Incor Carmel Heights in Whitefield: Buyer's Guide (October 2026)
Incor Carmel Heights is an apartment project by Incor in Whitefield, East Bangalore, next to the mall on ITPB Main Road. It has 254 homes in 18-storey towers, and the developer's stock is sold, so a purchase in 2026 is a resale from an owner. This guide covers the location, the homes, the RERA record, the costs of a resale and the checks to run before paying an advance.
Incor Carmel Heights at a Glance
The main facts of the project are listed below.
- Developer: Incor Infrastructure, in association with Oceanus Dwellings Private Limited
- Address: Survey No. 16(P), Whitefield Village, K.R. Puram Hobli, Bengaluru East 560066
- Land: 17,710 sq m, which is about 4.4 acres
- Homes: 254 apartments of 2 BHK, 2.5 BHK and 3 BHK, with a few 4 BHK homes
- Structure: two basements and 18 floors
- Parking: 493 spaces
- RERA number: PRM/KA/RERA/1251/446/PR/180924/002016
Who the Project Suits
The project suits a working couple or a young family with jobs along the ITPL corridor in Whitefield. It also suits buyers who want to see the actual flat, the view and the common areas before paying. A mall next door covers shopping, films and eating out without a drive.
A buyer who wants a large green campus will find the 4.4-acre site compact for 254 homes. Those who prefer to buy new from a developer, with a construction-linked payment plan, should look at projects that are still selling.
Location and Connectivity
Incor Carmel Heights is located on ITPB Main Road in Whitefield, next to the Forum mall, which now trades as Nexus Whitefield. International Tech Park Bangalore and the offices of the EPIP Zone are close by. Hospitals, schools and hotels are well established in this part of the city.
The Purple Line of Namma Metro has run to Whitefield (Kadugodi) since 2023, and its stations in Whitefield link the area to KR Puram, MG Road and Majestic. Whitefield railway station serves suburban and long-distance trains. The airport is at the opposite end of the city, and the drive there is long at most hours.
ITPB Main Road is crowded at office hours. A home that faces the road or the mall hears more traffic than one that faces the inner court. A visit at night and on a Saturday evening shows the difference.
Homes and Sizes
Incor Carmel Heights was built in four main layouts. The sizes below are built-up areas.
| Home Type | Size (sq ft) |
|---|---|
| 2 BHK | 1,352 |
| 2.5 BHK | 1,447 and 1,466 |
| 3 BHK | 1,675 |
The extra half room in a 2.5 BHK works as a study or a guest room. On the Karnataka RERA portal, the carpet areas range from about 930 sq ft for the smallest 2 BHK to about 1,580 sq ft for the larger 3 BHK homes. Three 4 BHK homes of about 2,075 sq ft carpet area are also registered.
The portal classes the homes only as 2 BHK, 3 BHK and 4 BHK, so the 2.5 BHK label is a marketing one. The carpet area in the seller's own sale deed is the figure to rely on for a particular flat.
RERA Record and Completion
Incor Carmel Heights RERA registration number is PRM/KA/RERA/1251/446/PR/180924/002016, granted on 24 September 2018 under the name Carmel Heights. The promoter on the registration is Oceanus Dwellings Private Limited. The plan was approved by the BBMP, and the number can be checked on the Karnataka RERA portal.
The completion date at registration was 31 December 2024. It moved to 30 September 2025 under the Covid extension, and then to 30 September 2026 under an extension approved in June 2026. The promoter uploaded the acknowledgement of its occupancy certificate application to the portal in December 2025.
A resale buyer should therefore ask the seller or the owners' association for the occupancy certificate itself. Banks ask for it before lending on a resale, and BESCOM and BWSSB connections depend on it. The portal also carries one complaint about the project, filed in 2024 over interest for a delayed sale deed, and it has been disposed of.
Prices and Resale Costs
Each owner sets the asking price, so it varies with the floor, the tower, the facing and the interiors. Comparing several flats in the project gives a fair range before an offer is made. The registered guidance value of the area sets the minimum value for stamp duty.
The costs of a resale are listed below.
- Stamp duty of 5% plus cess and surcharge, which comes to 5.6% of the sale value above Rs. 45 Lakhs
- Registration fee of 2%
- TDS of 1% of the price when it is Rs. 50 Lakhs or more, deducted from the seller's payment
- Transfer fee charged by the owners' association
- Khata transfer and electricity name change fees
A completed home with an occupancy certificate carries no GST on resale. The EMI calculator shows the monthly payment for the loan amount.
Amenities
Amenities at Incor Carmel Heights include a clubhouse with a swimming pool and a gymnasium. The other facilities are listed below.
- Jogging track and landscaped gardens
- Children's play area and activity area
- Outdoor courts
- Games room with table tennis
- Party area
- Retail spaces on the campus
About 77% of the land is open area, with the buildings covering 4,137 sq m of the site. The owners' association is the best source for the monthly maintenance charge and the condition of each facility.
Checks Before Paying an Advance
A resale moves the checks from the builder to the seller's papers and the flat itself. The documents to ask for are listed below.
- The occupancy certificate for the tower.
- The seller's registered sale deed, and the agreement with the developer before it.
- Khata in the seller's name and the latest property tax receipts.
- An encumbrance certificate from the date of the seller's purchase to today.
- A loan closure letter or the lender's consent, where the seller has a home loan.
- A no-dues letter from the owners' association, with the transfer fee stated.
- The car park allotment letter, with the bay number.
The flat needs its own inspection for seepage, cracks, plumbing and electrical faults. The carpet area measured on site should match the sale deed. An advance is best paid by bank transfer under a written sale agreement that states the price, the fittings included and the date of registration.
