Purva Tivoli Hills in Devanahalli: Buyer's Guide (October 2026)
Purva Tivoli Hills is a gated plotted development by Puravankara in Devanahalli, North Bangalore, sold under the Purva Land name. The layout is complete and was registered with Karnataka RERA in five phases, beginning with Tivoli Hills Phase 1. This guide covers who the project suits, the location, the phases and plots, prices, the RERA position and the checks before buying.
Who the Project Suits
Purva Tivoli Hills fits a buyer who wants land in a finished, gated layout near the airport and plans to build a house or hold the plot for some years. The roads, parks and services are in place, so an owner may start building once the house plan is approved. Developer prices began at about Rs. 61 Lakhs for the smallest plot.
Nearly all the plots have been sold, so most purchases today are resale deals with an existing owner. Buyers who want a ready home, or who need to live close to offices in the city, will find the distance a drawback. Manyata Tech Park, for example, is 32.6 km away.
Location and Connectivity
Purva Tivoli Hills location is in Neeleri and Gullobanahalli villages, on the northern side of Devanahalli town, pincode 562110. The Bangalore International Airport Area Planning Authority approved the layout. Devanahalli is on NH 44, the Bellary Road highway that links the airport to Hebbal and the city.
The Blue Line of Namma Metro to the airport is under construction, and it ends well south of the layout. Daily travel from the plots therefore depends on the highway. The distances from the layout to nearby places are listed below:
- HDFC Bank: 1.2 km
- Chinmayee Pre University College: 3.3 km
- Devanahalli Business Park: 7.0 km
- Aerospace Park: 16.4 km
- Omega Multispeciality Hospital: 18.7 km
- Nandi Hills: 23.8 km
- Phoenix Mall of Asia: 26.7 km
- Aster CMI Hospital: 30.4 km
Phases and Plots
Purva Tivoli Hills master plan is spread across five phases that together cover about 63 acres. The layout is themed on an Italian hill town and was the first plotted development under the Purva Land name. The table shows the size of each phase and the plots left with the developer when completion was filed.
| Phase | Land (acres) | Plots | Unsold at completion |
|---|---|---|---|
| Tivoli Hills Phase 1 | 8.75 | 85 | 2 |
| Tivoli Hills Phase 2 | 10.78 | 111 | 6 |
| Tivoli Hills Phase 3 | 8.57 | 111 | 5 |
| Tivoli Hills Phase 4 | 12.69 | 235 | 4 |
| Tivoli Hills Phase 5 | 21.96 | 322 | 13 |
Tivoli Hills Phase 1 is the smallest phase by plot count, and large plots make up a high share of it. Open areas, roads and parks take up more than half of its 8.75 acres. Its main plot sizes are listed below:
- About 2,800 sq ft: 25 plots
- 30 x 40 ft, about 1,200 sq ft: 11 plots
- 30 x 50 ft, about 1,500 sq ft: 9 plots
- About 2,000 sq ft: 5 plots
- 40 x 60 ft, about 2,400 sq ft: 3 plots
The later phases carry more of the 30 x 40 ft plots, which suit a smaller budget. Amenities at Purva Tivoli Hills include a swimming pool, a tennis court, a cricket practice pitch, a futsal court, beach volleyball, a skating rink, an outdoor gym, a golf simulator and a pet corner.
Prices and Other Costs
Purva Tivoli Hills plot prices from the developer started at Rs. 61 Lakhs for a 30 x 40 ft plot and Rs. 75 Lakhs for a 30 x 50 ft plot. A 40 x 60 ft plot started at Rs. 1.18 Crore and a 40 x 80 ft plot at Rs. 1.56 Crore. The rate works out to about Rs. 4,900 to Rs. 5,100 per sq ft of land.
A resale price is agreed between the buyer and the owner, and it may be higher or lower than these figures. Recent registered sales inside the layout are the best guide. Corner plots, plots beside a park and plots on wider roads usually fetch more.
These costs come on top of the plot price:
- Stamp duty and registration (in Karnataka, stamp duty above Rs. 45 Lakhs is 5% plus cess and surcharge, and registration is 2%)
- Transfer charges and maintenance dues payable to the layout's association or the developer
- Khata transfer and property tax in the buyer's name
- Plan approval, construction and the GST charged on the building contract
On a Rs. 75 Lakhs plot, stamp duty and registration come to about Rs. 5.7 Lakhs. Banks lend less against land than against a flat, and a plot loan usually comes with a time limit for building. Our EMI calculator shows the monthly instalment for the planned loan.
RERA, Possession and Stage of Work
Purva Tivoli Hills is RERA approved in five phases, all granted on 8 October 2021. The promoter on the registrations is T-Hills Private Limited, formerly Jaganmata Property Developers Private Limited. The five numbers are listed below:
- Tivoli Hills Phase 1: PRM/KA/RERA/1251/309/PR/211008/004355
- Tivoli Hills Phase 2: PRM/KA/RERA/1251/309/PR/211008/004356
- Tivoli Hills Phase 3: PRM/KA/RERA/1251/309/PR/211008/004358
- Tivoli Hills Phase 4: PRM/KA/RERA/1251/309/PR/211008/004357
- Tivoli Hills Phase 5: PRM/KA/RERA/1251/309/PR/211008/004359
The project is completed. Work began in October 2021, and the promoter filed for completion of all five phases on 4 April 2024, with the final release order and the completion certificate. Plots have been handed over since 2024, ahead of the registered end date of 30 June 2026.
About the Developer
Puravankara is a listed real estate developer based in Bangalore, founded in 1975. Purva Land is its brand for plotted developments, alongside Purva for premium apartments and Provident for mid-priced homes. Purva Oakshire, off Hennur Road, is a later Purva Land layout in the city.
Checks Before Buying
A resale plot needs checks on both the layout and the seller. These checks cover the main points for Purva Tivoli Hills:
- Match the plot number and its phase to the approved layout plan and the RERA registration of that phase
- Read the seller's registered sale deed and confirm the name, the plot number and the measurements
- Get an encumbrance certificate for the plot up to the current date, and ask for a loan closure letter if the plot was mortgaged
- Check the khata of the plot and the property tax receipts
- Ask for a no-dues letter for maintenance, and the transfer terms of the association or the developer
- Measure the plot on site and look at the houses already built on the same road
- Read the building rules of the layout: setbacks, height, and any time limit for construction
Availability changes as owners list and sell their plots. Ask us for the plots open at Purva Tivoli Hills and the current asking prices.
