Royal Tulip Villas near Chikka Tirupathi: Buyer's Guide (October 2026)
Royal Tulip is a completed gated villa project by Whitehill Properties at Gudigattanahalli, on the Sarjapur side of Chikka Tirupathi in South-East Bangalore. It has 352 three-bedroom villas on about 14.5 acres, and the occupancy certificate was received in July 2024. This guide covers the address, the villas, the RERA status and the checks to finish before buying.
Project Facts at a Glance
The registered details of the project are set out in the table below:
| Item | Detail |
|---|---|
| Promoter | Whitehill Properties LLP |
| Type | Gated villa project, ground plus two floors |
| Land area | 58,678 sq m, about 14.5 acres |
| Villas | 352, all 3 BHK |
| Carpet area | 1,195 sq ft per villa |
| Address | Survey Nos. 49/1, 117 and 118/1, Gudigattanahalli Village, Sarjapur Hobli, Anekal Taluk, Bangalore 562125 |
| RERA number | PRM/KA/RERA/1251/308/PR/211229/004605 |
| Occupancy certificate | Received on 9 July 2024 |
The villas are arranged in 31 rows across seven lettered groups, from A to G. Buildings cover 12,855 sq m, which is about 22% of the land, and 42,311 sq m is registered as open area. That works out to about 24 villas an acre, a low figure next to apartment projects on the same road.
How the Project Grew
Royal Tulip was first registered in December 2021 as a community of 127 villas on 27,417 sq m. The promoter later added adjoining land and received a modified plan, and the registration was revised in 2023 to 352 villas on 58,678 sq m. The project therefore has an earlier part and a later part, built on one plan.
This history matters to a buyer in two ways. The villas in the first part have been lived in longer, so their upkeep is easier to judge. The occupancy certificate is recorded in two parts as well, so a buyer should match the villa number with the certificate that covers it.
Location and Connectivity
Royal Tulip is located at Gudigattanahalli, east of Sarjapur town on the way to Chikka Tirupathi. Sarjapur Road leads from the town to the Outer Ring Road at Bellandur, past the Wipro campus and the schools of the Sarjapur belt. The Sarjapur-Attibele Road connects the town to Hosur Road and Electronic City.
The setting is rural, with farmland and plotted layouts around the site. Daily needs are met in Sarjapur town, while larger hospitals and malls are further along Sarjapur Road. Metro stations are a long drive away, so the household will depend on road travel.
The commute is the main thing to test before buying. The drive to the Outer Ring Road at office hours takes far longer than the distance suggests. A trial run on a weekday morning shows whether the daily trip is workable for the family.
The Villas
Royal Tulip offers three-bedroom villas in a single format, each with a carpet area of 1,195 sq ft over three levels. The built-up area of each villa is about 1,650 sq ft. Every villa also carries two parking spaces and an undivided land share of 1,365 sq ft.
A common design makes resale comparison simple, since the villas differ mainly by facing, position and condition. The rows include both east-facing and west-facing villas. Buyers should walk the row at different times of day to judge light, privacy and the distance to the clubhouse.
Price and Costs Beyond It
Royal Tulip prices depend on the facing, the row and the condition of the villa, so the current asking price is best checked with each seller. A completed villa with an occupancy certificate carries no GST. The sale deed carries stamp duty of 5.6%, including cess and surcharge, and a registration fee of 2% for homes above Rs. 45 Lakhs.
On a villa priced at Rs. 1.5 Crore, stamp duty and registration together come to about Rs. 11.4 Lakhs. Monthly maintenance, the transfer fee charged by the owners' association and interior work add to the budget. Our EMI calculator shows the monthly payment and the upfront cash for any price.
Amenities
Amenities at Royal Tulip centre on a clubhouse inside the community. The registered plan includes the following:
- A clubhouse
- A swimming pool
- A gymnasium
- Indoor and outdoor sports areas
- Parks and tree planting
- CCTV surveillance and power backup
- A sewage treatment plant and street lighting
Water supply is registered as coming from the local authority. In this belt, many communities also rely on borewells and tankers in summer. A buyer should ask the association how water was managed over the last two summers and what it cost each household.
RERA Status and Stage
Royal Tulip is RERA approved, with registration number PRM/KA/RERA/1251/308/PR/211229/004605 granted on 29 December 2021. The registered completion date was 30 August 2024, later extended to 30 August 2025. The promoter applied to the authority for completion of the project in September 2025.
The project is ready to move in, with the occupancy certificate dated 9 July 2024. The registration number can be checked on the Karnataka RERA portal under the name Royal Tulip. The portal entry carries the modified plan, the extension order and the completion documents.
Who the Project Suits
The project suits families who want an independent three-bedroom villa with two car parks in a gated community outside the city. It also suits buyers who work from home for part of the week. Those with offices in Sarjapur Road, Electronic City or Attibele have the shortest drives.
Families that need a metro station, a large hospital or a wide choice of schools within a few minutes should look closer to the city. An investor should check the rent that similar villas fetch near Sarjapur before assuming a return. Resale takes longer in a location this far out than in central localities.
Checks Before Buying
A completed villa is bought on its papers and its condition. These checks come first:
- The occupancy certificate that covers the chosen villa number
- The sale deed of the present owner, or the allotment papers for a villa bought from the developer
- The e-khata from the local body and property tax receipts up to date
- The encumbrance certificate, with a bank release letter if a loan was taken on the villa
- The land share and the plan of the villa as approved, matched with what is built
- A no-dues letter from the owners' association and its monthly charges
- The handover of common areas and amenities to the association
An inspection of the villa for dampness, plumbing and terrace waterproofing is worth the small fee. A visit shows which villas are available at present.
