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Nikoo Homes 8 Price List 2026
Nikoo Homes 8 Price List 2026
Nikoo Homes 8 prices start at approximately ₹67 lakh for a 501 sq ft studio and run to approximately ₹2.94 crore for the 2,506 sq ft 4 BHK with staff room, at an indicative launch rate of ₹12,000 to ₹12,500 per sq ft. Courtyard villas, where released, are indicated from ₹5.98 crore. Prices exclude GST, stamp duty, registration, floor rise, corpus and statutory charges, and are revised release to release.
Apartments — Indicative Launch Pricing
| Type | Configuration | Carpet Area | Saleable Area | Indicative Price |
|---|---|---|---|---|
| A1A | Studio | 345 sq ft | 501 sq ft | ₹67 – 68 Lakh |
| B3 | 1 BHK | 462 sq ft | 786 sq ft | ₹93 Lakh |
| C1A | 1 BHK + Study | 661 sq ft | 1,088 sq ft | ₹1.31 Cr |
| D1B | 2 BHK | 725 sq ft | 1,165 sq ft | ₹1.40 Cr |
| F1A | 2 BHK + Study | 876 sq ft | 1,371 sq ft | ₹1.59 Cr |
| G3 | 3 BHK | 1,115 sq ft | 1,730 sq ft | ₹2.04 Cr |
| H1B | 3 BHK + Study | 1,308 sq ft | 2,006 sq ft | ₹2.33 Cr |
| L1B | 3 BHK Duplex Loft | 1,279 sq ft | 2,132 sq ft | ₹2.59 Cr |
| J1A | 4 BHK + Staff | 1,634 sq ft | 2,506 sq ft | ₹2.94 Cr |
Courtyard Villas (limited release — confirm availability)
| Type | Saleable Area | Indicative Price |
|---|---|---|
| 3 Bed + Study Courtyard | 2,800 – 2,900 sq ft | ₹5.98 – 6.30 Cr |
| 4 Bed Courtyard | 3,100 – 3,230 sq ft | ₹6.50 – 6.80 Cr |
Indicative launch pricing, exclusive of GST, stamp duty, registration, floor rise, corpus and statutory charges. Prices are revised release to release — request the current cost sheet.
Working rates: approximately ₹12,000 to ₹12,500 per sq ft on the apartments, and approximately ₹21,000 to ₹21,700 per sq ft on the courtyard villas.
Additional Charges in Karnataka
- GST at 5% on under-construction consideration
- Stamp duty and registration at approximately 7.6% combined
- Floor rise charges, typically ₹2 to 6 lakh depending on level
- Corpus fund and maintenance deposit, typically ₹3 to 5 lakh
- Khata, BWSSB, BESCOM and infrastructure charges as per the agreement
Indicative monthly maintenance runs from approximately ₹2,000 for a studio to approximately ₹10,000 for a four-bedroom home.
Payment Milestones
- Expression of Interest: typically ₹5 lakh
- Booking: on a 10% down payment
- Balance: as per the construction-linked schedule in the agreement to sell
Worked Example — What a 3 BHK Actually Costs
An illustration of how the charges above stack up on the 3 BHK (G3) at its indicative launch price. The binding figures are in the current cost sheet and your agreement to sell.
| Indicative base price — 3 BHK (G3), 1,730 sq ft | ₹2.04 Cr |
| GST at 5% on the base price | ≈ ₹10.2 lakh |
| Stamp duty and registration at ~7.6% | ≈ ₹15.5 lakh |
| Floor rise (depends on level) | ₹2 – 6 lakh |
| Corpus fund and maintenance deposit | ₹3 – 5 lakh |
| Khata, BWSSB, BESCOM and infrastructure charges | As per agreement |
| Indicative all-in (before Khata, BWSSB, BESCOM and infrastructure) | ≈ ₹2.35 – 2.41 Cr |
Illustrative only. GST and stamp duty are shown on the base price; actual amounts depend on the agreement value, the floor you choose and the prevailing rates.
What Moves the Price
- Configuration and size: from 501 sq ft to 2,506 sq ft saleable across nine types.
- Floor rise: typically ₹2 to 6 lakh depending on level.
- Release: launch pricing is revised release to release.
- Villa or apartment: courtyard villas work out at roughly ₹21,000 to ₹21,700 per sq ft.
We share a unit-specific quote for the exact home you shortlist.
Why Buyers Look at Nikoo Homes 8
- A build-to-own developer that still runs the mall, hotel, office park and school it built.
- Nikoo Homes 1 to 5 delivered, with more than 6,600 families resident.
- Launch pricing near ₹12,000 per sq ft, competitive in the Thanisandra belt.
- Studio and 1 BHK stock at ₹67 to 93 lakh — rare at this quality in North Bangalore.
- Five to seven minutes from Bhartiya City; Manyata Tech Park about 5.6 km away.
The honest risk is traffic — buy for a 2028-onward commute, once the Blue Line metro reaches Hebbal and Nagawara.
EMI Calculator — Plan Your Nikoo Homes 8 Purchase
Use the calculator below to estimate your monthly outflow from the property value, down payment, tenure and interest rate. It opens on the 2 BHK's ₹1.40 crore starting price with a 20% advance — adjust the sliders to your own budget and bank offer.
(EMI figures are indicative and for planning purposes only; actual rates depend on your lender and profile.)
Project: Bhartiya Nikoo Homes 8, Bellahalli, off Thanisandra Main Road, Bengaluru
Developer: Bhartiya Urban
RERA (Phase 1): PRM/KA/RERA/1251/309/PR/070526/008628 · RERA (Phase 2): PRM/KA/RERA/1251/309/PR/070526/008629 — verify at rera.karnataka.gov.in
Contact: +91 63566 63535
Page last reviewed: September 2026
See also: Floor plans · Configurations · Location
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Why Buy Here
Who Will Be Responsible for It in 2035?
At most projects the answer is a residents' association arguing with a contracted facility-management firm, with the developer long gone. Bhartiya Urban runs a build-to-own model — and a developer whose income depends on the neighbourhood still being good in ten years has a structural reason to keep it good.
Key Reasons
- Build-to-own: the mall, hotel, office park and school at Bhartiya City are retained and operated
- Nikoo Homes 1 to 5 delivered, with 6,600+ families resident
- Launch pricing near ₹12,000 per sq ft — competitive in the Thanisandra belt
- Studio and 1 BHK stock at ₹67–93 lakh, a rental play on the Manyata tenant base
- 75% open space around a car-free Central Spine
Worth Weighing
- Hebbal, the Outer Ring Road and Hennur Road congest badly at rush hour
- The Blue Line metro is 2027 to 2028, not today
- Buy for a 2028-onward commute, not a 2026 one
On price, launch pricing at roughly ₹12,000 per sq ft in the Thanisandra belt is competitive against TVS Emerald Auralis, Casagrand Estancia at Kogilu, Century Bliss and Century Immencity. The risk to underwrite honestly is traffic.