RERA project · Residential/Group Housing
Nikoo Homes IV
by Bhartiya Urban Private Limited · 716 homes · 4.07 acres · 3 towers · Yelahanka
Past due, no completion filed Past its deadline of 31 Jan 2026, and no completion is filed on RERA. Some finished projects never file, so ask the builder for the occupancy certificate.
At a glance
The deadline was 31 Jan 2026, and no completion is filed.
716 of 716 homes, as the builder reported for Q4 2025-26.
Similar projects within 3 km: 76 per acre. 50% of the land is left open.
Complaints to RERA about this project. 20 more about the builder's other projects.
No litigation on the land or the project, as the builder declares it to RERA.
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?
- Approved by RERA31 Jul 2021
- Work started1 Aug 2021
- First promised31 Jul 2025
The date the builder gave at registration.
- Deadline (extended)31 Jan 2026
Passed with no completion filed.
How much is built, each quarter
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, Q4 2025-26
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?
Booked, by type
Booked, each quarter
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?
Sizes from the builder's flat-by-flat list on RERA: the size most homes of each type have, and the range. 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 - A: 210 homes, 2 basements · Tower - B: 266 homes, 2 basements · Tower - C: 240 homes, 2 basements
Amenities
- Electricity
- CCTV Surveillance
- Club House
- Outdoor Sports facility
- Indoor Sports facility
- Swimming Pool
- Gym
- Power Backup
- Gas
- Water and Sanitation
CaveatAs registered by the builder on RERA Karnataka.
How crowded is it?
Homes per acre
Fewer homes on each acre usually means less crowding: less traffic, quieter common areas.
Land left open
The share of the land not built on, which includes roads.
- Land
- 4.07 acres
- Ground covered by buildings
- 50% of the land
16,488 m²
8,165 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
20 complaints across 7 projects. The most complained about:
- Nikoo Homes I (Towers 1 - 6 & 10) 7 complaints
- Bhartiya Leela Residences 3 complaints
- Nikoo Homes V - Phase - 1 3 complaints
- Bhartiya Garden Estate Phase-2 3 complaints
- Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 2 complaints
Show all 7 projects
- Nikoo Homes II West 1 complaint
- Nikoo Homes II East 1 complaint
The company
- Registered as
- Bhartiya Urban Private Limited
- Type
- Company
- Company number
- U45200TN2008PTC103956
- PAN
- AAACZ3571A
CIN or LLPIN, from the Registrar of Companies.
CaveatFrom the builder's own filings on this project's RERA page; complaints from RERA's list.
Paperwork and legal
- Registered with RERAPRM/KA/RERA/1251/472/PR/210731/004208 · Approved
- Building plan approvedBBMP - Bruhat Bengaluru Mahanagara Palike
- Litigation on the landNot stated
- Litigation on the projectNone declared in the Q4 2025-26 update
Complaints to RERA about this project
- Delay in handing over possession of Apartment No. C-1208 in Nikoo Homes-IV and claim for compensation under Section 18 of the RERA Act, 2016 against Bhartiya Urban Private Limited 22 Dec 2025 · Disposed Authority Bench4
- Nikoo -1V Delay compensation under Section 18 of the RERA Act, 2016 against Bhartiya Urban Private Limited 23 Dec 2025 · Disposed Authority Bench4
- Delay in handing over possession of Apartment No. A-2101, in Nikoo Homes-IV and claim for compensation under Section 18 of the RERA Act, 2016 against Bhartiya Urban Private Limited 26 Dec 2025 · Disposed Authority Bench4
- Compensation as per the Sale Agreement from 01.08.2025 till possession. 2 Jan 2026 · Disposed Authority Bench4
- Delay in handing over possession of Apartment No. C-1007 in Nikoo Homes-IV and claim for compensation under Section 18 of the RERA Act, 2016 against Bhartiya Urban Private Limited 22 Jan 2026 · Disposed Authority Bench4
- Delay in handing over possession of Apartment No. C-2004, Nikoo Homes-IV, and claim for compensation under Section 18 of the RERA Act, 2016 against Bhartiya Urban Private Limited. 5 Feb 2026 · Disposed Authority Bench4
- Interest for Delay 5 Feb 2026 · Disposed Authority Bench4
- Section 18 of RERA Act (delay compensation) is applicable despite cover-up attempt from the builder. 9 Feb 2026 · Disposed Authority Bench4
Documents
166 files on the RERA page: Approved plan ↗, Commencement certificate ↗, Brochure ↗.
CaveatAs filed on RERA Karnataka. Complaints are listed without the names of the people who filed them.
Project cost
- Land
- ₹39.6 cr
- Construction
- ₹433.1 cr
- Total project cost
- ₹472.7 cr
Money from buyers, each quarter
| Quarter | Collected from buyers | Withdrawn from the project account |
|---|---|---|
| Q3 2025-26 | ₹9.0 cr | ₹6.9 cr |
| Q4 2025-26 | ₹20.1 cr | ₹22.2 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 station9.63 kmReliable
- Nearest railway station6.01 kmReliable
- Bus stops within 500 m0Caveat
Parks, shops, daily needs
- Supermarkets within 1 km2Caveat
- Parks within 1 km28Caveat
- Nearest lake / water body (≥2 ha)0.47 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 km6Caveat
- Median pupil-teacher ratio, schools within 1 km15.9 :1Caveat
- Schools with library + playground + ICT lab (1 km)3Caveat
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 km0Caveat
Landfills, sewage plants, industry, aircraft
- Nearest named landfill / dump site (≥2 ha)2.68 kmReliable
- Nearest sewage treatment plant3.48 kmCaveat
- Industrial zones within 1 km2Caveat
- Nearest airfield runway (any, incl. military)4.27 kmCaveat
- Nearest commercial-airport runway13.32 kmReliable
- Distance to runway approach-path proxy11.01 kmCaveat
Upcoming infrastructure
- Under-construction projects within 3 km (verified)0Reliable
- Earlier-stage projects within 3 km (sanctioned/tendered/observed)2Caveat
ReliableFrom our location report at the builder-entered pin (13.07928, 77.64075), 2026-10-24. Each figure's source and caveat are in the full report.