Adarsh Pinecourt, Chikkagubbi: A Ready-to-Move Buyer's Guide for Hennur Road (October 2026)

Some buyers would rather walk into a finished home than follow a construction schedule. For them, Adarsh Pinecourt is worth a look. Adarsh Developers built it in Chikkagubbi Village, North Bangalore, with 201 flats across ten blocks that rise four floors each.

Handover has been under way since December 2022. This guide covers the flats, the real outlay, the registration record and the points to confirm first.

Is It for You?

The project fits households buying a first home, and small families, who want to move in soon on a budget below Rs. 1 Crore. Four-storey blocks feel calmer than a tower, as each staircase serves fewer neighbours. Frequent flyers benefit too, because Hennur Road is one of the roads going north to the airport.

Layouts and Rates

Three layouts are on offer, and the smallest layout starts at Rs. 64 Lakhs. All sizes are built-up areas:

• The 3 BHK, around 1,644 sq ft: Rs. 87 Lakhs and up.
• The 2.5 BHK, around 1,456 sq ft: Rs. 78 Lakhs and up.
• The 2 BHK, around 1,172 sq ft: Rs. 64 Lakhs and up.

Those starting prices work out to roughly Rs. 5,460 a sq ft for the 2 BHK, Rs. 5,360 for the middle layout and Rs. 5,290 for the largest, meaning the per-foot cost eases as size increases. The middle layout's spare half-room can double as a study or nursery. The community is years old, so find out whether a particular flat is unsold builder stock or an owner's resale, since price and paperwork both depend on the answer.

The Bill Beyond the Price

GST does not apply to a finished flat that has its occupancy certificate. The other costs that come on top are:

• 5% stamp duty plus surcharges, which applies once a Karnataka home costs more than Rs. 45 Lakhs.
• A registration fee of 2% on the property's value.
• Charges for parking and for clubhouse use, where levied.
• A maintenance deposit and, on resale, any dues the owner has left unpaid.
• A lawyer's fee for the title review and for drafting the deed.

In blocks of only four floors, floor-rise premiums are minor or not charged at all, though asking is free. To plan a loan, check the monthly instalment on the EMI calculator before approaching a bank.

Registration Record

On 10 December 2018 Karnataka RERA registered the project under PRM/KA/RERA/1251/446/PR/181210/002198. It relates to Survey No. 91 in Chikkagubbi Village, Bidarahalli Hobli, and the 201 homes are spread over ten blocks. The Bangalore Development Authority approved the plan, and anyone can verify the registration on the state RERA portal.

On a finished home the paperwork shows whether the building may be occupied and whether the title is clean. Ask for the block's occupancy certificate, the approved plan with the flat marked, title papers along with an encumbrance certificate, and the khata with the latest tax receipt. On a resale, add the seller's own deed and a letter from the association confirming no dues.

Getting There and Getting Around

Chikkagubbi Village is in the Hennur Road corridor of North Bangalore, not far from the city's northern fringe. Hennur Road meets the Outer Ring Road around Kalyan Nagar, while further out it leads to the routes for the airport. Homes have multiplied along that road and along Bagalur Road, and the villages around have grown quickly.

Shops, clinics and schools line the main road in a loose string, so the surest test is a weekday drive at rush hour. Our Hennur Road page describes the neighbourhood.

Space and Amenities

The layout spreads ten low blocks over four acres, and the gaps between them hold the clubhouse, courts and gardens. Open space accounts for 62% of the site, a high share for a community this size. Ground-floor flats face the greenery, and top-floor flats enjoy more daylight and calm.

Amenities on the plan are listed below:

• A swimming pool and a jogging track.
• A clubhouse housing a gym and health club.
• Sports courts and a children's play area.
• A games room with an activity space.
• An amphitheatre and party area, set in landscaped gardens.

The Builder

The firm behind it, Adarsh Developers, has built in Bangalore since 1988. Its portfolio includes plotted layouts, villas and apartments. In the north, its sites cluster near Yelahanka, Hebbal and Hennur Road, and Pinecourt counts among its low-rise communities.

Questions to Settle Before a Token

A ready flat can be inspected before any money changes hands. Use that advantage:

• Compare the RERA number with the state portal.
• Ask whether lifts are provided, which matters for elderly relatives.
• Insist on a cost sheet showing each charge separately.
• Request the carpet area, as the sizes above are built-up.
• Learn the monthly maintenance and judge how well the association functions.
• Time the office run and the airport trip at the busiest hour.

Both the builder and individual owners sell flats here. Contact us to see what is available now and to book a site visit.