Adarsh Pinecourt on Hennur Road: Buyer's Guide (October 2026)
Adarsh Pinecourt is a completed low-rise apartment project by Adarsh Developers at Chikkagubbi Village, off Hennur Road in North Bangalore. It holds 201 homes in ten blocks of four floors on a 4-acre site, and possession began in December 2022. This guide covers the homes and prices, the full cost of a ready flat, the RERA details, the location and the checks to run before paying a token.
Who Adarsh Pinecourt Suits
The project suits first-time buyers and small families looking for a ready home under Rs. 1 Crore on the Hennur Road side of the city. Its four-floor blocks give it a quieter, ground-level feel than a high-rise tower, with fewer neighbours on each staircase. Buyers who travel often to the airport also benefit, since Hennur Road is one of the routes north towards it.
The Project at a Glance
Adarsh Pinecourt is small in height but spread across a generous site. The main facts are listed below:
- Developer: Adarsh Developers
- Location: Chikkagubbi Village, Hennur Road, Bangalore 562149
- Land area: 4 acres
- Homes: 201 apartments in ten blocks of four floors
- Home types: 2 BHK, 2.5 BHK and 3 BHK
- Possession: from December 2022
- Karnataka RERA number: PRM/KA/RERA/1251/446/PR/181210/002198
Homes, Sizes and Prices
Adarsh Pinecourt prices start at Rs. 64 Lakhs for a 2 BHK and go up to Rs. 87 Lakhs for a 3 BHK. The three layouts, all on built-up area, are these:
- 2 BHK: about 1,172 sq ft, from Rs. 64 Lakhs
- 2.5 BHK: about 1,456 sq ft, from Rs. 78 Lakhs
- 3 BHK: about 1,644 sq ft, from Rs. 87 Lakhs
The price per sq ft is about Rs. 5,460 for the 2 BHK, about Rs. 5,360 for the 2.5 BHK and about Rs. 5,290 for the 3 BHK, so the rate eases slightly as the home grows. The extra half room in the 2.5 BHK works well as a study or a nursery. Since the project has been complete since 2022, ask whether a given home is developer stock or a resale from an owner, as that decides the price and the papers.
The Full Cost of a Ready Home
A completed flat that holds its occupancy certificate carries no GST. The main costs on top of the price are listed below:
- Stamp duty of 5% plus surcharges for a home above Rs. 45 Lakhs in Karnataka
- Registration fee of 2% of the property value
- Car parking and clubhouse charges, where they apply
- Maintenance deposit and any pending dues on a resale home
- Legal fees for the title check and the sale deed
With only four floors in each block, floor-rise charges are small or absent, though it is worth asking. Buyers planning a loan can test the monthly instalment on our EMI calculator before visiting the bank.
Location and Connectivity
The project is located at Chikkagubbi Village on the Hennur Road side of North Bangalore, close to the city's northern edge. Hennur Road links the area to the Outer Ring Road near Kalyan Nagar, and further north it connects to the routes leading to the airport. The surrounding villages have grown fast as homes spread along Hennur Road and Bagalur Road.
Daily needs such as schools, clinics and shops are spread along the main road, so a weekday drive at peak hour gives the clearest picture of the commute. More about the area is on the Hennur Road locality page.
Layout and Amenities
The master plan of Adarsh Pinecourt places ten low-rise blocks on 4 acres, with gardens, courts and the clubhouse in the spaces between them. About 62% of the land is open area, which is generous for a project of this size. Ground-floor homes open close to the gardens, while top-floor homes get more light and quiet.
Amenities at Adarsh Pinecourt include the following:
- Clubhouse with a gymnasium and a health club
- Swimming pool
- Jogging track
- Children's play area and sports courts
- Games room and an activity area
- Amphitheatre and a party area
- Landscaped gardens
RERA and Paperwork
The Karnataka RERA registration number of Adarsh Pinecourt is PRM/KA/RERA/1251/446/PR/181210/002198, granted on 10 December 2018. The registration covers 201 homes in ten blocks on Survey No. 91, Chikkagubbi Village, Bidarahalli Hobli, and the plan was approved by the Bangalore Development Authority. The number can be checked on the Karnataka RERA portal.
For a finished home, the papers prove that the block may be occupied and that the title is clean. The main documents to collect are these:
- The occupancy certificate for the block
- The sanctioned building plan showing the unit
- Title documents and an encumbrance certificate
- The khata and the latest property tax receipt
- For a resale, the seller's sale deed and a no-dues letter from the association
About the Developer
Adarsh Developers has been building homes in Bangalore since 1988. Its projects include apartments, villas and plotted layouts, with a cluster of work in the north of the city around Hennur Road, Hebbal and Yelahanka. Pinecourt is one of its low-rise apartment communities in this belt.
Checks Before Paying a Token
A ready home allows a buyer to inspect before paying. These are the main checks:
- Match the RERA number on the Karnataka RERA portal
- Ask whether the blocks have lifts, which matters for older family members
- Get a cost sheet that lists every charge separately
- Ask for the carpet area of the chosen flat, since the quoted sizes are built-up
- Check the monthly maintenance and the health of the owners' association
- Drive the commute and the airport run at peak hour
Ready homes at Adarsh Pinecourt come up from both the developer and owners. Ask us for the homes open now and a site visit.