RERA project · Residential/Group Housing

Nikoo Homes V - Phase - 1

by Bhartiya Urban Private Limited · 876 homes · 4.11 acres · 3 towers · Bengaluru North

Upcoming Under construction, due Aug 2029. 80% built with 51% of the time used. 97% of homes booked.

Location report

At a glance

Is it on schedule?Never extended

80% built

Due 14 Aug 2029. 51% of the time from RERA approval to the deadline has passed.

Built80%

Time used51%

How much is sold?22 left

97% booked

854 of 876 homes, as the builder reported for Q2 2026-27.

How crowded is it?More crowded

213 homes per acre

Similar projects within 3 km: 75 per acre. 56% of the land is left open.

Any complaints?See the list

3 complaints

Complaints to RERA about this project. 25 more about the builder's other projects.

Any legal cases?Litigation

Declared

The builder declares litigation on the land or the project.

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?

Work started15 Nov 2023
Approved by RERA17 Nov 2023
Today24 Oct 2026
51% of the time to the deadline has passed.
Deadline14 Aug 2029
The date it must be complete by.
If it slips like a typical project16 May 2030
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

Q3 2025-2668%

Q4 2025-2670%

Q1 2026-2775%

Q2 2026-2780%

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 - 359%

Tower - 456%

Tower - 557%

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?

854 booked22 leftQ2 2026-27

Still available: 1 × 2 BHK, 1 × 2.5 BHK, 19 × 4 BHK with Staff, 1 × Loft 3 BHK Duplex.

Booked, by type

1 BHK72 of 72

2 BHK173 of 174

2.5 BHK313 of 314

3 BHK106 of 106

4 BHK with Staff51 of 70

Studio70 of 70

3.5 BHK36 of 36

Loft 3 BHK Duplex33 of 34

Booked, each quarter

Q3 2025-26768 of 876

Q4 2025-26846 of 876

Q1 2026-27851 of 876

Q2 2026-27854 of 876

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

829 sq ft

77 m² carpet · sizes 829–875 sq ft (142 at this size)

13 m² land share · 15 m² balcony/terrace · 1 parking space

314 homes · 36% of the project

2 BHK

673 sq ft

62 m² carpet · sizes 670–730 sq ft (70 at this size)

10 m² land share · 14 m² balcony/terrace · 1 parking space

174 homes · 20% of the project

3 BHK

1,074 sq ft

100 m² carpet · sizes 1,015–1,074 sq ft (72 at this size)

16 m² land share · 18 m² balcony/terrace · 1 parking space

106 homes · 12% of the project

1 BHK

448 sq ft

42 m² carpet · sizes 448–485 sq ft (70 at this size)

6 m² land share · 7 m² balcony/terrace · 1 parking space

72 homes · 8% of the project

Studio

329 sq ft

31 m² carpet

4 m² land share · 3 m² balcony/terrace · 1 parking space

70 homes · 8% of the project

4 BHK with Staff

1,650 sq ft

153 m² carpet

24 m² land share · 25 m² balcony/terrace · 2 parking spaces

70 homes · 8% of the project

3.5 BHK

1,174 sq ft

109 m² carpet

17 m² land share · 18 m² balcony/terrace · 1 parking space

36 homes · 4% of the project

Loft 3 BHK Duplex

1,308 sq ft

122 m² carpet

20 m² land share · 31 m² balcony/terrace · 1 parking space

34 homes · 4% of the project

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 - 338 floors

Tower - 438 floors

Tower - 538 floors

Tower - 3: 306 homes, 119 m tall, 3 basements · Tower - 4: 320 homes, 119 m tall, 3 basements · Tower - 5: 250 homes, 119 m tall, 3 basements

Amenities

Electricity 467 m²
CCTV Surveillance 29 m²
Club House 3,027 m²
Community Hall 101 m²
Outdoor Sports facility 476 m²
Indoor Sports facility 222 m²
Swimming Pool 186 m²
Gym 99 m²
Parks 2,378 m²
Power Backup 275 m²
Piped Gas 1 m²
Water and Sanitation 1,033 m²

CaveatAs registered by the builder on RERA Karnataka.

How crowded is it?

Homes per acre

This project213

Typical within 3 km (117)75

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 project56%

Typical within 3 km (117)56%

Typical in the city (3,151)56%

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

Land: 4.11 acres
Ground covered by buildings: 42% of the land
Floor-area ratio: 2.99
Parking: 1.16 per home
Built-up area, all floors: 15,74,016 sq ft

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

25 complaints across 7 projects. The most complained about:

Nikoo Homes IV 8 complaints
Nikoo Homes I (Towers 1 - 6 & 10) 7 complaints
Bhartiya Leela Residences 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
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
Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 PRM/KA/RERA/1251/309/PR/070526/008628 · 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 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

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/1251/309/PR/171123/006418 · Approved
Building plan approvedBBMP - Bruhat Bengaluru Mahanagara Palike · BBMP/Add.Dir/JDNorth/LP/25/2010-11 · 3 Nov 2023
Litigation on the landDeclared by the builder
Litigation on the projectNone declared in the Q2 2026-27 update
Water sourceBWSSB

Complaints to RERA about this project

Immediate Refund of 100% booking amount 18 Mar 2024 · Disposed Authority Bench4
Refund of amount with interest 31 Oct 2025 · Posted For Orders Authority Bench4
REFUND OF AMOUNT AND COMPENSATION under SECTION-18(2) due to defective title of the land. 25 Nov 2025 · Posted For Orders Authority Bench4

Documents

169 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 ₹49.9 crBuilding and development ₹673.4 crTotal ₹723.3 cr

Money from buyers, each quarter

Quarter	Collected from buyers	Withdrawn from the project account
Q3 2025-26	₹35.2 cr	₹9.3 cr
Q4 2025-26	₹52.8 cr	₹79.9 cr
Q1 2026-27	₹17.7 cr	₹12.1 cr
Q2 2026-27	₹60.7 cr	₹24.9 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 station9.59 kmReliable
Nearest railway station6.14 kmReliable
Bus stops within 500 m0Caveat

Parks, shops, daily needs

Supermarkets within 1 km2Caveat
Parks within 1 km28Caveat
Nearest lake / water body (≥2 ha)0.43 kmCaveat

Hospitals

Nearest hospital0.9 kmCaveat

Schools

Schools in pincode 560064 (UDISE+ census)240Caveat
Private (classes 1–10 or 1–12), government and central schools within 1 km5Caveat
Median pupil-teacher ratio, schools within 1 km11.7 :1Caveat
Schools with library + playground + ICT lab (1 km)2Caveat

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)2.64 kmReliable
Nearest sewage treatment plant3.62 kmCaveat
Industrial zones within 1 km1Caveat
Nearest airfield runway (any, incl. military)4.42 kmCaveat
Nearest commercial-airport runway13.26 kmReliable
Distance to runway approach-path proxy11.02 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 (13.07933, 77.64210), 2026-10-24. Each figure's source and caveat are in the full report.