Villa & configuration
Nikoo Homes 8 Configurations – Studio, 1, 2, 3 and 4 BHK Apartments, Duplex Loft and Courtyard Villas
- 9 apartment types
- 2 courtyard villa types
- 501 to 2,506 sq ft
- From ₹67 lakh
Nikoo Homes 8 configurations run wider than almost any other launch on Thanisandra Main Road: nine apartment types from a 501 sq ft studio to a 2,506 sq ft 4 BHK with staff room, and two courtyard villa types of 2,800 to 3,230 sq ft in a limited release. All of them sit in six towers (A to F, 16 to 24 floors) on 11.35 acres at Bellahalli.
This page lists every type with its carpet area, saleable area, the stack the developer shows it in, and an indicative launch price. Areas are from the brochure and the developer's type plans. Prices are indicative and move with floor and release, so for the full working, charges and payment plan go to the price page; for drawings go to the floor plan page.
Every type, carpet and saleable
Nikoo Homes 8 Villa & Configuration Summary
| Type | Configuration | Carpet area | Saleable area | Indicative price | Stack on the developer's type plan |
|---|---|---|---|---|---|
| A1A | Studio | 345 sq ft | 501 sq ft | ₹67 to 68 lakh | Tower D, floors 2 to 16 |
| B3 | 1 BHK | 462 sq ft | 786 sq ft | ₹93 lakh | Tower D, floors 2 to 16 |
| C1A | 1 BHK + Study | 661 sq ft | 1,088 sq ft | ₹1.31 Cr | Tower D, floors 2 to 16 |
| D1B | 2 BHK | 725 sq ft | 1,165 sq ft | ₹1.40 Cr | Tower E, ground to 24 |
| F1A | 2 BHK + Study | 876 sq ft | 1,371 sq ft | ₹1.59 Cr | Tower E, ground to 24 |
| G3 | 3 BHK | 1,115 sq ft | 1,730 sq ft | ₹2.04 Cr | Tower D, floors 3 to 16 |
| H1B | 3 BHK + Study | 1,308 sq ft | 2,006 sq ft | ₹2.33 Cr | Tower D, ground to 16 |
| L1B | 3 BHK Duplex Loft | 1,279 sq ft | 2,132 sq ft | ₹2.59 Cr | Tower E, odd floors 3 to 23 |
| J1A | 4 BHK + Staff | 1,634 sq ft | 2,506 sq ft | ₹2.94 Cr | Tower D, ground to 16 |
| Villa | 3 Bed + Study Courtyard | – | 2,800 to 2,900 sq ft | ₹5.98 to 6.30 Cr | Low-rise, along the villa pathway |
| Villa | 4 Bed Courtyard | – | 3,100 to 3,230 sq ft | ₹6.50 to 6.80 Cr | Low-rise, along the villa pathway |
Apartments work out to roughly ₹12,000 to ₹12,500 per sq ft of saleable area and courtyard villas to ₹21,000 to ₹21,700 per sq ft, before GST, stamp duty and registration, floor rise and deposits. The stack column shows where the developer's type plan places each configuration; ask us which other towers carry the same type and what is open in each.
The developer's area statement
How Carpet Area Becomes Saleable Area
Most listings quote one number per flat. The developer publishes the full split, which is worth reading before you compare Nikoo Homes 8 with other flats for sale in Thanisandra on size alone.
| Type | Carpet | Deck / sit-out | Utility | External wall | Common area share | Saleable |
|---|---|---|---|---|---|---|
| Studio | 345 | – | – | 32 | 124 | 501 |
| 1 BHK | 462 | 53 | 23 | 53 | 195 | 786 |
| 1 BHK + Study | 661 | 54 | 31 | 72 | 270 | 1,088 |
| 2 BHK | 725 | 54 | 26 | 71 | 289 | 1,165 |
| 2 BHK + Study | 876 | 54 | 30 | 71 | 340 | 1,371 |
| 3 BHK | 1,115 | 72 | 30 | 84 | 429 | 1,730 |
| 3 BHK + Study | 1,308 | 72 | 37 | 91 | 498 | 2,006 |
| 3 BHK Duplex Loft | 1,279 | 99 | 33 | 189 | 532 | 2,132 |
| 4 BHK + Staff | 1,634 | 74 | 56 | 120 | 622 | 2,506 |
All figures in sq ft. Carpet area comes to between 59 and 69 per cent of saleable area depending on the type, with the studio the most efficient and the 1 BHK and loft the least. Use carpet area to plan furniture and saleable area to compare price.
Nikoo Homes 8 Studio
Studio Apartment – 501 sq ft
The Nikoo Homes 8 studio apartment price is ₹67 to 68 lakh for 501 sq ft saleable and 345 sq ft carpet, type A1A. It is one open room planned so the sleeping and kitchen zones sit at opposite ends, with a bay window for light. It has no deck or utility area, which is why its carpet-to-saleable ratio is the best in the project. Sanctioned electrical load is about 2.5 kVA. The developer's type plan stacks it in Tower D on floors 2 to 16. For anyone looking at studio apartments in Bangalore for sale as a rental unit near Manyata, this is the smallest ticket from a developer with 6,600+ families already housed.
Nikoo Homes 8 1 BHK
1 BHK and 1 BHK + Study – 786 and 1,088 sq ft
The Nikoo Homes 8 1 BHK price is ₹93 lakh for the 786 sq ft type B3 (462 sq ft carpet), and ₹1.31 crore for the 1 BHK + study, type C1A, at 1,088 sq ft (661 sq ft carpet). Both have a sit-out of about 53 to 54 sq ft and a separate utility, and both are stacked in Tower D on floors 2 to 16 on the type plan. The study version adds a room that works as a home office or a guest bed, which is the difference between a Nikoo Homes 1 BHK bought to let and one bought to live in. Among 1 BHK flats in Bangalore at this price, the deck and the dedicated utility are not standard.
Nikoo Homes 8 2 BHK
2 BHK and 2 BHK + Study – 1,165 and 1,371 sq ft
The Nikoo Homes 8 2 BHK price is ₹1.40 crore for type D1B at 1,165 sq ft (725 sq ft carpet), and ₹1.59 crore for the 2 BHK + study, type F1A, at 1,371 sq ft (876 sq ft carpet). One bedroom has an attached bathroom; the kitchen is sized for a dining table; a deck sits on one side and bay windows on the other. The study version is the practical choice for a couple with a parent or a grown child at home. Both types stack in Tower E, which runs from ground to the 24th floor, so the upper-floor views are the best in this configuration. Sanctioned load is about 3 kVA for the 2 BHK and 4 kVA for the study variant. If you are shortlisting 2 BHK flats in Thanisandra, or 2 BHK flats in Bangalore generally, compare on carpet area: 725 sq ft is a usable two-bedroom plan, not a squeezed one.
Nikoo Homes 8 3 BHK
3 BHK and 3 BHK + Study – 1,730 and 2,006 sq ft
The Nikoo Homes 8 3 BHK price is ₹2.04 crore for type G3 at 1,730 sq ft (1,115 sq ft carpet) and ₹2.33 crore for the 3 BHK + study, type H1B, at 2,006 sq ft (1,308 sq ft carpet). Both carry a 72 sq ft deck, laminated wooden flooring in the master bedroom, and sanctioned load of about 5 and 6 kVA. The study version adds a dressing area off the master bedroom and a room that can be an office or a guest room. Some 3 BHK units come with a larger deck facing the city; ask which stacks. On the type plan the 3 BHK sits in Tower D on floors 3 to 16 and the study version from ground to 16.
For anyone searching Bhartiya City Nikoo Homes 3 BHK or Nikoo Homes 3 BHK, this is the new-launch option: the 3 BHK flats in Thanisandra inside the township are resale, while these are at launch pricing. Measured against other 3 BHK flats on Thanisandra Main Road, 3 BHK apartments in North Bangalore and 3 BHK flats in North Bangalore from comparable developers, a ₹2.04 crore ticket for 1,730 sq ft with a 40,000 sq ft club is the figure to benchmark. It is also the most common search among 3 BHK flats in Bangalore from this developer, so inventory moves.
Nikoo Homes 8 Duplex Loft
3 BHK Duplex Loft – 2,132 sq ft
The Nikoo Homes 8 loft apartment price is ₹2.59 crore for type L1B: 2,132 sq ft saleable, 1,279 sq ft carpet, three large bedrooms over two levels, a double-height living area and a 99 sq ft deck beside it. The external wall figure of 189 sq ft, more than double the 3 BHK's, is the double-height living room showing up in the numbers. On the developer's type plan the lofts sit on alternate floors of Tower E, the 3rd to the 23rd, which makes eleven units in that stack. Sanctioned load is about 7 kVA.
This is the unit people search as the Nikoo Homes loft, and it is one of the few duplex apartments in Bangalore at this price from a developer with a delivery record; most loft apartments in Bangalore are either penthouses at far higher tickets or boutique projects without a clubhouse of this size.
Nikoo Homes 8 4 BHK
4 BHK + Staff – 2,506 sq ft
The Nikoo Homes 8 4 BHK price is ₹2.94 crore for type J1A at 2,506 sq ft (1,634 sq ft carpet). Kitchen, dining and living run together at the centre of the home, four bedrooms sit around it, and an attached staff room with its own toilet makes it workable for a joint family or a household with live-in help. It has the largest utility in the project at 56 sq ft and a 74 sq ft deck. Sanctioned load is about 7 kVA, and the type plan stacks it in Tower D from ground to the 16th floor. For 4 BHK flats in North Bangalore under ₹3 crore from a build-to-own developer, or 4 BHK flats in Bangalore with a staff room at this size, the list is short; most luxury flats in Bangalore of this size are priced well above ₹12,500 per sq ft.
Limited release
Courtyard Villas – 2,800 to 3,230 sq ft
Two villa types sit along the villa pathway on the master plan, buffered from the towers by landscape: a 3 bed + study courtyard villa of 2,800 to 2,900 sq ft at ₹5.98 to 6.30 crore, and a 4 bed courtyard villa of 3,100 to 3,230 sq ft at ₹6.50 to 6.80 crore, both at roughly ₹21,000 to ₹21,700 per sq ft. If you searched for Bhartiya City villas, these are the ones; they are at Nikoo Homes 8, five to seven minutes from the township. They are a limited release, subject to confirmation, and pricing changes release to release. Before planning around one, ask us for the current villa inventory in writing and which RERA phase the villa falls under.
What every home is finished with
Specifications
- Structure: RCC frame with reinforced concrete walls and concrete block masonry, designed to IS code for the seismic zone.
- Flooring: vitrified tiles in living, dining, kitchen and common areas; laminated wood in the master bedroom from 2.5 BHK upward; anti-skid ceramic in balconies, utility and bathrooms.
- Kitchen: granite platform, stainless steel sink, tiled dado, modular fit-out in select configurations, provision for chimney, hob, purifier, washing machine and dishwasher.
- Doors and windows: veneered and polished main door, flush internal shutters on pre-engineered frames, UPVC balcony and utility systems with mesh provision.
- Electrical: concealed copper wiring, modular switches; sanctioned load from about 2.5 kVA (studio, 1 BHK) through 3, 4, 5 and 6 kVA to 7 kVA (4 BHK and loft); full DG backup for lifts and common areas, partial backup in the home.
- Sanitary: branded EWCs and CP fittings, geyser provision in every bathroom, exhaust provision, CPVC supply and PVC drainage.
The specification annexure in the agreement to sell is the binding version; read it before signing.
Who each home suits
Which Nikoo Homes 8 Configuration Suits You
- 1
Rental investor
studio or 1 BHK. Lowest ticket, highest carpet efficiency, Manyata tenant pool ten to fifteen minutes away.
- 2
First home for a couple
2 BHK, or 2 BHK + study if one of you works from home.
- 3
Family of four
3 BHK; 3 BHK + study if parents visit for long stretches.
- 4
Something that does not feel like a flat
the duplex loft, with the double-height living room and only eleven in the stack.
- 5
Joint family or live-in help
4 BHK + staff.
- 6
Ground and garden
a courtyard villa, once availability is confirmed.
Keep reading
Price, Floor Plan, Master Plan, Amenities and Location
Indicative prices above exclude GST at 5%, stamp duty and registration at about 7.6%, floor rise of ₹2 to 6 lakh and deposits of ₹3 to 5 lakh; the unit-wise price list, cost sheet and payment plan are on the price page. Drawings for all nine types are on the floor plan page. Where each tower and the villa pathway sit on the 11.35 acres is on the master plan page. The Black Swan Club and the gardens every configuration shares are on the amenities page, and distances to Manyata, the township and the metro are on the location page.
FAQ
Nikoo Homes 8 Configurations – Frequently Asked Questions
₹67 to 68 lakh for 501 sq ft saleable, 345 sq ft carpet. It has no deck or utility area, and the developer's type plan places it in Tower D on floors 2 to 16.
₹93 lakh for the 786 sq ft 1 BHK and ₹1.31 crore for the 1,088 sq ft 1 BHK + study. Both have a sit-out and a separate utility.
₹1.40 crore for the 1,165 sq ft 2 BHK and ₹1.59 crore for the 1,371 sq ft 2 BHK + study, stacked in Tower E, which rises to 24 floors.
₹2.04 crore for the 1,730 sq ft 3 BHK and ₹2.33 crore for the 2,006 sq ft 3 BHK + study. Both have a 72 sq ft deck and laminated wood in the master bedroom.
₹2.94 crore for 2,506 sq ft, including an attached staff room with its own toilet, a 56 sq ft utility and a 74 sq ft deck.
₹2.59 crore for the 2,132 sq ft 3 BHK duplex loft. The type plan shows eleven, on the odd floors of Tower E from the 3rd to the 23rd.
Yes, in a limited release that is subject to confirmation: 3 bed + study courtyard villas of 2,800 to 2,900 sq ft at ₹5.98 to 6.30 crore and 4 bed courtyard villas of 3,100 to 3,230 sq ft at ₹6.50 to 6.80 crore. Confirm current inventory with us before booking.
Saleable area adds the deck or sit-out, the utility, the external wall and a share of the common areas to the carpet area. At Nikoo Homes 8 carpet area is 59 to 69 per cent of saleable area depending on the type; the full split is in the table above.
Keep reading
Explore Nikoo Homes 8
Price
Price list 2026, price per sq ft, the cost sheet and the payment plan.
Read more →
Floor Plan
All nine apartment plans, room by room, and the brochure PDF.
Read more →
Master Plan
Six towers, the car-free Central Spine and 22 landscape zones on 11.35 acres.
Read more →
Amenities
The 40,000 sq ft Black Swan Club, four pools, courts and themed gardens.
Read more →
Location
Bellahalli, off Thanisandra Main Road: Manyata, Hebbal, the airport and the metro.
Read more →
Bhartiya City
The 125-acre township next door and the Nikoo Homes phases inside it.
Read more →
About Nikoo Homes 8
Bhartiya Garden Enclave: the phase history, what works and what to weigh.
Read more →
Site visits seven days a week
Contact Us
Configurations move in and out of availability release by release, and the type plan is not the same as the live inventory. Call or WhatsApp +91 63566 63535 and we will tell you which towers, floors and types are open today, send the cost sheet for the unit you pick, and book a site visit any day of the week. You can also leave your details on the contact us page and we will call you back.
- 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, areas, specifications and tower placements 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.