Nikoo Garden Estate in Sadahalli: Buyer's Guide (October 2026)
Nikoo Garden Estate is a new launch township-style apartment project by Bhartiya Urban on Navarathna Agrahara Road near Sadahalli, North Bangalore. It is registered with Karnataka RERA in three phases as Bhartiya Garden Estate and is also sold under the name Nikoo Homes 7. This guide covers who the project suits, the location, the towers and homes, prices, the RERA position and the checks before booking.
Who the Project Suits
Nikoo Garden Estate is planned for buyers who want a large community close to the airport and are able to wait about five years for the keys. The range runs from a 1 BHK to a 4 BHK, with lofts and a small number of row houses and villas. That spread serves a first-time buyer, a growing family and an investor in the same project.
The project is a weaker fit for a buyer who needs a home within two or three years. It is also a big community, with close to 2,000 homes once all three phases are complete. Buyers who prefer a small building with few neighbours should look at a different format.
Location and Connectivity
The exact location of Nikoo Garden Estate is survey numbers 12/1 and 127 (parts), Navarathna Agrahara village, Jala Hobli, Bengaluru Urban, pincode 562157. The 18 m wide Navarathna Agrahara Road runs along the southern edge of the land. The site is west of Bellary Road (NH 44), in the Sadahalli belt just before the airport toll plaza.
Kempegowda International Airport is to the east, across Bellary Road. Bellary Road links the area to Yelahanka, Hebbal and the Outer Ring Road. The Blue Line metro to the airport is under construction along the same road, and daily travel depends on the highway until it opens.
The plan sanction came from the Bangalore International Airport Area Planning Authority, which governs land use around the airport. Schools, hospitals and large shops are mostly at Yelahanka and along Bellary Road today. A drive to the workplace at office time, on a weekday, is the best test of the commute.
Towers, Homes and Open Space
The master plan of Nikoo Garden Estate covers about 28.6 acres, with buildings on roughly a fifth of the land. Ten towers with two basements each hold 1,838 apartments, and low-rise blocks add 109 row houses and villas. The registered phases are set out below.
| Phase | Towers | Homes | Registered completion |
|---|---|---|---|
| Phase 1 | A and B (24 floors), C and D (22 floors) | 752 apartments and 45 row houses or villas | 31 August 2030 |
| Phase 2 | H, J and K (22 floors) | 543 apartments and 64 row houses or villas | 28 February 2031 |
| Phase 3 | E, F and G (22 floors) | 543 apartments | 31 August 2031 |
The phase decides the handover date, so a buyer should know which tower a home belongs to before comparing prices. Shared facilities in the registered plan include a clubhouse, a community hall, a swimming pool, a gymnasium, indoor and outdoor sports areas and landscaped parks. Ask which of these are built with Phase 1 and which follow with the later phases.
Home Plans and Prices
Nikoo Garden Estate prices start at Rs. 97 Lakhs for a 1 BHK and go up to Rs. 2.95 Crore for a 4 BHK. The apartment plans on sale are shown in the table.
| Home Type | Size (sq ft) | Starting price |
|---|---|---|
| 1 BHK | 793 | Rs. 97 Lakhs |
| 2 BHK | 1,126 | Rs. 1.34 Crore |
| 2.5 BHK | 1,346 | Rs. 1.57 Crore |
| 3 BHK | 1,743 | Rs. 1.91 Crore |
| 3.5 BHK | 2,045 | Rs. 2.28 Crore |
| 3 BHK loft | 2,207 | Rs. 2.54 Crore |
| 4 BHK | 2,586 | Rs. 2.86 Crore |
The price per sq ft is about Rs. 11,000 to Rs. 12,200 on saleable area, with the smaller homes at the higher end. Registered carpet areas are about 464 sq ft for the 1 BHK, 692 to 735 sq ft for the 2 BHK and 1,096 to 1,178 sq ft for the 3 BHK. The 4 BHK has a carpet area of about 1,613 sq ft, and studios of about 382 sq ft are also part of the registered mix.
These charges are added to the starting price of a home under construction:
- GST on the agreement value
- Stamp duty and registration (in Karnataka, stamp duty above Rs. 45 Lakhs is 5% plus cess and surcharge, and registration is 2%)
- Floor-rise and preferential location charges
- Car parking, clubhouse membership and the maintenance deposit
On a Rs. 97 Lakhs home, stamp duty and registration come to about Rs. 7.4 Lakhs. Our EMI calculator shows the monthly instalment for the planned loan.
RERA, Possession and Stage of Work
Nikoo Garden Estate is RERA approved in all three phases, under the registered name Bhartiya Garden Estate. The numbers are listed below.
- Phase 1: PRM/KA/RERA/1251/472/PR/260825/008038, granted on 26 August 2025
- Phase 2: PRM/KA/RERA/1251/309/PR/060925/008064, granted on 6 September 2025
- Phase 3: PRM/KA/RERA/1251/309/PR/060925/008065, granted on 6 September 2025
The promoter is Bhartiya Urban Private Limited, and the building plan was approved on 6 August 2025. The registered construction period began in August 2025 for Phase 1 and in September 2025 for the other two phases. Each number is open to a check on the Karnataka RERA portal, where progress is reported every quarter.
About the Developer
Bhartiya City is the township brand of Bhartiya Urban, and its first township is on Thanisandra Main Road in North Bangalore. Several Nikoo Homes phases there are complete and occupied. A walk through one of them shows the finish, the upkeep and how the shared spaces are run after handover.
Checks Before Booking
A home that is four to five years from handover rewards a careful start. These checks cover the main points for Nikoo Garden Estate:
- Match the tower with its phase and RERA number, and read the completion date for that phase
- Ask for the carpet area of the exact home and work out the rate on carpet area
- Get a full cost sheet with GST, location charges, parking and maintenance shown separately
- Find the tower on the sanctioned plan and check the view, the facing and the distance to the next building
- Ask about the water source and the expected monthly maintenance per sq ft
- Confirm the building height clearance, since the site is within the airport planning area
- Pay only into the project account named in the RERA registration for that phase
Availability changes by tower and floor as bookings progress. Ask us for the homes open at Nikoo Garden Estate and the latest price sheet for North Bangalore projects of this kind.
