Nambiar Villas on Bannerghatta Road: Buyer's Guide (October 2026)
The upcoming Nambiar villas on Bannerghatta Road are a pre-launch villa project by Nambiar Builders at Bilvaradhahalli and Shanubhoganahalli in South Bangalore. Expressions of interest are open, and RERA registration is awaited as of October 2026. This guide explains what is known so far, what will be settled at launch and how a buyer should approach a project at this stage.
The Project at a Glance
The project is planned as a gated community of large villas on individual plots. The main facts at the pre-launch stage are these:
- Developer: Nambiar Builders
- Location: Bilvaradhahalli and Shanubhoganahalli, off Bannerghatta Road, Anekal Taluk, pincode 560083
- Scale: 298 villas in a plan of 70 acres
- Plot sizes: 35 x 55 ft and 40 x 63 ft
- Villa sizes: 3,732 to 4,638 sq ft
- Starting price: Rs. 5.53 Crore
- Possession: planned from 2030
The project name used in the market is a working title. The final name, the phase boundaries and the villa count will be fixed when the project is registered with Karnataka RERA.
Who the Project Suits
These villas suit a family with a budget above Rs. 5.5 Crore that wants its own plot, a private garden and a full clubhouse. The location favours people who work in Electronic City, Jigani or the southern stretch of Bannerghatta Road. Buyers who value greenery will like the setting, since the Bannerghatta forest belt is close by.
A buyer who needs a home within a year or two should look at completed communities instead. The same applies to anyone who prefers to book only after a RERA number is issued. Waiting for the registration costs nothing and removes most of the open questions.
Location and Connectivity
The site is in Anekal Taluk, south of the older and busier stretch of Bannerghatta Road. The NICE Road crosses Bannerghatta Road further north and links the area with Electronic City, Kanakapura Road and Mysore Road. Jigani Industrial Area is to the south-east, and JP Nagar is reached along Bannerghatta Road itself.
The surroundings are still developing. Large schools, hospitals and malls are concentrated closer to the city, around Gottigere, Arekere and JP Nagar. Bannerghatta Road also slows down at peak hours, so a trial drive to work and to school is a sensible first step.
Villa Sizes and Prices
The villas are planned on two plot sizes, each offered in west-facing and east-facing versions. Prices start at Rs. 5.53 Crore and go up to Rs. 7.10 Crore for the larger east-facing villa. The four options are as follows:
| Home Type | Size (sq ft) | Price |
|---|---|---|
| Villa on 35 x 55 plot, west facing | 3,732 | Rs. 5.53 Crore onwards |
| Villa on 35 x 55 plot, east facing | 3,782 | Rs. 5.80 Crore onwards |
| Villa on 40 x 63 plot, west facing | 4,638 | Rs. 6.87 Crore onwards |
| Villa on 40 x 63 plot, east facing | 4,627 | Rs. 7.10 Crore onwards |
The price per sq ft is about Rs. 14,800 for the west-facing villas and about Rs. 15,350 for the east-facing ones. The 35 x 55 plot measures 1,925 sq ft and the 40 x 63 plot measures 2,520 sq ft. Pre-launch prices can change before the formal launch, so the figure that counts is the one on the cost sheet issued after registration.
The Full Cost of Buying
A villa bought before completion carries several costs beyond the quoted price. The main ones are listed below:
- GST on an under-construction home
- 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%
- Clubhouse, infrastructure and maintenance deposits
- Interior work, which is a large item for a villa of this size
The payment plan and maintenance details are being finalised by the developer. We will share them as soon as they are officially released. Our EMI calculator gives the monthly outgo for a given loan amount.
RERA and Launch Status
RERA registration for the Nambiar villas on Bannerghatta Road is awaited as of October 2026. Nambiar Builders shows the project under its upcoming projects and is taking expressions of interest. A project may be advertised and sold only after registration, so an expression of interest is a way to hold a place in the queue and nothing more.
Once the registration is granted, the Karnataka RERA portal will show the land area, the number of villas, the approved plan and the completion date. Those figures should be matched with the sales material before a booking amount is paid.
About the Developer
Nambiar Builders is a Bangalore developer that has been building since 2009, mostly along the Sarjapur corridor. Its completed work includes Nambiar Bellezea and the first phase of Nambiar Ellegenza, both villa communities off Sarjapur Road. Nambiar District 25, an apartment township, is under construction, and the Bannerghatta Road villas are its first project in this part of the city.
Checks Before Paying an Expression of Interest
A pre-launch villa project rewards patience and written confirmation. These checks help:
- Ask for the refund terms of the expression of interest in writing, with the timeline for a refund
- Wait for the RERA number and read the registered plan before paying a booking amount
- Confirm the plot dimensions, the built-up area and the number of floors for the chosen villa
- Ask which roads, parks and clubhouse facilities are part of the first phase
- Ask about the water source, sewage treatment and power backup planned for the community
- Check the land title and the conversion order with a property lawyer
- Drive from the site to work and school at peak hours
Ask us for the latest status of the launch and the price sheet once it is issued. We will also share the RERA number as soon as the registration is granted.
