Nikoo Homes 8 in Bellahalli: Buyer's Guide (October 2026)
Nikoo Homes 8 is a new launch apartment project by Bhartiya Urban at Bellahalli, off Thanisandra Main Road in North Bangalore. It was registered with Karnataka RERA in May 2026 and has 1,010 apartments in six towers on about 12 acres, along with a small set of row houses. This guide covers who the project suits, the location, the homes and prices, the RERA position and the checks before booking.
Who the Project Suits
Nikoo Homes 8 covers an unusually wide range, from a one-bedroom home under Rs. 1 Crore to a four-bedroom home close to Rs. 3 Crore. A single buyer near Manyata Tech Park, a couple moving out of a rented flat and a family that needs four bedrooms all find a plan in the same project. Study versions of the one, two and three-bedroom homes help people who work from home.
The handover is planned for 2031, so the project suits buyers who are able to wait and to pay rent or another instalment until then. A community with small and large homes side by side also has a mixed set of residents, with more tenants in the smaller homes. Buyers who prefer a family-only building of one or two home sizes should weigh that point.
Location and Connectivity
The exact location of Nikoo Homes 8 is survey numbers 85, 86, 87/1, 87/2, 88, 91 and 92, Bellahalli village, Yelahanka Hobli, Bengaluru North, pincode 560064. Bellahalli is at the northern end of the Thanisandra belt, between Thanisandra Main Road and Kogilu. The Bhartiya City township, with its mall, hotel and school, is a short drive to the south.
Manyata Tech Park is to the south, along Thanisandra Main Road. Kempegowda International Airport is reached by Bellary Road (NH 44) through Yelahanka. Thanisandra Main Road and the Hennur junction of the Outer Ring Road carry heavy office traffic, so the commute changes sharply by the hour.
The neighbourhood has working schools, hospitals and shops, which is the main advantage over newer areas further north. A trial drive to the workplace at office time, on two weekdays, gives a fair picture. The same visit is a good time to look at the approach road to the site.
Towers, Homes and Open Space
The master plan of Nikoo Homes 8 is spread across about 12 acres, with buildings on a little over a quarter of the land. Six towers with two basements each hold 1,010 apartments, and low-rise blocks add 37 row houses. The two registered phases are shown below.
| Phase | Towers | Homes | Registered completion |
|---|---|---|---|
| Phase 1 | D (16 floors), E and F (24 floors) | 503 apartments and 15 row houses, with the clubhouse | 31 March 2031 |
| Phase 2 | A and B (24 floors), C (16 floors) | 507 apartments and 22 row houses | 31 December 2031 |
The clubhouse is part of Phase 1, which matters to buyers in both phases. Shared facilities in the registered plan include the clubhouse, a community hall, a swimming pool, a gymnasium, indoor and outdoor sports areas and parks. Each tower holds between 128 and 211 homes.
Home Plans and Prices
Nikoo Homes 8 prices start at Rs. 93 Lakhs for a one-bedroom home and go up to Rs. 2.94 Crore for a four-bedroom home. The plans on sale are shown in the table, with the carpet area of the matching registered home type.
| Home Type | Size (sq ft) | Carpet area (sq ft) | Starting price |
|---|---|---|---|
| 1 bedroom | 786 | about 460 | Rs. 93 Lakhs |
| 1 bedroom with study | 1,088 | about 660 | Rs. 1.31 Crore |
| 2 bedroom | 1,165 | about 725 | Rs. 1.40 Crore |
| 2 bedroom with study | 1,371 | about 875 to 890 | Rs. 1.59 Crore |
| 3 bedroom | 1,730 | about 1,105 to 1,115 | Rs. 2.04 Crore |
| 3 bedroom with study | 2,006 | about 1,310 to 1,350 | Rs. 2.33 Crore |
| Loft duplex (3 bedroom) | 2,132 | about 1,280 | Rs. 2.59 Crore |
| 4 bedroom | 2,506 | about 1,635 | Rs. 2.94 Crore |
The price per sq ft is about Rs. 11,600 to Rs. 12,150 on saleable area. Carpet area is about 60% to 65% of the saleable size across the plans, so the rate on carpet area is much higher. Studios of about 345 sq ft carpet area 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. 93 Lakhs home, stamp duty and registration come to about Rs. 7.1 Lakhs. Our EMI calculator shows the monthly instalment for the planned loan.
RERA, Possession and Stage of Work
Nikoo Homes 8 is RERA approved in two phases, under the registered name Nikoo Homes 8, Bhartiya Garden Enclave. Both numbers were granted on 7 May 2026 and are listed below.
- Phase 1: PRM/KA/RERA/1251/309/PR/070526/008628
- Phase 2: PRM/KA/RERA/1251/309/PR/070526/008629
The promoter is Bhartiya Urban Private Limited, and the BBMP approved the building plan on 16 March 2026. The registered construction period began on 1 April 2026, so the work is in its first year. Progress is reported every quarter on the Karnataka RERA portal, where both numbers are open to a check.
About the Developer
Bhartiya City is the township brand of Bhartiya Urban, the property arm of the Bhartiya group. Its township on Thanisandra Main Road has several completed and occupied Nikoo Homes phases. A walk through one of them on a weekday and again on a Sunday shows the upkeep, the lift waits and how the clubhouse is used.
Checks Before Booking
A home that is about five years from handover rewards a careful start. These checks cover the main points for Nikoo Homes 8:
- 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
- Ask which shared facilities open with Phase 1 and which follow with Phase 2
- Ask about the water supply, since borewells and tankers are the registered sources
- Check the title papers and the khata for the survey numbers named in the agreement
- 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 Homes 8 and the latest price sheet for North Bangalore launches of this kind.
