- Bhartiya Garden Enclave
- New launch by Bhartiya Urban
- ₹67 lakh onwards
- RERA registered
Bhartiya Nikoo Homes 8 – Studio to 4 BHK Apartments and Courtyard Villas at Bellahalli, Thanisandra Main Road
Nikoo Homes 8 is the eighth residential phase from Bhartiya Urban, the developer behind Bhartiya City Nikoo Homes 1 to 5, and one of the larger new projects in North Bangalore this year: 1,010 homes on 11.35 acres at Bellahalli, off Thanisandra Main Road. Studio, 1, 2, 3 and 4 BHK apartments start at ₹67 lakh, a limited release of courtyard villas starts at ₹5.98 crore, 75% of the site stays open, and the 40,000 sq ft Black Swan Club sits on a car-free Central Spine. Launched 17 June 2026. Possession December 2030.
- 11.35acres
- 6towers
- 1,010homes
- 75%open space
- 40,000sq ft clubhouse
- 6,600+families delivered
Karnataka RERA · Phase 1: PRM/KA/RERA/1251/309/PR/070526/008628
Phase 2: PRM/KA/RERA/1251/309/PR/070526/008629 · rera.karnataka.gov.in
Bhartiya Nikoo Homes 8 — Studio to 4 BHK Homes
Bellahalli, off Thanisandra Main Road
₹67 Lakh onwards · RERA approved
I authorise Real Revenue and its representatives to contact me by phone, SMS, WhatsApp and email regarding this enquiry. This consent overrides my DND/NCPR registration.
Bhartiya Garden Enclave · Bellahalli
About Nikoo Homes 8
Most builders hand over the keys and move on. Bhartiya Urban built a mall, a Leela hotel, an office park and a school at Bhartiya City, and still runs all four. Nikoo Homes 8, also called Bhartiya Garden Enclave, is the eighth phase in the Nikoo Homes Bangalore series and the first thing to know about it is that record. The project sits on its own parcel at Bellahalli, five to seven minutes from the township.
Six towers, A to F, rise two basements plus ground plus 16 to 24 floors. Cars are kept to a perimeter ring road and the two basement levels, which leaves the middle of the site as a pedestrian Central Spine with the gardens and the Black Swan Club strung along it. A child can cross the property without meeting a car.
If you are shortlisting apartments in Thanisandra, or comparing projects in Thanisandra on price alone, the numbers worth noting are a launch rate of about ₹12,000 per sq ft, 6,600+ families already living in Nikoo Homes 1 to 5, and a RERA-filed completion date of December 2030. The detailed project story is on the About Nikoo Homes 8 page; the developer's record is on the About Bhartiya Urban page.
At a glance
Nikoo Homes 8 – Project Highlights
| Project | Nikoo Homes 8 (Bhartiya Garden Enclave) |
|---|---|
| Developer | Bhartiya Urban |
| Location | Bellahalli, off Thanisandra Main Road, North Bangalore 560064 |
| Land area | 11.35 acres |
| Towers | 6 (A to F), 2B + G + 16 to 24 floors |
| Total homes | Approx. 1,010 |
| Configuration | Studio, 1 BHK, 1 BHK + study, 2 BHK, 2 BHK + study, 3 BHK, 3 BHK + study, 3 BHK duplex loft, 4 BHK + staff; 3 and 4 bed courtyard villas (limited release) |
| Saleable area | 501 to 2,506 sq ft apartments; 2,800 to 3,230 sq ft villas |
| Price | ₹67 lakh to ₹2.94 Cr apartments; ₹5.98 to 6.80 Cr villas |
| Rate | Approx. ₹12,000 to 12,500 per sq ft (apartments); ₹21,000 to 21,700 per sq ft (villas) |
| Open space | 75% |
| Clubhouse | Black Swan Club, 40,000+ sq ft |
| Launch | 17 June 2026 |
| Possession | December 2030 (RERA-filed) |
| RERA | Phase 1: PRM/KA/RERA/1251/309/PR/070526/008628 · Phase 2: PRM/KA/RERA/1251/309/PR/070526/008629 |
| Status | New launch, bookings open |
Studio to 4 BHK · Courtyard villas
Nikoo Homes 8 Villa & Configuration
Nine apartment types and two courtyard villa types make up the Nikoo Homes 8 villa & configuration mix. Every unit below is listed with both carpet and saleable area so you can compare it fairly against other flats for sale in Thanisandra; brochure prices are on saleable area.
| Type | Configuration | Carpet area | Saleable area |
|---|---|---|---|
| A1A | Studio | 345 sq ft | 501 sq ft |
| B3 | 1 BHK | 462 sq ft | 786 sq ft |
| C1A | 1 BHK + Study | 661 sq ft | 1,088 sq ft |
| D1B | 2 BHK | 725 sq ft | 1,165 sq ft |
| F1A | 2 BHK + Study | 876 sq ft | 1,371 sq ft |
| G3 | 3 BHK | 1,115 sq ft | 1,730 sq ft |
| H1B | 3 BHK + Study | 1,308 sq ft | 2,006 sq ft |
| L1B | 3 BHK Duplex Loft | 1,279 sq ft | 2,132 sq ft |
| J1A | 4 BHK + Staff | 1,634 sq ft | 2,506 sq ft |
| Villa | 3 Bed + Study Courtyard | – | 2,800 to 2,900 sq ft |
| Villa | 4 Bed Courtyard | – | 3,100 to 3,230 sq ft |
Studio · 501 sq ft 
2 BHK · 1,165 sq ft 
Duplex loft · 2,132 sq ft 
Courtyard villa · from 2,800 sq ft
Three things stand out in this configuration list. The 501 sq ft studio is the entry point and the unit investors ask about first; there are not many studio apartments in Bangalore for sale from a developer with a delivery record this long. The 3 BHK duplex loft, 2,132 sq ft on two levels with a 99 sq ft deck, is a rare find among duplex apartments in Bangalore at this price and sits on alternate floors of Tower E. The courtyard villas are a limited release, subject to confirmation; if you have been searching for Bhartiya City villas, this is the launch to ask about. Unit-wise details and tower placement are on the configurations page; drawings are on the floor plan page.
Specifications
RCC structure with reinforced concrete walls and block masonry. Vitrified tiles in living, dining and kitchen, laminated wooden flooring in the master bedroom from 2.5 BHK up, anti-skid ceramic in bathrooms and balconies. Granite kitchen counter with stainless steel sink and provision for chimney, hob, purifier and dishwasher. Veneered main door, flush internal doors, UPVC windows and balcony doors with mesh provision. Concealed copper wiring, modular switches, 2.5 kVA (studio) to 7 kVA (4 BHK and loft) sanctioned load. Branded sanitaryware with geyser provision in every bathroom. 100% DG backup for lifts and common areas, partial backup inside the home. The specification annexure attached to the agreement to sell is the binding version.
Price list · Per sq ft · Payment plan
Nikoo Homes 8 Price
Nikoo Homes 8 price starts at ₹67 lakh for a studio and goes up to ₹2.94 crore for the 4 BHK with staff room, which works out to roughly ₹12,000 to ₹12,500 per sq ft of saleable area. Courtyard villas are priced from ₹5.98 crore, at about ₹21,000 to ₹21,700 per sq ft. The Nikoo Homes 8 price list by configuration:
| Configuration | Saleable area | Indicative price |
|---|---|---|
| Studio | 501 sq ft | ₹67 to 68 lakh |
| 1 BHK | 786 sq ft | ₹93 lakh |
| 1 BHK + Study | 1,088 sq ft | ₹1.31 Cr |
| 2 BHK | 1,165 sq ft | ₹1.40 Cr |
| 2 BHK + Study | 1,371 sq ft | ₹1.59 Cr |
| 3 BHK | 1,730 sq ft | ₹2.04 Cr |
| 3 BHK + Study | 2,006 sq ft | ₹2.33 Cr |
| 3 BHK Duplex Loft | 2,132 sq ft | ₹2.59 Cr |
| 4 BHK + Staff | 2,506 sq ft | ₹2.94 Cr |
| 3 Bed + Study Courtyard Villa | 2,800 to 2,900 sq ft | ₹5.98 to 6.30 Cr |
| 4 Bed Courtyard Villa | 3,100 to 3,230 sq ft | ₹6.50 to 6.80 Cr |
What the base price does not include: GST at 5%, stamp duty and registration at roughly 7.6% combined, floor rise of ₹2 to 6 lakh depending on the level, a corpus fund and maintenance deposit of ₹3 to 5 lakh, and any corner, view or extra-parking premium. An Expression of Interest is ₹5 lakh; the booking is confirmed on 10% of the sale value, with the balance on a construction-linked payment plan.
Prices move with floor and inventory, so treat these as a guide. Ask for the current Nikoo Homes 8 cost sheet and we will send the all-inclusive working in writing the same day. The payment plan and full price breakdown are on the Nikoo Homes 8 price page.
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Nine plans · One PDF
Nikoo Homes 8 Floor Plan
Every Nikoo Homes 8 floor plan is drawn around a bay window that pushes the living room outward, a sit-out or deck on all units from 1 BHK up, and a separate utility space. Study variants exist for the 1, 2 and 3 BHK, the 4 BHK includes a staff room with its own toilet, and the loft is a 3 BHK spread over two levels.
Four plans are previewed on this page: studio 501 sq ft, 2 BHK 1,165 sq ft, 3 BHK 1,730 sq ft and 4 BHK + staff 2,506 sq ft. All nine, with carpet areas and room dimensions, are on the Nikoo Homes 8 floor plan page, or ask for the brochure PDF and we will send the complete set.
11.35 acres · 6 towers
Nikoo Homes 8 Master Plan
The Nikoo Homes 8 master plan places the six towers around the edge of the 11.35 acres and keeps the centre for people. Vehicles come in from Thanisandra Main Road onto a ring road and drop into the basements; the Central Spine through the middle is fully pedestrian. Along it sit the Black Swan Club and pool, a linear garden, a community garden with an organic kitchen, aroma, sensory and meditation gardens, a wildflower garden, the Circle of Life lawn, woodland seating, the tennis court and the villa pathway. The full numbered plan is on the master plan page.
The Black Swan Club · 40,000+ sq ft
Nikoo Homes 8 Amenities
Nikoo Homes 8 amenities are built around the Black Swan Club, a 40,000 sq ft clubhouse on the Central Spine.
Black Swan Club
rooftop swimming pool, fully equipped gymnasium, spa and wellness suite, indoor games room and library, co-working spaces, mini theatre, banquet and party hall, guest rooms for visiting family.
Sport and water
lap, leisure and children's pools; tennis, basketball, squash and multipurpose courts; rock-climbing wall; jogging and skating tracks.
Gardens and wellness
meditation and yoga deck; sensory, aroma, linear and community gardens; organic kitchen garden; party lawn, barbecue pit and cabana shacks; pet zone and children's play areas.
Estate
bioswale stormwater management, tree canopy programme, rooftop wildflower garden, sewage treatment with water reuse, rainwater harvesting, two basement parking levels, 24x7 CCTV with gated security, power backup for common areas and lifts.
The mall, the Leela, the BCIT office park and Chaman Bhartiya School at Bhartiya City are a five-to-seven-minute drive. The complete list is on the amenities page.
Bellahalli · Thanisandra Main Road
Nikoo Homes 8 Location
Nikoo Homes 8 location is Bellahalli, off Thanisandra Main Road, Bengaluru 560064, in the Hebbal–Thanisandra belt of North Bangalore that grew up around Manyata Tech Park. If you have been looking at flats near Manyata Tech Park, flats in Hennur Road or flats in Thanisandra Main Road, this is the same corridor a little further north, which is what gives the project 11 acres and the kind of open ground that few apartments near Manyata Tech Park can offer.
| Destination | Distance / time | Note |
|---|---|---|
| Bhartiya Mall of Bengaluru | 2 to 5 min | 8 lakh sq ft retail |
| Bhartiya City township | 5 to 7 min | Leela hotel, Chaman Bhartiya School, BCIT |
| Manyata Tech Park | Approx. 5.6 km | 10 to 15 min off peak |
| Manipal Hospital | Approx. 10 min | Nearest major hospital |
| KR Puram Railway Station | Approx. 11.7 km | |
| Kempegowda International Airport | Approx. 25 min | Via the airport corridor |
A plain word on traffic: Hebbal, the Outer Ring Road and Hennur Road back up at peak hours, and the Manyata drive can double at nine in the morning. What changes that is Namma Metro's Blue Line (Phase 2B), running from Kasturi Nagar through Nagawara, Veerannapalya, Kempapura and Hebbal to the airport, with Hebbal targeted for June 2027 and Nagawara for March 2028. Schools, hospitals and daily conveniences around the site are mapped on the location page; we track the metro timeline on the news page.
The developer · Since 1987
About Bhartiya Urban
Bhartiya Urban is the real estate arm of the Bhartiya Group, founded in 1987 by Snehdeep Aggarwal and listed as Bhartiya International Limited, one of India's larger leather and fashion exporters with design studios in Italy and operations in China. Its defining project is Bhartiya City, the 125-acre integrated development near Hebbal launched in 2012 and planned for about 17 million sq ft: Bhartiya Mall of Bengaluru, The Leela Bhartiya City with 281 keys, the BCIT office and IT-SEZ park and Chaman Bhartiya School. The group owns and operates all of them. Nikoo Homes 1 to 5 are delivered and occupied, with more than 6,600 families in residence. Read more on the About Bhartiya Urban and Bhartiya City pages.
Bhartiya Mall of Bengaluru 
The Leela Bhartiya City 
Bhartiya City high street
Registration · Possession
RERA Number and Possession Date
Karnataka RERA
Registered 7 May 2026
Completion December 2030
- Phase 1
- PRM/KA/RERA/1251/309/PR/070526/008628
- Phase 2
- PRM/KA/RERA/1251/309/PR/070526/008629
Nikoo Homes 8 RERA number: Phase 1 PRM/KA/RERA/1251/309/PR/070526/008628 and Phase 2 PRM/KA/RERA/1251/309/PR/070526/008629, both registered on 7 May 2026 with Karnataka RERA. The project launched on 17 June 2026 and the Nikoo Homes 8 possession date filed with RERA is December 2030. Seventy per cent of collections are deposited in the designated project escrow account under Section 4(2)(l)(D) of the RERA Act. Verify the registration at rera.karnataka.gov.in before you sign anything.
Is it a good investment?
Why Buy Nikoo Homes 8
Is Nikoo Homes 8 a good investment? Most Nikoo Homes 8 review pieces online start with the clubhouse. We would start with the owner.
- Build-to-own developer: the mall, hotel, office park and school at Bhartiya City are retained and run by the builder, so it has a direct stake in the neighbourhood still being good in 2035.
- ₹12,000 per sq ft at launch is competitive against other new launch projects in North Bangalore on this corridor, and against most new launch projects in Bangalore from a developer with a comparable delivery record.
- Studio and 1 BHK stock at ₹67 to 93 lakh is a rental play on the Manyata tenant base. For 3 BHK flats in North Bangalore under ₹2.5 crore, or luxury apartments in North Bangalore with a staff room under ₹3 crore, the shortlist is short.
- 75% open space and a car-free spine across 1,010 homes is unusual for gated community apartments in Bangalore at this density.
- The Blue Line metro lands in 2027 to 2028, inside the construction window.
Discover Life at Nikoo Homes
The Nikoo Way of Life, on Film
The developer's own film on life in a Nikoo Homes community — the model Nikoo Homes 8 brings to Bellahalli.
Studios at ₹67 lakh, seven minutes from an eight-lakh-sq-ft mall.
The smallest homes in the project are the ones investors ask about first, and they are released in small batches. Ask for the current list.
Our Blog
Buyer Guides & Market Insights
Investment · September 2026
Studio and 1 BHK Flats in Bangalore for Rental Yield: The Nikoo Homes 8 Numbers
Why the ₹67 to 93 lakh studio and 1 BHK stock is the unit investors ask about first, how to work out the yield on a Manyata tenant honestly, and where studio apartments in Bangalore for sale from a developer with a delivery record are actually rare.
Read article →
Buyer Guide · September 2026
Projects in Thanisandra Compared: What to Check Before You Book in 2026
The five things that separate projects in Thanisandra from each other, developer record, commute at your hour, price per sq ft on carpet, open space and possession date, with Nikoo Homes 8's figure for each and where it loses.
Read article →
Latest News
Project & Infrastructure Updates
Infrastructure · 21 September 2026
Blue Line Metro: Hebbal Targeted for June 2027, Nagawara for March 2028, and What It Changes for Thanisandra
Phase 2B runs from Kasturi Nagar through Nagawara, Veerannapalya, Kempapura and Hebbal to the airport. The Hebbal date gives this corridor its first rail route to the airport; the Nagawara interchange gives it a way around the Hebbal junction. Why the second matters more for a Bellahalli commute, and what to do with a 2026 purchase in the meantime.
Read update →
Project News · 17 June 2026
Bhartiya City New Launch: Bhartiya Urban Opens Nikoo Homes 8 at Bellahalli, 1,010 Homes on 11.35 Acres
The eighth Nikoo Homes phase and the Bhartiya City new project of 2026: six towers of 16 to 24 floors, studio to 4 BHK with a duplex loft and courtyard villas, a 40,000 sq ft Black Swan Club and 75% open ground, five to seven minutes from the township, with a stated business potential of over ₹2,000 crore.
Read update →
FAQ
Nikoo Homes 8 – Frequently Asked Questions
Studios are ₹67 to 68 lakh, the 1 BHK ₹93 lakh, 2 BHK ₹1.40 crore, 3 BHK ₹2.04 crore, the duplex loft ₹2.59 crore and the 4 BHK + staff ₹2.94 crore, at roughly ₹12,000 to ₹12,500 per sq ft. Courtyard villas are ₹5.98 to 6.80 crore. GST, stamp duty and registration, floor rise and deposits are extra; see the price page.
Bhartiya City Nikoo Homes 8 is at Bellahalli, off Thanisandra Main Road, Bengaluru 560064. It is not inside the township. Among the Nikoo Homes Thanisandra projects, this is the one on a separate 11.35-acre parcel, five to seven minutes from Bhartiya City, so residents use the mall, hotel and school without living inside the boundary.
Studio (501 sq ft), 1 BHK (786), 1 BHK + study (1,088), 2 BHK (1,165), 2 BHK + study (1,371), 3 BHK (1,730), 3 BHK + study (2,006), 3 BHK duplex loft (2,132) and 4 BHK + staff (2,506 sq ft), all saleable areas, plus 3 bed + study courtyard villas of 2,800 to 2,900 sq ft and 4 bed courtyard villas of 3,100 to 3,230 sq ft. Villas are a limited release, subject to confirmation.
Phase 1: PRM/KA/RERA/1251/309/PR/070526/008628. Phase 2: PRM/KA/RERA/1251/309/PR/070526/008629. Both registered 7 May 2026; RERA-filed completion is December 2030.
The 40,000 sq ft Black Swan Club with rooftop pool, gym, spa, library, co-working, mini theatre, banquet hall and guest rooms; lap, leisure and kids' pools; tennis, basketball, squash and multipurpose courts; a rock-climbing wall; jogging and skating tracks; and a run of themed gardens along the car-free Central Spine. The full list is on the amenities page.
Manyata is about 5.6 km, 10 to 15 minutes off peak and longer at rush hour. The Blue Line metro is under construction, with Hebbal targeted for June 2027 and Nagawara for March 2028.
Expression of Interest is ₹5 lakh, then 10% of the sale value on allotment, with the balance construction-linked. Home loans are available through leading banks and housing finance companies; we arrange pre-approval across lenders at no cost.
Call or WhatsApp +91 63566 63535 or use the contact us page. Visits run seven days a week with pickup from Hebbal or Manyata, and you get the live cost sheet and inventory position the same day.
Site visits seven days a week
Contact Us
Real Revenue is an authorised channel partner for Nikoo Homes 8. Call or WhatsApp +91 63566 63535 for the current price list, floor plans, availability and the Nikoo Homes 8 brochure, or send your details through the contact us page and we will call you back. Site visits run seven days a week with pickup from Hebbal or Manyata, and you leave with the cost sheet in hand. We also compare home loan offers across lenders and handle NRI documentation and power of attorney at no cost to you.
- Pickup from Hebbal or Manyata
- Live cost sheet and inventory, same day
- Home loan offers compared at no cost
- NRI documentation handled
Real Revenue is an authorised channel partner. This website is a marketing initiative and not the official website of Bhartiya Urban. Images, plans, specifications, amenities and distances are indicative and subject to change by the developer and the competent authority. Prices are indicative, exclusive of taxes and statutory charges, and subject to revision without notice. Nothing on this page constitutes an offer or a contract. Refer to the RERA-registered particulars and the agreement to sell before any purchase decision.
RERA NO. (PHASE 1): PRM/KA/RERA/1251/309/PR/070526/008628
RERA NO. (PHASE 2): PRM/KA/RERA/1251/309/PR/070526/008629
REGISTERED: 7 MAY 2026 | RERA-FILED COMPLETION: DECEMBER 2030
70% of amounts collected are deposited in a designated escrow account under Section 4(2)(l)(D) of the Real Estate (Regulation and Development) Act, 2016.
As disclosed by the developer, the project is mortgaged with and funded by Bajaj Housing Finance Limited; its NOC will be provided for the agreement for sale and sale deed as per RERA guidelines.