Godrej Royale Woods in Devanahalli: Buyer's Guide (October 2026)
Godrej Royale Woods is a completed apartment project by Godrej Properties in Devanahalli, North Bangalore, on the service road of NH 44. It has 1,678 compact homes in six towers on 13 acres, and the developer has sold all of them. This guide covers who the project suits, the location, the towers and homes, the RERA record and the checks for a resale purchase.
Who the Project Suits
Godrej Royale Woods suits buyers who want a low-budget, finished home on the airport side of the city. The studio and 1 BHK plans fit single professionals and airport or aerospace park staff, and the 2 BHK plans fit couples and small families. Investors look at the project for rental demand from the same groups.
Large families will find the homes small, since the biggest plan is a compact 3 BHK with a carpet area of about 645 sq ft. Buyers who work in the central or southern parts of Bangalore face a long drive from Devanahalli. A visit at a busy hour shows how the lifts, the car parks and the common areas cope with the number of residents.
Location and Connectivity
The exact location of Godrej Royale Woods is Chikkasanne village, Kasaba Hobli, Devanahalli Taluk, Bengaluru Rural district, pincode 562110. The gate opens onto the service road of NH 44, the Bengaluru to Hyderabad highway, a short drive north of the airport trumpet interchange. Devanahalli town, with its shops, schools and hospitals, is further up the same highway.
NH 44 is the main route in both directions. It leads south to Yelahanka and Hebbal, and the airport road branches off it towards Kempegowda International Airport. The Blue Line of Namma Metro to the airport is under construction, so travel from the project is by road for now.
A highway address brings quick access and some traffic noise. Flats in the towers nearest the road hear more of it, so step onto the balcony of the exact flat before deciding. Daily errands need a car or a two-wheeler, apart from the small shops inside the campus.
Towers and Layout
Godrej Royale Woods master plan covers 13 acres with six towers named after trees. About 65% of the land is open area, and the planning approval came from the Bangalore International Airport Area Planning Authority. The six towers and their sizes are listed below:
- Tower 1, Plumeria: 18 floors, 251 homes
- Tower 2, Mahogany: 18 floors, 320 homes
- Tower 3, Raintree: 19 floors, 298 homes
- Tower 4, Pine: 19 floors, 298 homes
- Tower 5, Oak: 18 floors, 320 homes
- Tower 6, Banyan: 16 floors, 191 homes
Each tower has a basement and a stilt level, with 12 to 18 flats on a typical floor. That gives a density of about 129 homes an acre, which is high for the Devanahalli belt. The registered plan provides 1,105 car parks across the towers for 1,678 homes, so the car park attached to a flat needs to be confirmed in writing.
The shared facilities include a clubhouse, a swimming pool, a gymnasium, a health centre, outdoor sports courts, a jogging track, an indoor games room, an amphitheatre and a party area. The landscaped gardens run between the towers. Ask the owners' association about the maintenance charge and the booking rules for the clubhouse.
Homes and Sizes
Godrej Royale Woods floor plans cover four home types, from a studio to a 3 BHK. The registered carpet areas and the number of homes of each type are set out in the table.
| Home Type | Carpet area (sq ft) | Homes |
|---|---|---|
| Studio | 225 | 184 |
| 1 BHK | 429 | 96 |
| 2 BHK | 522 to 602 | 1,038 |
| 3 BHK | 641 to 645 | 360 |
The 2 BHK is the main home type and accounts for more than six in ten flats. Saleable areas quoted in resale listings are higher than these carpet areas, because they add walls, balconies and common areas. Ask the seller for the carpet area printed in the original agreement and compare flats on that figure.
Resale prices are set by each owner and vary with the tower, the floor and the distance from the highway. Compare recent sales of the same home type in the same tower before making an offer. We will share the flats currently on offer on request.
RERA and Completion Status
Godrej Royale Woods RERA registration number is PRM/KA/RERA/1250/303/PR/200515/003411, granted on 15 May 2020 by the Karnataka RERA authority. The promoter on the registration is Godrej Projects North Star LLP, a Godrej group entity. The number is open to check on the Karnataka RERA portal.
The project was completed well ahead of schedule. The occupancy certificate is dated 3 January 2023, against a registered completion date of 29 January 2026 after the Covid extension. Residents have lived in the towers for more than three years, so the buildings and their upkeep are easy to judge on a visit.
Costs in a Resale Purchase
A resale of a completed flat carries no GST. Stamp duty and registration are paid on the sale value or the guidance value, whichever is higher. In Karnataka, stamp duty is 3% above Rs. 20 Lakhs up to Rs. 45 Lakhs and 5% above Rs. 45 Lakhs, plus cess and surcharge, and registration is 2%.
On a flat bought for Rs. 40 Lakhs, stamp duty with cess and surcharge is 3.36% and registration is 2%, which together come to about Rs. 2.14 Lakhs. Our EMI calculator shows the monthly instalment for the loan planned.
About the Developer
Godrej Properties is the listed real estate company of the Godrej group and a major seller of homes in Bangalore. For a completed project, the developer's role has largely passed to the owners' association. The association's accounts and its record on repairs say more about daily life than the brochure does.
Checks Before Buying
A resale purchase depends on the seller's papers and the condition of the flat. These are the main checks:
- The seller's registered sale deed and the original agreement with the developer
- The occupancy certificate and the approved plan covering the flat
- The e-khata or panchayat property record and the latest tax receipt in the seller's name
- An encumbrance certificate showing that the flat is free of loans and claims
- The car park allotted to the flat, with its number
- A no-dues letter from the owners' association and the current maintenance charge
- The service record of the lifts in the tower, from the association
Time the drive to work on a weekday, and note how long the service road takes to join the highway. A lawyer's review of the title papers is a sensible step before paying an advance.
