹60 lakh, a 1 BHK from ₹99 lakh and a 3 BHK from ₹1.85 crore.
Those quotes imply about ₹12,800 per sq ft for the studio, ₹12,600 for the 1 BHK and ₹10,900 for the 3 BHK, so one band does not describe them.
The studio range works out to about ₹12,800 to ₹13,900 per sq ft, the 1 BHK range to about ₹12,800 and the loft range to about ₹12,500, all above the band. The lower edge of ₹11,000 is supported only by the 3 BHK quote at about ₹10,900.
No quote exists for the sky villa, so its range uses the rate band alone, and its ₹3.2 crore top is an extrapolation; portals top out at ₹2.56 crore to ₹2.66 crore.
That rate sits at the upper end of the range the same buyer review gives for Bagalur, ₹7,500 to ₹11,500 per sq ft in 2026.
Confidence is low to medium: the sources agree on the studio, 1 BHK and 3 BHK entry points, but none is a developer cost sheet, some describe the wider township rather than this RERA phase, and the sky villa figure comes from the rate band only.
The estimates exclude GST, stamp duty, registration, car parking, club membership, maintenance deposits, floor rise and launch offers. The real quote will differ by unit, floor, facing and launch terms. Per-configuration ranges are in the Floor Plans table.
Source evidence
Master plan element
Available planning detail
Land area
9.06 acres (about 394,500 sq ft)
Tower count
4 towers, with 198, 174, 220 and 176 units
Vertical scale
17 floors and 2 basements in each tower
Floor area ratio
3.25 sanctioned (K-RERA)
Approved plan
BDA/PS/EM/EO2/TA-3/N/15/2026-27, dated 29 July 2026
Landscape setting
Landscaped gardens, a community garden and a sensory garden are part of the planned setting
Recreation organization
The Black Swan Clubhouse and courts for paddle, pickleball, tennis and squash are planned as shared recreation elements
Master Plan Summary
Nikoo Homes 9 Alpine is planned as four towers on 9.06 acres, with landscaped gardens and shared recreation. The K-RERA record and the developer's page give this planning detail.
The developer's page labels its master plan with a concert venue, shopping plaza, community garden, cricket pitch, paddle, pickleball, tennis and multipurpose courts, swimming pool and sports pavilion.
More master plan detail
The page lists them without distances, so tower spacing, driveways, entry and exit points and the exact position of the gardens and courts have to be read from the sanctioned drawings.
1 BHK
Price
₹94 lakh to ₹1 crore
Area
784 sq ft; carpet area 472.97 to 568.01 sq ft
Typical Buyer Fit: Singles or couples prioritising a smaller format
2 BHK + Study
Price
₹1.57 crore to ₹1.71 crore
Area
1,423 sq ft; carpet area 898.03 to 916.01 sq ft
Typical Buyer Fit: Households needing two bedrooms plus flexible study space
2 BHK
Price
₹1.34 crore to ₹1.46 crore
Area
1,219 sq ft; carpet area 753.04 to 779.95 sq ft
Typical Buyer Fit: Small families seeking a conventional two-bedroom layout
3 BHK + Study
Price
₹2.10 crore to ₹2.29 crore
Area
1,911 sq ft; carpet area 1,239.03 sq ft
Typical Buyer Fit: Larger households needing additional work or study space
3 BHK
Price
₹1.85 crore to ₹2.04 crore
Area
1,697 sq ft; carpet area 1,074.99 to 1,099.96 sq ft
Typical Buyer Fit: Families seeking three bedrooms without the study variant
Sky Villa
Price
₹2.95 crore to ₹3.22 crore
Area
2,684 sq ft; carpet area 1,743.97 to 1,749.03 sq ft
Typical Buyer Fit: Buyers seeking the largest listed configuration
More location detail
The developer's page markets the project as part of Bhartiya City, while K-RERA lists the village address above.
The site is open on this map link, centred at latitude 13.154762605805246 and longitude 77.68345177173615. In Bangalore terms it is in the north of the city.
The only travel times we found come from the developer's own blog posts about Bagalur, and they are not independently verified.
One gives Kempegowda International Airport as 15 to 20 minutes by NH-44 (another says 20 to 30 minutes) and Bhartiya City as about 7 minutes by Thanisandra Main Road. It also places Aster CMI Hospital and Manipal Hospitals 20 to 30 minutes away.
Drive the route to your regular destinations at the hours you travel, and check road access, public transport, schools and shops yourself.
Black Swan Clubhouse
Lifestyle
Buyer Value: The shared social hub of the project
Swimming Pool and Lap Pool
Fitness
Buyer Value: Daily exercise on site
Gym
Fitness
Buyer Value: Daily exercise on site
Spa and Salon
Wellness
Buyer Value: Services inside the community
Indoor Paddle Court
Recreation
Buyer Value: Racket sports without leaving the project
Squash Court
Recreation
Buyer Value: Racket sports without leaving the project
Pickleball Court
Recreation
Buyer Value: Racket sports without leaving the project
Tennis Court
Recreation
Buyer Value: Racket sports without leaving the project
Multipurpose Court
Recreation
Buyer Value: Space for team games
Cricket Pitch
Recreation
Buyer Value: Space for team games
Amphitheatre and Concert Venue
Community
Buyer Value: Space for events and gatherings
Celebration Square
Community
Buyer Value: Space for events and gatherings
Thematic Children's Park
Children
Buyer Value: Play and childcare on site
Sensory Garden
Children
Buyer Value: Play and childcare on site
Creche
Children
Buyer Value: Play and childcare on site
Cooking Studio
Creative and convenience
Buyer Value: Everyday activities and shopping close to home
Dance Studio
Creative and convenience
Buyer Value: Everyday activities and shopping close to home
Music Room
Creative and convenience
Buyer Value: Everyday activities and shopping close to home
Movie Pod
Creative and convenience
Buyer Value: Everyday activities and shopping close to home
Art Space
Creative and convenience
Buyer Value: Everyday activities and shopping close to home
Restaurant and Cafeteria
Creative and convenience
Buyer Value: Everyday activities and shopping close to home
Retail Shopping Plaza
Creative and convenience
Buyer Value: Everyday activities and shopping close to home
!
Watch-outs
6
A 768-home project means more to check on construction progress, access and final delivery.
The developer publishes no price or cost sheet, so the real quote may differ from the BestProp estimate.
Water is listed as coming from tankers, which is worth asking about before booking.
Amenity specifications, operating arrangements and delivery status remain open questions.
Travel times come from the developer's blog posts about Bagalur, and we found no independent commute data.
The date is a proposed timeline and some broker pages quote an earlier one, so confirm it with the developer and RERA before booking.
2
What is the Nikoo Homes 9 possession date?
K-RERA registers 30 September 2031. Some broker pages quote around December 2030, which is tentative and not a registered date. Compare the date in the current RERA record with the developer's latest written communication, then ask how construction milestones, payment stages and handover paperwork line up with it.
3
Where is Nikoo Homes 9 in Bangalore?
The project is in Bagalur, Bengaluru Urban, at Hoovinayakanahalli Village, Jala Hobli, Bangalore North, in the KIADB Aerospace Park belt. The developer's blog gives the airport as 15 to 20 minutes from Bagalur by NH-44; that figure is the developer's and not independently checked.
4
Is Nikoo Homes 9 Alpine the same as Bhartiya Garden Hill Phase 1?
Yes. The registered name is Nikoo Homes 9, Alpine, Bhartiya Garden Hill Ph-1, and the developer markets it as Nikoo Homes 9. The RERA number PRM/KA/RERA/1251/309/PR/100926/008930 is for Phase 1 only.
5
How many homes are in Nikoo Homes 9 Alpine?
K-RERA registers 768 homes in four towers for Phase 1. Portal listings that say 1,550 to 1,584 homes may describe both phases together: 1,584 equals 768 plus 816, the Phase 2 count in K-RERA. We have not confirmed this.
6
What is the project status and approval position?
The project is a new launch, and its recorded approval is from BDA - Bangalore Development Authority, plan approved on 29 July 2026. K-RERA registered it on 10 September 2026 and the RERA status is Approved. Review the sanctioned plans and the permissions for the phase and unit you are considering.
7
What home choices and community features are planned for the project?
The mix includes studios, 1 BHK, 1 BHK with study, 2 BHK, 2 BHK with study, 3 BHK, 3 BHK with study, lofts and sky villas. The project also lists landscaped gardens, the Black Swan Clubhouse, swimming and lap pools, a gym, indoor and outdoor sports courts, creative spaces, children's areas, retail, CCTV surveillance and power backup.
8
Are there Nikoo Homes 9 reviews?
K-RERA registers completion for 30 September 2031, so no one can have lived here yet. The written reviews we found online are pre-launch pieces, and the one we checked gives a studio size and price that differ from K-RERA and from other listings. Treat them as marketing until you have seen the documents.
9
Which documents should be reviewed before booking?
Review the current RERA record, the sanctioned plans, the agreement for sale, the cost sheet, payment schedule, specifications, possession clause, cancellation terms and the records for your unit. Confirm that the tower, floor, unit type, area, parking terms, taxes and recurring charges match across the documents. Resolve any mismatch in writing before you pay or sign.
Before you book — verify from the approved plan
Land Area9.06 acresabout 394,500 sq ft
Tower Details4 towers; 17 floors; 768 units
Open SpaceK-RERA lists about 303,900 sq ft of open area; setbacks and podium movement appear on the sanctioned site plan
Landscape FeaturesLandscaped gardens, a community garden and a sensory garden are planned
Sustainability FeaturesRainwater harvesting, sewage treatment and energy-efficiency measures are not listed in the K-RERA record or on the developer's page
Infrastructure HighlightsK-RERA lists CCTV surveillance and power backup, and tankers as the source of water
Parking Strategy768 covered and 26 open spaces, with 2 basements in each tower
Buyer CheckCompare the brochure drawings with the K-RERA uploads to see which site features are committed at handover
Raaghav Valekar17 min read
