Guru Punvaanii Ernika in Anekal: Buyer's Guide (October 2026)
Guru Punvaanii Ernika is a 12.5-acre gated plotted development in Kurubarahatti, Anekal, South Bangalore. The layout has 220 plots, a forest-themed landscape and a Karnataka RERA registration granted in January 2025. This guide covers the location, the plot sizes and prices, the RERA position, the work schedule and the checks to run before booking.
Who the Project Suits
Ernika is for buyers who want to own land in the Anekal belt and build a house to their own plan. It suits families with work in Electronic City, Bommasandra, Jigani or Attibele, and owners willing to hold land for some years. The entry budget is under Rs. 50 Lakhs for the plot alone.
A plot is a two-stage spend: the land first, the house later. Buyers who need a home to move into within a year or two are better served by a finished apartment. The layout itself is due for completion at the end of 2027, so building starts after that for most owners.
Location and Connectivity
Guru Punvaanii Ernika is located in Kurubarahatti and Muttagatti villages, Kasaba Hobli, Anekal Taluk, Bengaluru Urban district, pincode 562106. The site is east of Anekal town, and Electronic City is to the north. A peak-hour test drive gives the true picture of the commute.
These are the main links for the area:
- Hosur Road (NH 44), reached through Chandapura or Attibele
- The Namma Metro Yellow Line, which opened in August 2025 and ends at Bommasandra
- The Bommasandra, Jigani and Attibele industrial areas, along with the Electronic City offices
- The Satellite Town Ring Road, which is planned to pass the Anekal side of the city
Schools, clinics and daily shopping are in Anekal town for now. Larger hospitals and malls are towards Electronic City and Hosur Road. A car or two-wheeler is part of daily life in this pocket.
Plot Sizes and the Layout
The approved layout holds 220 residential plots on about 12.4 acres of land. Regular sizes make up a little over half of them, and the rest are odd-shaped plots at corners and edges:
- 30 x 40 ft plots of 1,200 sq ft: 81 plots
- 30 x 50 ft plots of 1,500 sq ft: 40 plots
- 40 x 40 ft plots of 1,600 sq ft: 7 plots
- 40 x 50 ft plots of 2,000 sq ft: 1 plot
- Odd-shaped plots of varying sizes: 91 plots
The plan works out to about 18 plots an acre. It keeps four parks with a combined area of about 1.4 acres and one civic amenity site. Because 91 plots are odd-shaped, the exact dimensions of the plot on offer matter more than the size label.
The landscape follows an Amazon forest theme, with a Miyawaki forest patch and a nature trail. A clubhouse is planned with a swimming pool, a gym, a party hall, a co-working space and indoor games. The services listed for the layout are 30 ft concrete roads, underground water and power lines, an overhead tank, LED street lights and a sewage treatment plant.
Prices and the Full Cost
Guru Punvaanii Ernika plot prices start at Rs. 46.8 Lakhs for a 1,200 sq ft plot, which is about Rs. 3,900 per sq ft. The other regular sizes are priced at the same rate:
- 1,500 sq ft: from Rs. 58.5 Lakhs
- 1,600 sq ft: from Rs. 62.4 Lakhs
- 2,000 sq ft: from Rs. 78 Lakhs
Land carries no GST, but other costs are added to the plot price. Stamp duty above Rs. 45 Lakhs is 5%, which becomes 5.6% with cess and surcharge, and registration is 2%. On a Rs. 46.8 Lakhs plot the two come to about Rs. 3.56 Lakhs. Corner and park-facing premiums, clubhouse charges, the maintenance deposit and legal fees are extra, so ask for one written figure that includes them all.
A plot loan works differently from a home loan, with a lower loan share and a shorter term at most banks. The EMI calculator gives a quick view of the monthly outgo. The cost of building the house is a separate budget for later.
RERA, Approvals and Stage of Work
The Karnataka RERA registration number of Guru Punvaanii Ernika is PRM/KA/RERA/1251/308/PR/270125/007446, granted on 27 January 2025. The promoter on the registration is Guru Punvaanii Infra LLP. The layout plan was approved by the local planning authority on 4 September 2024, and the land carries a residential conversion order.
Work on the layout started on 25 November 2024, and the registered completion date is 31 December 2027. The filed schedule places the main services in this order:
- Roads and footpaths: by February 2025
- Water supply, sewage lines and storm water drains: by February 2026
- Power supply and transformer: by May 2026
- Street lighting and landscaping: by May 2027
- Sewage treatment plant: by October 2027
A site visit in October 2026 should therefore show finished roads, water and sewage lines and the power work. The water supply planned for the layout is from the Samanduru Gram Panchayat. Ask how water will be managed once owners begin to build.
About the Developer
Guru Punvaanii Properties is a Bangalore developer with its head office in Seshadripuram. Its work is mostly plotted layouts, in Anekal, Attibele, Bidadi and off Magadi Road, with projects in Kolar and Mysuru as well. Guru Punvaanii Eka, its larger layout in Anekal, is a useful place to see how the roads and parks look after handover.
Checks Before Booking
A plot purchase depends on the paperwork more than the brochure. These checks cover the main points:
- Match the RERA number, the promoter name, the plot count and the completion date on the Karnataka RERA portal
- Find the exact plot on the approved, numbered layout and note its dimensions and the road in front of it
- Ask for the conversion order, the layout approval and the release order that covers the plot
- Have a lawyer read the title papers and the encumbrance certificate for the survey numbers under the plot
- Confirm the khata the plot will receive and who issues it
- Get the clubhouse delivery date, the maintenance charge and its start date in writing
- Pay only into the project bank account named on the RERA registration
Buyers comparing layouts in the same belt can also look at other plots for sale in Anekal. Ask us for the plots open today at Guru Punvaanii Ernika and the latest price sheet.
