Nikoo Homes 9 near Aerospace Park: Buyer's Guide (October 2026)

Nikoo Homes 9 is a new launch apartment project by Bhartiya Urban at Hoovinayakanahalli, next to the KIADB Aerospace Park in the Bagalur belt of North Bangalore. It received its Karnataka RERA registration on 10 September 2026 and has 1,584 homes in eight towers on about 13.2 acres. This guide covers who the project suits, the location, the homes, the RERA position and the checks before booking.

Who the Project Suits

Nikoo Homes 9 has one of the widest ranges of home sizes in the north of the city, from studios to three-bedroom homes with a study, lofts and a few sky villas. More than half of the homes are studios, 1 BHK and 2 BHK plans. That mix points to people who work in the aerospace and hardware parks, first-time buyers and investors who plan to let.

The project asks for patience, since the first phase is due in 2031 and the second in 2032. The neighbourhood is also at an early stage, with industry ahead of schools, hospitals and shops. Families who need an established residential area today will find more of it at Yelahanka or on Thanisandra Main Road.

Location and Connectivity

The exact location of Nikoo Homes 9 is survey numbers 120 and 121, Hoovinayakanahalli village, Jala Hobli, Bengaluru North, pincode 562149. The land is beside the KIADB Aerospace Park and its special economic zone, with the Hardware Park close by. Bagalur is the nearest established village and gives the wider area its name.

Kempegowda International Airport is to the north of the aerospace park. Access to the city is by Bellary Road (NH 44) or by Bagalur Main Road towards Hennur and Thanisandra. The Blue Line metro to the airport is under construction along Bellary Road, some distance to the west of the site.

The employment case for the location is strong, and the daily-needs case is still forming. Visit on a working day, drive to the nearest school and hospital, and note the time each trip takes. The same visit shows how much of the surrounding land is still open or under construction.

Towers, Homes and Open Space

The master plan of Nikoo Homes 9 has eight towers, each with two basements, a ground floor and 17 upper floors. Buildings cover about a quarter of the land. A commercial block is part of the plan and stays with the developer.

The two registered phases are as follows:

• Phase 1: towers 1 to 4, 768 homes, registered completion 30 September 2031
• Phase 2: towers 5 to 8, 816 homes, registered completion 31 July 2032

Each tower holds between 174 and 242 homes, which means nine to twelve homes on a typical floor. That is denser than a family-only project, and lift waits and corridor length deserve a look on the floor plan. Shared facilities in the registered plan include a clubhouse, a community hall, a swimming pool, a gymnasium, indoor games, a large outdoor sports area and parks.

Home Plans and Sizes

Nikoo Homes 9 floor plans cover nine home types. The registered mix across both phases, with average carpet areas, is shown in the table.

These are carpet areas, and the saleable area quoted on a price sheet is larger because it adds balconies, walls and a share of common spaces. The 3 BHK with study is offered only in Phase 1. Ask for both figures for the exact home, and compare projects on the rate per sq ft of carpet area.

Prices differ by tower, floor and facing, and launch-stage price sheets change often. Ask the developer for the current price list and the payment plan before comparing Nikoo Homes 9 with other projects. Our EMI calculator shows the monthly instalment once the price is known.

These charges are added to the base 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

RERA, Possession and Stage of Work

Nikoo Homes 9 is RERA approved in two phases, under the registered name Nikoo Homes 9, Alpine, Bhartiya Garden Hill. Both numbers were granted on 10 September 2026 and are listed below.

• Phase 1: PRM/KA/RERA/1251/309/PR/100926/008930
• Phase 2: PRM/KA/RERA/1251/309/PR/100926/008931

The promoter is Bhartiya Urban Private Limited, and the Bangalore Development Authority approved the building plan on 29 July 2026. The registered construction period starts on 1 October 2026, so the project is at the very beginning of site work. Progress will be 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, and its first township is on Thanisandra Main Road. Several Nikoo Homes phases there are complete and occupied. A visit to one of them shows the finish, the upkeep and how a large community with many small homes is run.

Checks Before Booking

A home that is five to six years from handover rewards a careful start. These checks cover the main points for Nikoo Homes 9:

• Match the tower with its phase and RERA number, and read the completion date for that phase
• Ask for the carpet area and the saleable area of the exact home
• Get a full cost sheet with GST, location charges, parking and maintenance shown separately
• Ask about the water supply, since tankers are the registered source for both phases
• Count the homes and lifts on the floor of the chosen tower
• Ask what the commercial block will hold and where its entrance and parking are
• Pay only into the project account named in the RERA registration for that phase

An investor should also ask about rents and occupancy in the completed Nikoo Homes phases and in other projects near the Aerospace Park. Ask the developer for the homes open at Nikoo Homes 9 and for other new launches in North Bangalore.