Upcoming Nambiar Villas

Upcoming Nambiar Villas sits at Bilvaradhahalli and Shanubhoganahalli, off Bannerghatta Road, in Anekal taluk of Bengaluru Urban, pincode 560083. This is the southern, more open end of the Bannerghatta Road belt, where villa communities have the land they need. The developer has not published distances to offices, schools, hospitals or stations, so none are quoted here.

Daily life in a place like this tends to run by car. Groceries, school runs and clinic visits may each mean a drive back towards the busier parts of Bannerghatta Road. The clubhouse and health centre planned inside the gate can cover some of that, but not the office commute.

Visit the site now, while it is at pre-launch, and note the condition of the approach road from Bannerghatta Road. Then drive to your office at your usual hour and time the trip both ways. Check where the nearest schools your children could attend are, and how long that round trip takes. A second visit closer to launch will show how the land and roads have changed.

Upcoming Nambiar Villas lists four layouts, all quoted by built-up area over two floors. On the 35x55 plot the villa is about 3,732 sq ft west-facing, from Rs. 5.53 Crore, or about 3,782 sq ft east-facing, from Rs. 5.80 Crore. On the 40x63 plot it is about 4,638 sq ft west-facing, from Rs. 6.87 Crore, or about 4,627 sq ft east-facing, from Rs. 7.10 Crore.

That works out to about Rs. 14,800 per sq ft on the west-facing homes and about Rs. 15,300 on the east-facing ones. A villa price includes the land, so stamp duty and registration are charged on the full value. GST applies because the homes are under construction. Ask for a cost sheet with:

• Plot area and built-up area of your villa
• Base price and the facing premium
• Corner or park-facing premiums, if any
• Clubhouse fee and maintenance deposit
• Power backup and utility connection charges
• GST on its own line
• Stamp duty and registration

Upcoming Nambiar Villas has no RERA registration number on record yet. Do not pay a booking amount until Nambiar Builders shares it, and then check it on the Karnataka RERA website (rera.karnataka.gov.in). The entry should name the promoter and show the approved layout and the declared completion date.

For a villa community on converted land, ask for these before you sign:

• Conversion order changing the land from farm to residential use
• Approved layout plan for the 70 acres
• Release order for the plots in your phase
• Title documents and an encumbrance certificate
• Sanctioned building plan for your villa
• Draft agreement for sale with the payment schedule and handover date

With handover given as 2030 onwards, read the delay clause closely. At handover, collect the occupancy or completion certificate, the registered sale deed covering both land and building, and the khata in your name.

Upcoming Nambiar Villas places 298 two-floor villas across 70 acres, on two plot sizes and two facings. The open-space share has not been published. Renders you see are as planned by the developer, and at pre-launch the layout can still shift, so ask for the master plan and mark your plot's position on it.

A morning here might begin on the jogging track or in the gymnasium, then a swim in the pool. The health centre is inside the gate for routine care. Children have a play area and an indoor games zone, and the sports courts suit older ones after school.

Evenings could mean a walk through the landscaped gardens, or a show at the open amphitheatre. Private mini theatres give families a film night without a drive into town. Birthdays and gatherings can move to the multipurpose party area, and the clubhouse links the shared spaces together. Because a villa already gives you your own rooms and terrace, weigh which of these you would actually use. Ask when each facility will be built, and how the maintenance cost is shared among 298 homes.