Nambiar Bellezea off Sarjapur Road: Buyer's Guide (October 2026)
Nambiar Bellezea is a luxury gated villa project by Nambiar Builders off Sarjapur Road in East Bangalore. The community covers 110 acres and was built in phases, most of which are finished and occupied. This guide explains the location, the phases and their RERA position, the villas, and the checks to run before buying, with a close look at Phase IV.
Nambiar Bellezea at a Glance
The project is a large villa township with its own club, sports courts and landscaped streets. The key facts are these:
- Developer: Nambiar Builders Private Limited
- Location: Narayanaghatta village, Sarjapura Hobli, Anekal Taluk, off Sarjapur Road
- Land area: 110 acres across all phases
- Homes: 4 BHK and 5 BHK villas, with villa plots in one phase
- Phases registered with Karnataka RERA: Bellezea Annex, Bellezea Phase IV and Bellezea Phase V
- Stage: earlier phases complete, Phase IV in its final stretch of construction
Who the Project Suits
Nambiar Bellezea suits a family that has outgrown an apartment and wants a large house with a private garden. The Sarjapur Road belt has a long row of international schools, which matters to parents of school-age children. A finished community also lets a buyer judge real houses, grown trees and a working club before paying.
The project is less suited to a household that wants an apartment, a compact home or a small group of neighbours. A township of this size carries a higher maintenance bill than a small layout. The address is on the outer side of the city, so daily travel to the centre takes time.
Location and Connectivity
Nambiar Bellezea is located in Narayanaghatta village of Sarjapura Hobli, Anekal Taluk, pincode 560099. The entrance is on Muthanallur Road, a turn off Sarjapura Road, in the Muthanallur area. Sarjapur Road leads north-west to the Outer Ring Road and its technology parks at Bellandur.
The Red Line of Namma Metro Phase 3A is planned along Sarjapur Road, from Sarjapur to Hebbal. It should be treated as a future addition, and road travel remains the way to commute for now.
Phases and RERA Status
Nambiar Bellezea RERA registrations cover three parts of the township, each with its own number and dates. The other villas belong to the earlier phases, which are complete. A buyer should first find out which phase a villa belongs to, since the paperwork differs for each.
Bellezea Annex
Bellezea Annex has 59 villas in nine blocks under the number PRM/KA/RERA/1251/308/PR/171014/000552. Work began in June 2016, and the occupancy certificate is dated 5 July 2025. The developer filed for completion in September 2025, within the extended registration period.
Bellezea Phase IV
Bellezea Phase IV has 48 four-bedroom villas in five blocks on about 6.3 acres. Its number is PRM/KA/RERA/1251/308/PR/180521/001786, granted on 21 May 2018. The registration has been extended three times and now runs to 11 January 2027.
The quarterly update filed in July 2026 put overall progress at 91%, with 28 of the 48 villas booked. About 61% of the Phase IV land is open area. Each villa has two floors, and the developer offers customised floor plans.
Bellezea Phase V
Bellezea Phase V is a plotted development of 37 villa plots, approved by the BMRDA. Its number is PRM/KA/RERA/1251/308/PR/191025/002972, granted on 25 October 2019. The developer filed for completion in April 2025 with the layout's completion certificate and site release order.
Villas and Prices
Nambiar Bellezea villas come in four-bedroom and five-bedroom formats, each on its own plot with a garden. The sizes and starting prices are as follows:
| Home Type | Built-up Area (sq ft) | Price |
|---|---|---|
| 4 BHK villa | 3,100 – 3,900 | Rs. 3.65 Crore onwards |
| 5 BHK villa | 4,388 | Rs. 5.17 Crore |
The price per sq ft is about Rs. 11,800 on built-up area. The final figure depends on the phase, the plot, the facing and whether the seller is the developer or an owner. Ask us for the villas open for sale and the latest price for each.
The costs beyond the price include the following:
- Stamp duty of 5% plus cess and surcharge, which comes to 5.6% for a home above Rs. 45 Lakhs
- A registration fee of 2%
- The maintenance deposit and club charges set for the township
- Interior work, which is a large item for a villa of this size
Our EMI calculator shows the monthly outgo for a given loan amount and tenure. GST applies only to a home sold before its occupancy certificate, so the cost sheet for a Phase IV villa should state the position.
Amenities
Nambiar Bellezea amenities centre on Club Bellezea, the clubhouse that serves the whole township. The outdoor facilities are listed below:
- A futsal field with artificial turf
- Basketball and volleyball courts
- Two floodlit tennis courts
- A Parisian-style cafe
- Private gardens for the villas and abundant greenery across the layout
About the Developer
Nambiar Builders is a Bangalore developer that has been building since 2009, with its work centred on the Sarjapur Road belt. Bellezea and Ellegenza Phase 1 are its completed villa communities. Its current projects off Sarjapur Road are Nambiar District 25, Nambiar Millenia and the Purple Crest Edition of Nambiar Ellegenza.
Checks Before Booking
The checks depend on the phase, because a finished resale villa and a Phase IV villa carry different risks. These are the main ones:
- Confirm the phase and its RERA number, and check that number on the Karnataka RERA portal
- For a finished villa, ask for the occupancy certificate that covers that villa number
- For a Phase IV villa, ask for the block's stage of work and a handover date in writing
- Match the built-up area and the plot area with the sale agreement
- Ask for the khata, the latest tax receipts and the encumbrance certificate
- Ask for the monthly maintenance charge and what the club membership covers
- Drive the route to work at peak hours, morning and evening
