Nikoo Homes 5 at Bhartiya City, Thanisandra: Buyer's Guide (October 2026)
Nikoo Homes 5 is an under-construction apartment project by Bhartiya Urban in the Bhartiya City township, on Thanisandra Main Road in North Bangalore. It is registered with Karnataka RERA in two phases, with 1,444 apartments in five towers of 38 floors each. This guide covers the two phases, the homes and prices, the registered dates and the checks to run before booking.
Nikoo Homes 5 at a Glance
The main facts of the two phases are set out below.
| Detail | Phase 1 | Phase 2 |
|---|---|---|
| Towers | Towers 3, 4 and 5 | Towers 1 and 2 |
| Homes | 876 | 568 |
| Land | 16,630 sq m (about 4.11 acres) | 12,246 sq m (about 3.03 acres) |
| RERA number | PRM/KA/RERA/1251/309/PR/171123/006418 | PRM/KA/RERA/1251/309/PR/271123/006444 |
| Registered on | 17 November 2023 | 27 November 2023 |
| RERA completion date | 14 August 2029 | 30 June 2030 |
Together the two phases cover about 7.13 acres. Every tower has 38 floors above three basements, with a height of 118.63 m. The promoter for both phases is Bhartiya Urban Private Limited.
Who the Project Suits
The project suits a household that wants a new high-rise home inside a township and is able to wait until 2029 or 2030 for it. It works well for people employed at Manyata Tech Park, at the offices within Bhartiya City and around Hebbal. The range of layouts, from a studio to a 4 BHK with a staff room, also covers investors and larger families.
Buyers who need to move in soon should look at the finished phases of the same township, which are available on the resale market. A 38-floor tower with eight or nine homes on a floor is a dense form of living, and that is worth weighing against a low-rise community. The daily commute to the south or east of the city is long from Thanisandra.
Location and Connectivity
Nikoo Homes 5 is located on Sy. Nos. 45/1, 45/2 and 46 of Chokkanahalli Village, at Hegde Nagar on Thanisandra Main Road. The site is part of Bhartiya City, a 125-acre township with apartments, an IT park, a mall, a hotel and a school. Thanisandra Main Road links Nagavara and the Outer Ring Road in the south with Kogilu and Yelahanka in the north.
Manyata Tech Park at Nagavara is the main office hub for this part of Thanisandra. Bellary Road, the highway to Kempegowda International Airport, is reached through Hegde Nagar and Kogilu. The Blue Line of Namma Metro is under construction along the Outer Ring Road and Bellary Road, with a station planned at Nagavara.
Thanisandra Main Road carries heavy traffic at office hours, and the Nagavara junction is the usual choke point. The metro will help once it opens, though the station is a drive or a bus ride from the township. A trial commute at the usual office hour gives the most honest picture.
Homes and Sizes
Nikoo Homes 5 floor plans cover studios, 1 BHK, 2 BHK, 3 BHK and 4 BHK homes, with study and loft variants. The registered mix of homes in each phase is shown below.
| Home Type | Phase 1 | Phase 2 |
|---|---|---|
| Studio | 70 | 0 |
| 1 BHK | 72 | 2 |
| 2 BHK | 174 | 70 |
| 2.5 BHK (2 BHK with study) | 314 | 140 |
| 3 BHK | 106 | 284 |
| 3.5 BHK (3 BHK with study) | 36 | 72 |
| 3 BHK loft duplex | 34 | 0 |
| 4 BHK with staff room | 70 | 0 |
Phase 1 leans towards smaller homes, with 2 BHK and 2.5 BHK layouts making up more than half of it. Phase 2 is planned mainly as 3 BHK homes, which form half of its 568 apartments. The loft duplexes and the 4 BHK homes with a staff room are registered in Phase 1.
The sizes on offer run from about 1,090 sq ft for a 2 BHK to about 2,553 sq ft for the 4 BHK with a staff room. A 2 BHK with study is about 1,317 or 1,386 sq ft, and the 3 BHK homes range from about 1,610 to 1,735 sq ft. These are super built-up areas, so the RERA carpet area of the chosen home should be taken in writing.
Prices and Other Costs
Prices at Nikoo Homes 5 Phase 2 start at Rs. 1.25 Crore for a 2 BHK and go up to Rs. 2.94 Crore for the 4 BHK with a staff room. The price per sq ft is about Rs. 11,470 on the 1,090 sq ft home. Homes on higher floors and those with open views usually cost more.
The costs to plan for above the base price are listed below.
- GST on an under-construction home
- Stamp duty of 5% plus cess and surcharge, which comes to 5.6% of the registered value
- Registration fee of 2%
- Floor rise and preferred location charges
- Car park, clubhouse, maintenance deposit and corpus fund
A written cost sheet should show each of these as a separate line. The EMI calculator gives the monthly payment for the loan amount, while stamp duty and registration are paid from the buyer's own funds.
Layout and Open Space
The five towers are arranged on a plot of 28,876 sq m, of which 18,101 sq m is open area. That is about 63% of the land across the two phases. Phase 2 is the more open of the two, with its two towers covering 3,507 sq m of a 12,246 sq m plot.
Parking is in the three basements, with 13,470 sq m of covered parking registered for Phase 1 and 9,754 sq m for Phase 2. The sanctioned floor area ratio is 2.99 for both phases. Residents also have the township's parks, mall and school within the campus.
RERA Registration and Stage
Nikoo Homes 5 is RERA approved, with PRM/KA/RERA/1251/309/PR/171123/006418 for Phase 1 and PRM/KA/RERA/1251/309/PR/271123/006444 for Phase 2. The registered names are Nikoo Homes V - Phase - 1 and Nikoo Homes V - Phase - 2. Both numbers can be checked on the Karnataka RERA portal.
Construction is under way. The registered project period for Phase 1 runs from 15 November 2023 to 14 August 2029, and Phase 2 runs from 1 October 2024 to 30 June 2030. A buyer should note which phase and tower the chosen home belongs to, since the two completion dates are ten months apart.
Checks Before Booking
A home bought during construction needs checks on paper and on site. The points below are worth settling in writing before the booking amount is paid.
- Confirm the phase, the tower and the RERA number that apply to the chosen home.
- Match the promoter's name and the completion date with the RERA portal.
- Get the RERA carpet area, the balcony area and the super built-up area of the home.
- Ask for the full cost sheet, with floor rise, parking, deposits and GST shown separately.
- Read the possession date and the delay compensation clause in the draft agreement.
- Ask how each payment stage is linked to construction progress.
- Pay only into the RERA-designated bank account of that phase.
- Visit the site and a finished Nikoo Homes phase to judge the build quality and upkeep.
The quarterly updates on the RERA portal show how far each tower has progressed. Comparing them with the site visit is a simple way to see whether the work is keeping to the registered dates.
