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RERA project · Residential/Group Housing

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1

by Bhartiya Urban Pvt Ltd · 518 homes · 7.54 acres · 4 towers · Bengaluru North

Upcoming Under construction, due Mar 2031. 39% built with 10% of the time used. 46% of homes booked.

Location report

At a glance

Is it on schedule?Never extended
39% built

Due 31 Mar 2031. 10% of the time from RERA approval to the deadline has passed.

Built39%
Time used10%
How much is sold?278 left
46% booked

240 of 518 homes, as the builder reported for Q2 2026-27.

How crowded is it?Less crowded
69 homes per acre

Similar projects within 3 km: 81 per acre. 73% of the land is left open.

Any complaints?See the list
2 complaints

Complaints to RERA about this project. 26 more about the builder's other projects.

Any legal cases?None declared
None declared

No litigation on the land or the project, as the builder declares it to RERA.

What is the builder's record?5 due so far
20% on time

Of its 16 RERA projects in Bengaluru Urban: 1 delivered on time, 3 late (after the date first promised), 1 past due with no completion filed, 11 under way.

These answers come from the builder's own filings on RERA Karnataka and RERA's records. They are not checked on site; each section below shows the detail.

When will it be ready?

  1. Work started1 Apr 2026
  2. Approved by RERA7 May 2026
  3. Today24 Oct 2026

    10% of the time to the deadline has passed.

  4. If it slips like a typical project31 Dec 2031

    35% of 4,105 active projects in Bengaluru Urban have extended their deadline, by a median of 275 days.

How much is built, each quarter

Q1 2026-2738%
Q2 2026-2739%

Built, as the builder reports itTime used by then

When the bar is short of the mark, construction is behind a steady pace. Builders rarely work at a steady pace, so read it as a rough guide.

By tower, Q2 2026-27

Tower D0%
E0%
F0%
40%

CaveatDates from the RERA Karnataka project list, 24 Oct 2026. Progress as the builder reports it each quarter, certified by its architect and engineer; not checked on site.

How much is sold?

240 booked278 leftQ2 2026-27

Still available: 1 × 1 BHK, 12 × 1.5 BHK, 17 × 2 BHK, 54 × 2.5 BHK, 102 × 3 BHK, 48 × 3.5 BHK, 27 × 4 BHK, 17 × Loft.

Booked, by type

1 BHK37 of 38
1.5 BHK3 of 15
2 BHK50 of 67
2.5 BHK82 of 136
3 BHK24 of 126
3.5 BHK19 of 67
4 BHK5 of 32
Studio15 of 15
Loft5 of 22

Booked, each quarter

Q1 2026-27100 of 486
Q2 2026-27240 of 518

Booked means sold or reserved, as the builder reports it. It says nothing about prices.

CaveatFrom the builder's quarterly updates to RERA Karnataka.

What's being built?

2.5 BHK
  • 843 sq ft69 homes78.3 m²
  • 876 sq ft67 homes81.4 m²
Typically 33 m² land share · 14 m² balcony/terrace · 1 parking space
136 homes · 26% of the project
3 BHK
  • 1,115 sq ft76 homes103.6 m²
  • 1,133 sq ft50 homes105.3 m²
Typically 43 m² land share · 17 m² balcony/terrace · 1 parking space
126 homes · 24% of the project
2 BHK
  • 724 sq ft67 homes67.3 m²
Typically 29 m² land share · 14 m² balcony/terrace · 1 parking space
67 homes · 13% of the project
3.5 BHK
  • 1,308 sq ft42 homes121.5 m²
  • 1,350 sq ft25 homes125.4 m²
Typically 50 m² land share · 19 m² balcony/terrace · 1 parking space
67 homes · 13% of the project
1 BHK
  • 436 sq ft23 homes40.5 m²
  • 462 sq ft15 homes42.9 m²
Typically 19 m² land share · 12 m² balcony/terrace · 1 parking space
38 homes · 7% of the project
4 BHK
  • 1,634 sq ft17 homes151.8 m²
  • 2,531 sq ft14 homes235.1 m²
  • 2,535 sq ft1 home235.5 m²
Typically 63 m² land share · 23 m² balcony/terrace · 2 parking spaces
32 homes · 6% of the project
Loft
  • 1,279 sq ft22 homes118.8 m²
Typically 53 m² land share · 30 m² balcony/terrace · 1 parking space
22 homes · 4% of the project
Studio
  • 344 sq ft15 homes32.0 m²
Typically 12 m² land share · 3 m² balcony/terrace · 1 parking space
15 homes · 3% of the project
1.5 BHK
  • 661 sq ft15 homes61.4 m²
Typically 27 m² land share · 15 m² balcony/terrace · 1 parking space
15 homes · 3% of the project

Carpet areas from the builder's flat-by-flat list on RERA, each size as listed with how many homes have it. Carpet area is the floor area inside the walls of a home, the figure RERA requires builders to sell by. Land share (the undivided share) is the part of the land that comes with each home.

Towers

Tower D16 floors
E24 floors
F24 floors
42 floors

Tower D: 143 homes, 51 m tall, 2 basements · E: 168 homes, 75 m tall, 2 basements · F: 192 homes, 75 m tall, 2 basements · 4: 15 homes, 10 m tall

Amenities

CaveatAs registered by the builder on RERA Karnataka.

How crowded is it?

Homes per acre

This project69
Typical within 3 km (74)81
Typical in the city (3,044)76

Fewer homes on each acre usually means less crowding: less traffic, quieter common areas.

Land left open

This project73%
Typical within 3 km (75)62%
Typical in the city (3,151)56%

The share of the land not built on, which includes roads.

Land
7.54 acres

30,504 m²

Ground covered by buildings
27% of the land

8,309 m²

Floor-area ratio
3.00

Floors built per unit of land: 3.00 m² of floors for each m² of land.

Parking
1.27 per home

582 covered, 77 open

Built-up area, all floors
10,33,345 sq ft

96,001 m²

CaveatAs registered on RERA Karnataka. "Typical" is the median of active residential/group housing projects with a land area on RERA; the comparison is ours.

Who is building it?

All 16 RERA projects of Bhartiya Urban on the map

Complaints to RERA about its other projects

26 complaints across 7 projects. The most complained about:

Show all 7 projects
  • Nikoo Homes II West 1 complaint
  • Nikoo Homes II East 1 complaint

The company

Registered as
Bhartiya Urban Pvt Ltd
Type
Company
Company number
U45200TN2008PTC103956

CIN or LLPIN, from the Registrar of Companies.

PAN
AAACZ3571A
GSTIN
29AAACZ3571A1ZF

Its other registrations on RERA Karnataka

15 registrations under this company
  • Nikoo Homes 9 Alpine Bhartiya Garden Hill Phase-2 PRM/KA/RERA/1251/309/PR/100926/008931 · approved 10 Sep 2026
  • Nikoo Homes 9, Alpine, Bhartiya Garden Hill Ph-1 PRM/KA/RERA/1251/309/PR/100926/008930 · approved 10 Sep 2026
  • Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2 PRM/KA/RERA/1251/309/PR/070526/008629 · approved 7 May 2026
  • Bhartiya Garden Estate Phase-3 PRM/KA/RERA/1251/309/PR/060925/008065 · approved 6 Sep 2025
  • Bhartiya Garden Estate Phase-2 PRM/KA/RERA/1251/309/PR/060925/008064 · approved 6 Sep 2025
  • Bhartiya Garden Estate Phase-1 PRM/KA/RERA/1251/472/PR/260825/008038 · approved 26 Aug 2025
  • Nikoo Homes VI - Phase-2 PRM/KA/RERA/1251/309/PR/160124/006550 · approved 16 Jan 2024
  • Nikoo Homes VI - Phase - 1 PRM/KA/RERA/1251/472/PR/160124/006543 · approved 16 Jan 2024
  • Nikoo Homes V - Phase - 2 PRM/KA/RERA/1251/309/PR/271123/006444 · approved 27 Nov 2023
  • Nikoo Homes V - Phase - 1 PRM/KA/RERA/1251/309/PR/171123/006418 · approved 17 Nov 2023
  • Nikoo Homes IV PRM/KA/RERA/1251/472/PR/210731/004208 · approved 31 Jul 2021
  • Bhartiya Leela Residences PRM/KA/RERA/1251/309/PR/171015/000184 · approved 15 Oct 2017
  • Nikoo Homes II East PRM/KA/RERA/1251/309/PR/171014/000197 · approved 14 Oct 2017
  • Nikoo Homes II West PRM/KA/RERA/1251/309/PR/171014/000188 · approved 14 Oct 2017
  • Nikoo Homes I (Towers 1 - 6 & 10) PRM/KA/RERA/1251/309/PR/171014/000161 · approved 14 Oct 2017

The land is owned together with others (a joint development).

CaveatFrom the builder's own filings on this project's RERA page; complaints from RERA's list.

Project cost

Land ₹318.7 crBuilding and development ₹622.4 crTotal ₹941.1 cr
Money from buyers, each quarter
QuarterCollected from buyersWithdrawn from the project account
Q1 2026-27₹7.5 cr₹0.0 lakh
Q2 2026-27₹23.1 cr₹24.8 cr

Builders fill these in differently: some give the quarter, some the total so far, and the totals don't always add up. Read them as rough.

CaveatCost as certified by the builder's chartered accountant at registration.

What's around it?

Open the full location report on the map

Metro, rail, bus, airport

  • Nearest operational metro station11.84 kmReliable
  • Nearest railway station4.82 kmReliable
  • Bus stops within 500 m3Caveat

Parks, shops, daily needs

  • Supermarkets within 1 km0Caveat
  • Parks within 1 km2Caveat
  • Nearest lake / water body (≥2 ha)1 kmCaveat

Hospitals

  • Nearest hospital0.78 kmCaveat

Schools

  • Schools in pincode 560064 (UDISE+ census)240Caveat
  • Private (classes 1–10 or 1–12), government and central schools within 1 km8Caveat
  • Median pupil-teacher ratio, schools within 1 km24.3 :1Caveat
  • Schools with library + playground + ICT lab (1 km)4Caveat

Police and crime

  • Reported IPC/BNS crimes, Bengaluru City (2025)37,181 casesCaveat
  • Police station jurisdictionKothanur PSReliable

Flood and waterlogging

  • BBMP-listed flood / low-lying spots within 1 km0Caveat

Water availability

  • Groundwater stage (CGWB block assessment)Over ExploitedCaveat
  • In an IISc groundwater-critical ward (2025 outlook)yesCaveat

Power reliability

  • Avg outage minutes per feeder, city circles (2026-08)18.9 min/monthCaveat
  • Un/partially-electrified layouts within 1 km3Caveat

Landfills, sewage plants, industry, aircraft

  • Nearest named landfill / dump site (≥2 ha)1.23 kmReliable
  • Nearest sewage treatment plant3.26 kmCaveat
  • Industrial zones within 1 km4Caveat
  • Nearest airfield runway (any, incl. military)4.42 kmCaveat
  • Nearest commercial-airport runway11.63 kmReliable
  • Distance to runway approach-path proxy8.8 kmCaveat

Upcoming infrastructure

  • Under-construction projects within 3 km (verified)0Reliable
  • Earlier-stage projects within 3 km (sanctioned/tendered/observed)1Caveat

ReliableFrom our location report at the builder-entered pin (13.09888, 77.63590), 2026-10-24. Each figure's source and caveat are in the full report.