Nikoo Homes 2 at Bhartiya City: Resale Buyer's Guide (October 2026)
Nikoo Homes 2 is a completed apartment project by Bhartiya Urban inside the Bhartiya City township, off Thanisandra Main Road in North Bangalore. It was built in two parts, registered as Nikoo Homes II East and Nikoo Homes II West, and both have their occupancy certificates. Homes here now change hands as resale, so this guide covers the towers, the home sizes, the papers and the checks for a resale purchase.
Who the Project Suits
Nikoo Homes 2 suits buyers who want to move in soon and prefer to judge a finished building over a brochure. The towers, lifts, clubhouse and common areas are open to inspection, and residents are able to describe the water supply, the maintenance and the upkeep. The township setting adds a mall, a hotel, a school and offices within the same campus.
The project is large and tall, with more than 2,100 homes and seven towers of 33 floors. Buyers who want a small building, a low floor count or a fresh booking on a payment plan will find it a weaker fit. A resale purchase also needs most of the money within a few weeks, through savings and a loan.
Location and Connectivity
The exact location of Nikoo Homes 2 is Bhartiya City, Khata No. 6/1, Chokkanahalli village, off Thanisandra Main Road, Yelahanka zone, pincode 560064. Thanisandra is one of the busiest residential belts in the north of the city, and Manyata Tech Park is a short drive to the south. Hebbal, the Outer Ring Road and Bellary Road (NH 44) to the airport are reached through Thanisandra Main Road or Hennur.
The main road carries heavy office traffic in the morning and evening. A buyer should drive the route to work at office time before making an offer. Schools, hospitals and daily shopping are available in and around the township, which is the main strength of the address.
Towers and Open Space
Nikoo Homes 2 has nine towers on about 14.5 acres, with three basements under each tower. The two registered parts are shown below.
| Part | Towers | Homes | Land | Occupancy certificate |
|---|---|---|---|---|
| Nikoo Homes II East | A, B, C and D (33 floors), E and F (15 floors) | 1,203 | about 8.46 acres | December 2020 |
| Nikoo Homes II West | G, H and J (33 floors) | 913 | about 6.04 acres | July 2022 |
Buildings cover a little over two-fifths of the land, and the rest is open. The 33-floor towers hold between 244 and 325 homes each, so lift capacity and waiting time at peak hours deserve a check during the visit. Towers E and F are much shorter, with about a hundred homes each.
Home Types and Sizes
Nikoo Homes 2 floor plans cover ten home types, from studios to four-bedroom homes with a staff room. The registered mix across both parts is shown in the table, with carpet areas.
| Home Type | Homes | Carpet area (sq ft) |
|---|---|---|
| Studio | 71 | about 325 to 350 |
| 1 BHK | 125 | about 420 to 525 |
| 1 BHK with study | 73 | about 560 to 580 |
| 2 BHK | 922 | about 640 to 810 |
| 2 BHK with study | 345 | about 835 to 920 |
| 3 BHK | 380 | about 950 to 1,130 |
| 3 BHK with study | 83 | about 1,200 to 1,220 |
| 4 BHK with staff room | 68 | about 1,455 to 1,730 |
| Loft | 35 | about 1,210 to 1,515 |
| Sky villa | 14 | about 1,690 to 2,220 |
Two-bedroom homes make up more than half of the project, which keeps resale supply and rental demand steady in that size. Saleable sizes quoted by sellers are larger than these carpet figures, for example about 1,300 to 1,360 sq ft for a 2 BHK with study and about 1,690 sq ft for a 3 BHK. Always ask for the carpet area in the sale deed and compare homes on that figure.
Resale prices depend on the tower, floor, facing, the condition of the home and whether it is furnished. Compare current asking prices and recent deals in the project before making an offer. Our EMI calculator shows the monthly instalment for the loan planned.
RERA and Completion
Nikoo Homes 2 is RERA registered in two parts, both granted on 14 October 2017. The numbers are listed below.
- Nikoo Homes II East: PRM/KA/RERA/1251/309/PR/171014/000197
- Nikoo Homes II West: PRM/KA/RERA/1251/309/PR/171014/000188
The promoter is Bhartiya Urban Private Limited. The East towers received their occupancy certificate in December 2020 and the West towers in July 2022. Both numbers are open to a check on the Karnataka RERA portal, and the seller should hold a copy of the occupancy certificate for the tower.
About the Developer
Bhartiya City is the township brand of Bhartiya Urban. The Thanisandra township has several completed Nikoo Homes phases, and newer phases are under construction nearby. Ongoing work in the wider township means some construction traffic for a few more years, so ask which plots next to the chosen tower are still to be built.
Checks Before Buying a Resale Home
A resale purchase moves quickly once the price is agreed, so the paperwork should be checked first. These checks cover the main points for Nikoo Homes 2:
- The seller's registered sale deed, and the chain of deeds when the home has been sold before
- The occupancy certificate for the tower and the khata in the seller's name
- An encumbrance certificate up to date, and a loan closure letter when the seller has a mortgage
- A no-dues letter from the owners' association, with the current maintenance rate per sq ft
- Property tax receipts and electricity bills paid to date
- The car park number allotted to the home, as written in the deed
- The state of the flat itself: seepage, plumbing, wiring, windows and balcony railings
The buyer pays stamp duty and registration on the sale price or the guidance value, whichever is higher. In Karnataka, stamp duty above Rs. 45 Lakhs is 5% plus cess and surcharge, and registration is 2%. Tax is also deducted at source from the payment to the seller, at a much higher rate when the seller is a non-resident, so confirm the seller's status early.
Speak to two or three residents before the offer, and visit once on a weekday evening. Compare the homes on resale at Nikoo Homes 2 with the newer phases in the township.
