Price list 2026
Nikoo Homes 8 Price – Price List 2026, Price per Sq Ft, Cost Sheet and Payment Plan
- Studio from ₹67 lakh
- 4 BHK + staff ₹2.94 Cr
- ≈ ₹12,000–12,500 per sq ft
- Villas from ₹5.98 Cr
Nikoo Homes 8 price starts at ₹67 lakh for a 501 sq ft studio and reaches ₹2.94 crore for the 2,506 sq ft 4 BHK with staff room, on an indicative launch rate of about ₹12,000 to ₹12,500 per sq ft of saleable area. Courtyard villas, where released, run from ₹5.98 crore to ₹6.80 crore. This page gives the unit-wise Nikoo Homes 8 price list, what each type works out to per sq ft, every charge that sits on top of the base price, a worked all-in example and the payment plan. Figures are from the brochure as of October 2026; the binding numbers are the current cost sheet and your agreement to sell.
Indicative base prices
Nikoo Homes 8 Price List 2026
| Configuration | Saleable area | Indicative base price | Works out to (per sq ft) |
|---|---|---|---|
| Studio (A1A) | 501 sq ft | ₹67 to 68 lakh | ≈ ₹13,400 to 13,600 |
| 1 BHK (B3) | 786 sq ft | ₹93 lakh | ≈ ₹11,800 |
| 1 BHK + Study (C1A) | 1,088 sq ft | ₹1.31 Cr | ≈ ₹12,000 |
| 2 BHK (D1B) | 1,165 sq ft | ₹1.40 Cr | ≈ ₹12,000 |
| 2 BHK + Study (F1A) | 1,371 sq ft | ₹1.59 Cr | ≈ ₹11,600 |
| 3 BHK (G3) | 1,730 sq ft | ₹2.04 Cr | ≈ ₹11,800 |
| 3 BHK + Study (H1B) | 2,006 sq ft | ₹2.33 Cr | ≈ ₹11,600 |
| 3 BHK Duplex Loft (L1B) | 2,132 sq ft | ₹2.59 Cr | ≈ ₹12,100 |
| 4 BHK + Staff (J1A) | 2,506 sq ft | ₹2.94 Cr | ≈ ₹11,700 |
| 3 Bed + Study Courtyard Villa | 2,800 to 2,900 sq ft | ₹5.98 to 6.30 Cr | ≈ ₹21,000 to 21,700 |
| 4 Bed Courtyard Villa | 3,100 to 3,230 sq ft | ₹6.50 to 6.80 Cr | ≈ ₹21,000 to 21,700 |
Per sq ft figures are the indicative base price divided by saleable area, rounded. The developer's quoted working rate is ₹12,000 to ₹12,500 per sq ft; floor rise and any location premium take the all-in rate above the base figures shown. Villas are a limited release, subject to confirmation. Carpet areas for each type are on the villa & configuration page.
What moves the rate
Nikoo Homes 8 Price per Sq Ft
On base price, the Nikoo Homes 8 price per sq ft sits between ₹11,600 and ₹12,150 for everything from the 1 BHK up, with the studio at about ₹13,400 to ₹13,600. Small units carry a per-sq-ft premium in nearly every project and this one is no exception. The developer quotes ₹12,000 to ₹12,500 per sq ft as the working rate, which is where most units land once floor rise is added. Courtyard villas are a different product altogether at ₹21,000 to ₹21,700 per sq ft.
Three things move the rate on a specific unit: the floor (₹2 to 6 lakh of floor rise), the position (corner, end-unit and view premiums) and the release, since launch pricing is revised release to release. Two 2 BHKs in the same tower can therefore differ by several lakh, which is why we quote unit-wise rather than by type.
Charges on top of the base price
Nikoo Homes 8 Cost Sheet: What Gets Added to the Base Price
| Group | Charge | Brochure figure |
|---|---|---|
| Statutory and registration | ||
| Statutory and registration | GST on under-construction consideration | 5% |
| Stamp duty, applicable cess and registration | ≈ 7.6% combined | |
| Khata and municipal transfer charges | As per the agreement | |
| Developer charges | ||
| Developer charges | Infrastructure and development charges | As per the agreement |
| Water, electricity and sewerage deposits | As per the agreement | |
| Corpus fund and maintenance advance | ₹3 to 5 lakh | |
| Clubhouse membership, where applicable | As per the agreement | |
| Floor rise, where applicable | ₹2 to 6 lakh | |
| Preferential location | ||
| Preferential location | Corner and end-unit premium | Unit-specific |
| View or facing premium | Unit-specific | |
| Additional car parking | Unit-specific | |
The current Nikoo Homes 8 cost sheet lists each of these against the unit you choose. We send it the same day, with a full all-inclusive working in writing, so there is one number to compare rather than a base price and a list of asterisks.
2 BHK, type D1B
Worked Example: All-in Cost of a 2 BHK
| Item | Amount |
|---|---|
| Indicative base price, 2 BHK (D1B), 1,165 sq ft | ₹1.40 Cr |
| GST at 5% on the base price | ≈ ₹7.0 lakh |
| Stamp duty and registration at about 7.6% | ≈ ₹10.6 lakh |
| Floor rise (depends on level) | ₹2 to 6 lakh |
| Corpus fund and maintenance advance | ₹3 to 5 lakh |
| Indicative all-in before infrastructure charges, utility deposits, parking and premiums | ≈ ₹1.63 to 1.69 Cr |
Illustrative only; GST and stamp duty are shown on the base price and actual amounts follow the agreement value and prevailing rates. As a rule of thumb from the brochure percentages, budget 15 to 20 per cent over the base price for a 2 BHK or larger before parking and premiums, and a little more for the studio, because the fixed deposits weigh heavier on a ₹67 lakh ticket.
EOI · Booking · Construction-linked
Nikoo Homes 8 Payment Plan
- 1
Expression of Interest
Typically ₹5 lakh, to join the unit-selection queue for a release.
- 2
Booking
10% of the sale value on allotment, with the EOI adjusted against it.
- 3
Construction-linked balance
Paid at the milestones in the agreement to sell; 70% goes to RERA escrow.
The Nikoo Homes 8 payment plan is construction-linked. Step one is an Expression of Interest: the Nikoo Homes 8 EOI is typically ₹5 lakh and secures your place in the unit-selection queue for a release. Step two is booking: the Nikoo Homes 8 booking amount is 10% of the sale value, paid on allotment, with the EOI adjusted against it. The balance follows the construction milestones written into the agreement to sell, and 70% of every payment goes into the project's RERA escrow account under Section 4(2)(l)(D) of the Act. We confirm the current slab and the milestone schedule in writing before you transfer anything.
Loans and monthly outgo
Home Loan and EMI
Home loans are available from leading banks and housing finance companies, and the developer has disclosed that the project is mortgaged with and funded by Bajaj Housing Finance Limited, whose NOC is provided for the agreement for sale and the sale deed as RERA requires. On the 2 BHK at ₹1.40 crore with 20% down, a ₹1.12 crore loan at 7% over 25 years comes to roughly ₹79,000 a month; set your own rate and tenure in the EMI calculator below. We arrange pre-approval across lenders and compare offers at no cost to you, and handle NRI documentation and power of attorney.
EMI Calculator
Down Payment
Tenure
Interest Rate
Estimated Monthly EMI
Indicative, for planning only; your rate depends on the lender and your profile.
EOIs and offers
Pre-Launch Price, Launch Price and Offers
The Nikoo Homes 8 pre launch price applied to EOIs taken ahead of the 17 June 2026 launch. The figures on this page are launch-phase pricing, and EOIs continue at ₹5 lakh for each new release of inventory. Any Nikoo Homes 8 launch offer, payment scheme or floor-rise concession is set by the developer release by release and changes without notice, which is why we do not print offers here. Ask on the day you enquire and we will send whatever is current, in writing.
Launch or resale
Nikoo Homes 8 Price vs Bhartiya City Nikoo Homes Resale
Searches for Bhartiya City Nikoo Homes price, Bhartiya City flats price or Nikoo Homes 2 price usually mean the delivered phases inside the township, Nikoo Homes 1 to 5. Those homes trade on the resale market: Bhartiya City Nikoo Homes resale and Nikoo Homes resale rates are set by individual sellers and move with floor, condition and urgency, so there is no single list price, and the same goes for any Bhartiya City resale listing. Nikoo Homes 8 is the opposite case, a new launch with a published rate direct from the developer.
If you want to buy a flat in Bhartiya City and move in this year, Bhartiya City flats for sale on the resale market are the route, and a Bhartiya City Nikoo Homes sale will usually close faster than a launch booking. If you want launch pricing, a new clubhouse and a December 2030 horizon, the Nikoo Homes for sale today are at Nikoo Homes 8, and this page is the Nikoo Homes sale price list to work from.
Benchmarking the rate
Is the Nikoo Homes 8 Price Competitive?
Within the Hebbal–Thanisandra belt, a ₹12,000 per sq ft launch from a developer with 6,600+ families already delivered sits in the middle of the band for flats near Manyata Tech Park for sale and flats for sale in Thanisandra from branded builders, with the 40,000 sq ft Black Swan Club, 75% open space and the car-free Central Spine included in that rate. The entry ticket matters as much as the rate: studio and 1 BHK units at ₹67 to 93 lakh are uncommon from a developer of this record in North Bangalore. What you pay for beyond the flat is the build-to-own model; what you accept is today's traffic and a 2030 possession. Launches on the same corridor worth benchmarking against include TVS Emerald Auralis and Casagrand Estancia at Kogilu; ask us for a like-for-like comparison on carpet area and all-in cost.
Keep reading
Villa & Configuration, Floor Plan, Master Plan, Amenities and Location
Sizes, tower stacks and the carpet-to-saleable split for every type are on the villa & configuration page. Drawings are on the floor plan page. Where the six towers and the villa pathway sit on the 11.35 acres is on the master plan page. What the price buys outside the flat is on the amenities page, and what it buys in commute terms is on the location page.
Page last reviewed: October 2026.
FAQ
Nikoo Homes 8 Price – Frequently Asked Questions
₹67 to 68 lakh for the studio, ₹93 lakh for the 1 BHK, ₹1.40 crore for the 2 BHK, ₹2.04 crore for the 3 BHK, ₹2.59 crore for the duplex loft and ₹2.94 crore for the 4 BHK + staff, all indicative base prices. Courtyard villas are ₹5.98 to 6.80 crore.
About ₹12,000 to ₹12,500 per sq ft of saleable area for apartments as quoted by the developer; on base price most types work out to ₹11,600 to ₹12,150, with the studio at about ₹13,400 to ₹13,600. Villas are ₹21,000 to ₹21,700 per sq ft.
Roughly ₹1.63 to 1.69 crore on a ₹1.40 crore base once GST, stamp duty and registration, floor rise and the corpus and maintenance advance are added, before infrastructure charges, utility deposits, parking and any premiums.
EOI of ₹5 lakh, then 10% of the sale value on booking, then construction-linked instalments as per the agreement to sell, with 70% of collections held in RERA escrow.
The EOI is typically ₹5 lakh and the booking amount is 10% of the sale value on allotment, with the EOI adjusted against it.
Bhartiya Garden Enclave is the enclave name of Nikoo Homes 8, so the Bhartiya Garden Enclave price is the same list: ₹67 lakh to ₹2.94 crore for apartments and ₹5.98 to 6.80 crore for villas.
Nikoo Homes 1 to 5 inside the township are delivered and sold by individual owners, so prices are resale quotes that vary unit by unit rather than a developer list. Nikoo Homes 8 is the current launch with a published rate.
Call or WhatsApp +91 63566 63535 or use the contact us page. We send the live cost sheet, inventory position and the Nikoo Homes 8 brochure the same day.
Keep reading
Explore Nikoo Homes 8
Villa & Configuration
Studio to 4 BHK, the duplex loft and courtyard villas, with carpet and saleable areas.
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
A price list is a starting point; the number you actually pay depends on the tower, the floor and the release open on the day. Real Revenue sends the live Nikoo Homes 8 cost sheet and inventory position the same day you ask, works out the all-inclusive figure in writing, compares home loan offers across lenders at no cost, and books site visits seven days a week. Call or WhatsApp +91 63566 63535, or 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. Prices are indicative, exclusive of taxes and statutory charges, revised release to release and subject to change without notice; worked examples are illustrative only. Nothing on this page constitutes an offer or a contract. Refer to the RERA-registered particulars, the current cost sheet and the agreement to sell before any purchase decision.