Adarsh Palm Acres in Yelahanka: Buyer's Guide to Phases 1, 2 and 3

Adarsh Palm Acres is a gated villa project by Adarsh Developers at Huttanahalli, near Vidyanagar Cross, in the Yelahanka belt of North Bangalore. The community has been built in stages since 2014, and a third phase of 196 villas was registered in October 2025. This guide explains how the phases differ, the villa plans, the registered dates and the checks to run before buying.

Who Adarsh Palm Acres Suits

The project suits families who want an independent house on its own plot, with four or five bedrooms, inside a large gated community. It also suits buyers whose work or travel keeps them on the airport side of the city. The villas are large homes on their own plots, so the budget and the upkeep are both on the higher side.

There are two ways in. A finished villa in Phase 1 or Phase 2 is bought from its owner, and it is ready to see and to live in. A new villa in Phase 3 is bought from the developer and paid for in stages while it is built.

How the Phases Compare

Adarsh Palm Acres is registered with Karnataka RERA in parts, and each part has its own number, land and dates. The table below sets out the registrations that a sale agreement will refer to:

Phase 1 and Phase 2 together cover about 43.7 acres and are complete, with families living in them for several years. Work on their first parts began in September 2014, and the second parts followed in June 2016. Adarsh Nivaas Private Limited is the promoter on all five registrations above.

Phase 3 is the part now on sale from the developer. It was registered on 18 October 2025 with 196 villas, and its start date is 10 September 2025. The quarterly update filed in July 2026 put progress at 2%, so this phase is at an early stage of construction.

Villas and Sizes

Adarsh Palm Acres villas are sold as 4 BHK and 5 BHK homes, built with floor-to-floor heights of 11 feet. Two plans are on offer in Phase 3:

• Palm Azure: 5,104 sq ft of built-up area on a plot of 3,375 sq ft
• Palm Emerald: 5,687 sq ft of built-up area on a plot of 4,000 sq ft

By registered bedroom count, Phase 3 is made up of 146 four-bedroom villas, 46 three-bedroom villas and 4 two-bedroom villas. The average carpet area is about 3,010 sq ft for a 4 BHK and about 2,020 sq ft for a 3 BHK. Each villa has its own covered parking and garage space.

Bedrooms have engineered wooden flooring, and the living and family areas are finished in imported marble. The plans are open and Vaastu-friendly. Ask us for the latest price list and the villas open for booking in Phase 3.

Location and Connectivity

The project is located at Huttanahalli, Vidyanagar Cross, in Jala Hobli of Bangalore North Taluk, pincode 562157. The area is on the northern side of Yelahanka, along the corridor that leads to Kempegowda International Airport. Bellary Road, the airport highway, is the main route into the city.

The plans for all phases were approved by the Bangalore International Airport Area Planning Authority. Daily travel from this address is by road. The Namma Metro Blue Line to the airport is under construction along the highway.

A buyer who works in the city centre or in the eastern office districts should drive the route at peak hour before deciding. The setting is quiet and green, and that comes with a longer trip to most offices.

Layout and Amenities

The master plan of Adarsh Palm Acres keeps most of the land open. In Phase 3, about 74% of the 30.9 acres is open area, and the villas are spread along wide internal roads. A central park forms the green heart of the community.

The clubhouse serves all phases. Its facilities include the following:

• Swimming pools
• Two tennis courts, two badminton courts and a squash court
• Gym and a health club with steam and sauna
• Restaurant and bar
• Library and an indoor play area for children
• Three spa rooms and a yoga lawn
• Pool table and table tennis
• Grocery store

The clubhouse and the main roads are already in use, which is an advantage for a Phase 3 buyer. Check how the monthly maintenance is shared between the older phases and the new one.

The Full Cost

The villa price is one part of the outlay. The main additions are listed below:

• GST of 5% on the agreement value for a villa that is still under construction
• Stamp duty of 5% plus cess and surcharge, or 5.6% in all, for a home above Rs. 45 Lakhs
• Registration fee of 2% of the property value
• Clubhouse charges, the maintenance deposit and any charge for a preferred plot

A finished villa bought from an owner after its occupancy certificate carries no GST. Stamp duty and registration are due on the resale value. Loan instalments for any price are easy to test on our EMI calculator.

RERA and Paperwork

Adarsh Palm Acres Phase 3 is RERA approved, and its completion date of 30 September 2031 is the one that binds the developer. The agreement for sale should carry this number, the villa number, the carpet area and the date. Payments go only to the designated RERA bank account of the phase.

The registrations of Phase 1 and Phase 2 ran until November 2023 after their extensions. Two further numbers, ending 000723 and 000733, were issued to a second promoter company for the same Phase 1 parts. A resale buyer should match the number on the seller's documents with the portal.

About the Developer

Adarsh Developers was founded in Bangalore in 1988 by B M Jayeshankar. The group builds villas, apartments and plotted layouts across the city. In North Bangalore, its projects are spread across Hebbal, Kogilu, Yelahanka and Hennur Road.

Checks Before Booking

A project built over many years needs a few specific questions. These are the main checks:

• Confirm which phase the villa belongs to and match its RERA number on the Karnataka RERA portal
• For a resale, ask for the occupancy certificate, the khata, tax receipts and a no-dues letter from the association
• For Phase 3, get the completion date and the payment stages written into the agreement
• Ask for the plot size, the built-up area and the carpet area of the chosen villa in writing
• Visit a finished villa in the earlier phases to judge the finish and the upkeep
• Drive the commute at peak hour

New villas in Phase 3 are open for booking with the developer. Ask us for the latest price list, current availability and a site visit.