Adarsh Palm Acres, Huttanahalli: What Buyers Should Know About the Three Villa Phases
A family hunting for a big independent house in the northern part of the city will come across Adarsh Palm Acres, a villa township put up by Adarsh Developers in Huttanahalli. Building started in 2014 and has moved through phases, the latest being Phase 3 with 196 villas, registered in October 2025. What follows covers the address, how the phases are organised, the plans on offer, the money involved and what to verify.
The Address and the Drive
The pincode is 562157, and the village is Huttanahalli, found near Vidyanagar Cross in Jala Hobli, Bangalore North Taluk. Heading north through Yelahanka, on the road towards Kempegowda International Airport, brings a driver to the township. Traffic into the city mostly uses Bellary Road, which is the airport highway.
Plans for every phase were cleared by the body that plans the airport area, namely the Bangalore International Airport Area Planning Authority. Everything is by road for now, because the airport's Namma Metro Blue Line is still being built along the highway. A person employed in the centre or the east should try the drive at rush hour first, as the peace and greenery come with a longer commute.
Buyers It Suits
It is aimed at households wanting four or five bedrooms on a private plot inside a large gated estate. The location is practical for people whose work or flights keep them near the airport. Villas this big push the budget and running costs upward.
Buyers can enter in one of two ways. Choosing an older villa from Phase 1 or 2 means dealing with its owner, and it can be inspected and occupied immediately. Choosing a fresh villa from Phase 3 means dealing with the developer and paying in construction stages.
Five Registrations, Three Phases
With Karnataka RERA the township is recorded as five separate projects, each with its own land and dates. Their numbers share one prefix, PRM/KA/RERA/1251/309/PR, and all five name Adarsh Nivaas Private Limited as promoter. The tail of each number, together with land and completion, is given below.
- Tail 170916/000650 is Phase 1, Part A, on 11.7 acres (47,165 sq m), with completion pushed to 2 November 2023.
- Tail 170916/000659 is Phase 1, Part B, on 12.5 acres (50,490 sq m), pushed to 4 November 2023.
- Tail 170915/000457 is Phase 2, Part A, on 4.7 acres (19,045 sq m), pushed to 3 November 2023.
- Tail 170915/000418 is Phase 2, Part B, on 14.8 acres (59,969 sq m), also pushed to 3 November 2023.
- Tail 181025/008181 is Phase 3, on 30.9 acres (125,045 sq m), due for completion on 30 September 2031.
Phases 1 and 2 together make roughly 43.7 acres, and both are finished, and residents have lived there for years. The first parts of each phase were started in September 2014; the second parts began in June 2016.
Phase 3 is what the developer is selling today. Its registration is dated 18 October 2025, it began on 10 September 2025 and it counts 196 villas. By the developer's filing for July 2026, progress was 2%, so building has barely begun.
Plans and Dimensions
Buyers choose between four-bedroom-plus formats, 4 BHK and 5 BHK, with 11 feet between floors. Phase 3 comes in two designs, Palm Azure and Palm Emerald.
Palm Azure delivers constructed space of 5,104 sq ft, standing on 3,375 sq ft of land. Palm Emerald delivers constructed space of 5,687 sq ft, standing on 4,000 sq ft of land. Registered bedroom counts split the phase into 146 villas of four bedrooms, 46 of three bedrooms and just 4 of two bedrooms. Average carpet area is close to 3,010 sq ft in a 4 BHK and close to 2,020 sq ft in a 3 BHK.
Each villa has covered parking and a garage. Bedrooms have engineered wood floors, and imported marble is used in the living and family rooms. The layouts are open and designed to Vaastu principles, and the team can supply current availability and prices.
Green Space and Shared Facilities
Much of the land is left open. Open area makes up about 74% of Phase 3's 30.9 acres, with villas strung along wide internal roads around a central park.
One clubhouse serves all phases. Facilities include swimming pools, tennis, badminton and squash courts, plus a gym and a wellness club that has steam and sauna rooms. A restaurant and bar, a library, three spa rooms, a yoga lawn and a children's indoor play area add to it. Pool and table tennis tables and a grocery store complete the list.
The clubhouse and main roads already operate, so a Phase 3 buyer can see them before paying. One question worth asking is how the monthly maintenance bill is shared between the earlier phases and the newest.
Beyond the Sticker Price
Several charges come on top of a villa's price. A villa still being built carries GST at 5% of the agreement value. For homes above Rs. 45 Lakhs, stamp duty is 5% along with cess and surcharge, which makes 5.6%, and registration is 2% of the value.
Clubhouse fees, a maintenance deposit and any premium for a preferred plot may follow. A completed villa with its occupancy certificate, bought from an owner, carries no GST, though duty and registration are payable on the resale value. To test loan instalments at any price, use the EMI calculator.
Documents and RERA
RERA has approved Phase 3, and the developer is legally bound to 30 September 2031. The agreement for sale ought to mention the registration, the villa's number, its carpet area and that date. Payments should go only to the RERA account designated for the phase.
The earlier registrations were extended to November 2023. A second promoter company holds two further numbers, ending 000723 and 000733, which cover those Phase 1 parts. Whoever buys a resale villa should confirm that the number in the seller's papers matches the portal.
The Developer
Adarsh Developers began in Bangalore in 1988 under founder B M Jayeshankar. It builds villas and apartments as well as plotted layouts, and in the north it is active in Hebbal, Kogilu, Yelahanka and along Hennur Road.
Six Things to Check
A township developed over a decade invites a few specific questions.
- Identify the villa's phase and look up its registration on the RERA portal of Karnataka.
- For a resale, obtain the occupancy certificate, khata and tax receipts, along with an association letter showing no dues.
- For Phase 3, make sure the completion date and payment stages are in the agreement.
- Get the plot, built-up and carpet areas of the villa on paper.
- Tour a completed villa in the older phases to judge finish and upkeep.
- Drive the commute during the evening rush.
Bookings for Phase 3 villas are open with the developer. Through the team, the latest price list, availability and a site visit can be arranged.
