Habulus Tranquil in Hulimangala: Buyer's Guide (October 2026)
Habulus Tranquil is a new launch apartment project by Habulus in Hulimangala, near Electronic City in South Bangalore. This guide covers the points a buyer needs before booking: who the project suits, the location, the homes and prices, the RERA registration and the checks to run first.
What Habulus Tranquil Is
Habulus Tranquil is a four-tower apartment community on about 4.57 acres. The Karnataka RERA registration covers 400 homes, split evenly between 200 two-bedroom and 200 three-bedroom apartments. Every floor carries eight homes.
The registered towers are as follows:
- Tower A: 13 floors, 104 homes, 47.2 m high
- Tower B: 13 floors, 104 homes, 47.2 m high
- Tower C: 12 floors, 96 homes, 44 m high
- Tower D: 12 floors, 96 homes, 44 m high
Each tower has one basement. Buildings cover about 32% of the land, and the remaining 68% is open area for driveways, gardens and play spaces. The shared spaces include a clubhouse of about 25,000 sq ft, a swimming pool, sports courts and pet parks.
Who the Project Suits
The project is planned for people who work in Electronic City, Bommasandra or Jigani and want to live close to the office. Budgets run from Rs. 1.25 Crore to about Rs. 1.8 Crore, which covers couples and families looking for a two-bedroom or three-bedroom home. Households with pets or young children gain from the park and play areas.
The wait is long, as the registered completion date is 31 December 2031. A buyer who needs to move in within two or three years is better served by ready homes in Electronic City. Paying rent and instalments together for five years is a real cost, so it belongs in the budget from the start.
Location and Connectivity
The address is Survey Nos. 271/2 and 271/3, Hulimangala Village, Jigani Hobli, Anekal Taluk, pincode 560105. A road runs along the western edge of the site. Hulimangala is a village south of Electronic City Phase 1, between the Electronic City offices and the Jigani industrial area.
Hosur Road is the main route to the rest of the city, and NICE Road links the area to Bannerghatta Road and Mysore Road. The Namma Metro Yellow Line from RV Road to Bommasandra opened to the public on 11 August 2025. The line is 19.15 km long with 16 stations, including Electronic City, Hebbagodi and Bommasandra.
Electronic City has established offices, schools, hospitals and shops, and Hulimangala depends on them for daily needs. Peak-hour traffic near the Electronic City gates is heavy. A weekday drive from the site to the workplace and to the nearest metro station is worth doing before booking.
Homes and Prices
Habulus Tranquil prices start at Rs. 1.25 Crore for a 2 BHK of about 1,223 sq ft, which is about Rs. 10,200 per sq ft. The price list covers these plans:
| Home Type | Size (sq ft) | Price |
|---|---|---|
| 2 BHK | 1,223 | Rs. 1.25 Crore onwards |
| 2 BHK | 1,292 | Rs. 1.31 Crore onwards |
| 3 BHK with 2 bathrooms | 1,626 to 1,694 | Rs. 1.64 Crore to Rs. 1.71 Crore onwards |
| 3 BHK with 3 bathrooms | 1,778 | Rs. 1.79 Crore onwards |
The carpet area is the figure used in the agreement for sale, so it is the fair basis for comparing projects. The registered two-bedroom homes have carpet areas of 62.55 to 68.51 sq m, which is about 673 to 737 sq ft. The three-bedroom homes range from 82.1 to 93.52 sq m, or about 884 to 1,007 sq ft.
Balconies add about 6 to 13 sq m to each home. The registration lists 508 covered and 46 open parking spaces for 400 homes, so the space allotted to a specific home should be written into the agreement.
Costs beyond the base price
Stamp duty and registration are paid on top of the price. On a home of Rs. 1.25 Crore, stamp duty at 5.6% with cess and surcharge is about Rs. 7 Lakhs, and the 2% registration fee is Rs. 2.5 Lakhs. GST applies to a home bought under construction, and floor rise, clubhouse fees and the maintenance deposit appear on the cost sheet.
As an illustration, a loan of Rs. 93.75 Lakhs, which is 75% of Rs. 1.25 Crore and the limit for a loan above Rs. 75 Lakhs, gives an EMI of about Rs. 81,400 a month at 8.5% a year over 20 years. The down payment in that case is Rs. 31.25 Lakhs. The EMI calculator shows the figure for any other price, rate or tenure.
RERA and Project Stage
The Habulus Tranquil RERA registration number is PRM/KA/RERA/1251/310/PR/020126/008378, granted on 2 January 2026 by the Karnataka RERA authority. The registered start date is 1 December 2025, and the proposed completion date is 31 December 2031. The number can be checked on the Karnataka RERA portal, which also carries the sanctioned plan and the quarterly progress updates.
The Bangalore Development Authority approved the building plan on 8 October 2025. The project is registered as a new launch, so construction is at an early stage. The registered source of water is BWSSB, and a sewage treatment plant and rainwater harvesting are part of the registered works.
The promoter is Habulus Builders and Developers Pvt Ltd. This is the first project the company has registered with Karnataka RERA, so a buyer has no earlier registered project by the same company to inspect. The registration declares that the land carries no litigation and that the plan uses no transferable development rights.
Registered Floors and the Wider Plan
The registration and the sanctioned plan cover 400 homes on 13 and 12 floors. RERA protection applies to the homes and floors listed on the registration. A buyer offered a home on a higher floor should ask to see that floor in the sanctioned plan and on the RERA record before paying.
The same check applies to the unit number. Every registered home appears on the portal with its floor, its carpet area and its share of the land. Matching those three figures with the booking form takes a few minutes and removes most doubt.
What to Check Before Booking
A new launch with a six-year build needs a careful paper check before any payment. These points cover the main risks:
- Match the RERA number, the tower, the floor and the unit number on the portal with the booking form
- Ask for the carpet area of the exact home and compare the price per sq ft of carpet with other projects
- Take the full cost sheet in writing, with floor rise, parking, clubhouse fees, deposits and taxes
- Ask the developer for its completed buildings and visit one to judge the finish
- Read the possession date and the delay compensation clause in the agreement for sale
- Check that the bank giving the home loan has approved this project
- Pay only into the project's RERA designated bank account
The quarterly updates on the RERA portal show how far each tower has progressed. Reading them once every three months is a simple way to track the project until handover.
