Nikoo Homes 4 at Bhartiya City, Thanisandra: Buyer's Guide (October 2026)
Nikoo Homes 4 is a high-rise apartment project by Bhartiya Urban inside the Bhartiya City township, off Thanisandra Main Road in North Bangalore. It is registered with Karnataka RERA as Nikoo Homes IV, with 716 apartments in three towers. This guide covers the location, the homes, the registration and its dates, and the checks to run before buying.
Nikoo Homes 4 at a Glance
The main facts of the project are listed below.
- Developer: Bhartiya Urban Private Limited, the company behind Bhartiya City
- Location: Sy. No. 47, Chokkanahalli Village, off Thanisandra Main Road, Yelahanka Taluk
- Land for this phase: 16,488 sq m, which is about 4.07 acres
- Structure: three towers (A, B and C), each with 32 floors
- Homes: 716 apartments, with 210, 266 and 240 in the three towers
- RERA number: PRM/KA/RERA/1251/472/PR/210731/004208
- RERA completion date: 31 January 2026, after one extension
Who the Project Suits
The project suits buyers who want a home in a finished tower inside a large township, with shops, a school and offices within the same campus. It works well for people employed at Manyata Tech Park, at the offices within Bhartiya City and along the northern Outer Ring Road. Families who prefer a small, low-rise community may find a 32-floor tower in a busy township less to their taste.
The developer's first list of homes is sold out, so many purchases are now resales from owners. A resale needs the usual title and loan checks on the seller, apart from the checks on the building itself. Buyers who work in the south or east of the city should test the commute before deciding.
Location and Connectivity
Nikoo Homes 4 is located in Chokkanahalli, off Thanisandra Main Road, in the Hegde Nagar part of Thanisandra. Thanisandra Main Road runs south to Nagavara and the Outer Ring Road, where Manyata Tech Park is located. To the north, the road leads towards Kogilu, Yelahanka and Bellary Road, the highway to Kempegowda International Airport.
The Blue Line of Namma Metro is under construction along the Outer Ring Road and Bellary Road, with a station planned at Nagavara. The underground stretch of the Pink Line, which is also being built, ends at Nagavara. Until these lines open, daily travel depends on Thanisandra Main Road, which is slow at office hours near the Nagavara junction.
Within the township, the Bhartiya Mall of Bengaluru, The Leela Bhartiya City hotel and Chaman Bhartiya School are a short walk or drive from the towers. This keeps many daily errands inside the campus. Hospitals and larger schools are spread along Thanisandra Main Road and Hennur Road.
Homes and Sizes
Nikoo Homes 4 floor plans range from compact homes to 4 BHK apartments. The layouts first released by the developer are set out below.
| Home Type | Size (sq ft) |
|---|---|
| 2 BHK with study | 1,302 and 1,361 |
| 3 BHK | 1,686 |
| 3 BHK with study | 1,834 |
| 3 BHK loft | 2,131 |
| 4 BHK | 2,488 |
These sizes are super built-up areas, and the registered carpet area is smaller. The 716 homes together carry 57,386 sq m of carpet area, which is about 863 sq ft per home on average. Smaller studio and 1 BHK homes are part of the project as well, so the carpet area of the chosen home should be read from its own agreement.
The towers hold seven to nine homes on a typical floor. The registration provides 917 car parks across the three towers, in two basements and the parking levels above them. About half of the 16,488 sq m plot is open ground, and the wider township adds its parks and streets to that.
Prices and Other Costs
Nikoo Homes 4 prices now depend on whether the home comes from the developer or from an owner. Ask us for the latest availability and price list before comparing offers. For a resale, the asking price varies with the tower, the floor, the view and the interior work already done.
The costs to plan for above the agreed price are listed below.
- Stamp duty of 5% plus cess and surcharge, which comes to 5.6% of the registered value above Rs. 45 Lakhs
- Registration fee of 2%
- Maintenance deposit, corpus fund and clubhouse charges
- Transfer fee charged by the developer or the association on a resale
- Interior and fit-out costs
The EMI calculator gives the monthly payment for the loan amount. Stamp duty and registration are paid from the buyer's own funds, so they belong in the upfront budget.
RERA Registration and Stage
Nikoo Homes 4 RERA registration number is PRM/KA/RERA/1251/472/PR/210731/004208, granted by the Karnataka RERA authority on 31 July 2021. The registered name is Nikoo Homes IV, and the promoter is Bhartiya Urban Private Limited. The number can be checked on the Karnataka RERA portal.
The project started on 1 August 2021 with a completion date of 31 July 2025. An extension approved on 11 November 2025 moved the date to 31 January 2026, and the reason recorded for it was the pending occupancy certificate. That extended date passed in January 2026.
The occupancy certificate is the document that matters most at this stage. It confirms that the building was completed as per the sanctioned plan and is fit to be occupied. A buyer should ask for a copy that covers the tower in question before paying the final instalment or registering a resale.
The Township Around It
Bhartiya City is a 125-acre mixed-use township that has been under development since 2012. It combines the Nikoo Homes and Leela Residences apartments with an IT park, a mall, a hotel and a school. Earlier Nikoo Homes phases are complete and occupied, which lets a buyer see how the developer maintains a finished phase.
A township of this size also means shared roads, shared utilities and a maintenance set-up run at campus level. The monthly maintenance charge, what it covers and when an owners' association takes over are worth asking about. Newer phases of the township are still being built, so some construction traffic will continue for a few years.
Checks Before Buying
A home in a recently finished tower needs checks on paper and on site. The points below are worth settling before any payment is made.
- Ask for the occupancy certificate and confirm that it covers the tower and floor of the home.
- Match the registration number and the promoter's name with the RERA portal.
- Get the RERA carpet area, the balcony area and the super built-up area of the home in writing.
- For a resale, read the seller's sale deed or agreement and take a loan closure letter from the bank.
- Confirm the car park allotted to the home and see it on site.
- Ask for the monthly maintenance charge and any dues pending on the home.
- Check the water supply arrangement and the power backup for the tower.
- Visit at office hours to judge the traffic on Thanisandra Main Road.
A lawyer's review of the title papers is worth the fee on any resale. The khata and property tax records should also be in the seller's name before the sale deed is signed.
