Rohan Upavan on Hennur Road: Buyer's Guide to Phase 3 and the Other Phases (October 2026)

Rohan Upavan is a completed apartment project by Rohan Builders at Kyalasanahalli, off Hennur Road in North Bangalore. It was built in six registered phases with about 970 homes on 13.21 acres, and every phase has its occupancy certificate. This guide covers the phases, with a closer look at Phase 3 and Phase 3A, the homes and prices, and the checks to finish before buying.

Project Facts at a Glance

The main facts of the project are set out in the table below:

The homes are spread over two large buildings, each made up of lettered wings. Phases 4 and 5 form Building 1, and the earlier phases form Building 2. The wing letter on a sale deed therefore shows which phase and which certificate a flat belongs to.

The Six Phases

Each phase of Rohan Upavan has its own RERA registration and its own occupancy certificate date. The phases compare as follows:

Phase 1 holds the smaller homes, with 1 BHK and 1.5 BHK flats alongside 2 BHK and 3 BHK ones. Phases 2, 3 and 3A are made up of 2 BHK and 3 BHK flats. Phases 4 and 5 are the newest part of the community, with an occupancy certificate dated May 2024.

Phase 3 and Phase 3A in Detail

Rohan Upavan Phase 3 has 127 homes and Phase 3A has 124, all 2 BHK and 3 BHK flats in wings F, G, H and I of Building 2. Both phases were registered on 17 May 2019 and received a common occupancy certificate on 13 May 2022. The flats in these wings have therefore been occupied for about four years.

The plan of both phases was revised during construction to add larger homes. Phase 3 moved from 144 flats to 127, and Phase 3A from 137 to 124, so the average flat grew. The average carpet area works out to about 885 sq ft in Phase 3 and about 858 sq ft in Phase 3A.

A flat in these phases is a resale purchase from its present owner in most cases. The buyer gets a home that is ready, a building whose upkeep is visible, and neighbours who are already settled. The price is agreed with the owner, and the papers of that owner need the same care as the builder's approvals.

Location and Connectivity

Rohan Upavan is located at Kyalasanahalli, in the Byrathi and Hennur Bagalur Road belt of Hennur Road. Hennur Road runs south to the Outer Ring Road at Hennur junction. To the north, the same road continues towards Bagalur and the airport side of the city.

The Blue Line of Namma Metro is under construction along the Outer Ring Road and onward to the airport. Its planned stations at Kalyan Nagar, HRBR Layout and Horamavu are the nearest to this belt once the line opens. Until then, residents depend on Hennur Road, which is busy at office hours.

Manyata Tech Park, the Kalyan Nagar and Kammanahalli shopping streets, and several large schools along Hennur Road are within a routine drive. The area around the project has filled up quickly with apartment communities. A visit at peak hour shows how the internal roads cope with that growth.

Homes and Prices

Rohan Upavan prices start at Rs. 1.06 Crore for a 2 BHK and go up to Rs. 1.96 Crore for the largest 3 BHK. The layouts and their starting prices are in the table below:

The price per sq ft is about Rs. 11,200 for the smaller 2 BHK and about Rs. 12,700 for the largest 3 BHK. A completed flat with an occupancy certificate carries no GST. Stamp duty of 5.6%, including cess and surcharge, and a registration fee of 2% apply on the sale deed.

On a flat priced at Rs. 1.06 Crore, stamp duty and registration together come to about Rs. 8.06 Lakhs. In a resale, the buyer also deducts 1% TDS from the price and pays it to the tax department. Our EMI calculator shows the monthly payment and the upfront cash for any price.

Who the Project Suits

The project suits families who work around Manyata Tech Park, Kalyan Nagar or the Hennur Road offices and want a ready home in a large community. With close to a thousand homes, it supports shared facilities and an active owners' association. Buyers who are comparing new launches on North Bangalore roads get a finished building to inspect instead of a brochure.

Buyers who prefer a small, quiet block may find a community of this size busy. Lifts, parking and the clubhouse are shared among many households. Daily metro users should note that the Blue Line is still being built.

Checks Before Buying

A completed flat is bought on its papers and its condition. These checks come first:

• The phase and wing of the flat, matched with the RERA number and occupancy certificate for that phase
• The registered sale deed of the present owner and the earlier agreement with the builder
• The e-khata in the seller's name and property tax receipts up to the current year
• The encumbrance certificate, with a bank release letter if the seller has a home loan
• The carpet area and the undivided share of land recorded in the deed
• A no-dues letter from the owners' association, with its monthly charges and transfer fee
• The parking space allotted to the flat, in writing

An inspection of the flat for dampness, plumbing and the state of the fittings is worth doing before the token is paid. Our team can arrange a visit and share the flats available in each phase at present.