Adarsh Tranqville Villas near Hennur Road: A Buyer's Guide for October 2026

Families searching for an independent house in north-east Bangalore are likely to come across Adarsh Tranqville, a gated villa community from Adarsh Developers. Fourteen acres near Chikkagubbi, reached from the Hennur-Bagalur Road, hold 106 villas, each with a private garden and either 4 BHK or 3.5 BHK rooms. This guide covers the villas, the registration record, the real cost of buying and the checks to do first.

Is a Villa Here Right for You?

A garden, an independent house and the services of a managed community are the draw. With only 106 homes, neighbours tend to know one another. If you work near Hebbal, the airport belt or the Manyata campus, the drive is manageable.

Price and upkeep both run high for a villa. Hennur Road's apartment blocks suit anyone who wants a smaller home or a lift-served tower.

The Land and the Drive

The village is near the point where the city thins out towards the north-east. Hennur Road meets the ORR at Kalyan Nagar, while Bagalur Road heads north to the airport. The neighbouring villages have seen a rush of villa and low-rise projects.

Schools, clinics and shops line Hennur Road, a few minutes' drive away. Metro stations are far off, which makes a car essential for daily travel. To judge the commute, drive it on a weekday at peak hour.

The registered promoter on paper is Varin Infra Projects Pvt Ltd. The land, in Bidarahalli Hobli (pincode 562149) of Bangalore East Taluk, is made up of Survey Nos. 95/1, 95/2 and 92, and measures 57,338 sq m. About two-thirds of it is left open, which works out to seven or eight villas for every acre, and the Bangalore Development Authority sanctioned the plan.

Plots, Built-Up Space and Carpet Areas

Two layouts have been published, and in each the plot drives the size:

• East-facing, semi-detached: built-up area of 3,172 sq ft, with a plot area of 2,600 sq ft.
• West-facing, with a basement: built-up area of 4,856 sq ft, with a plot area of 3,445 sq ft.

The smallest 3.5 BHK offers close to 2,180 sq ft of carpet area, and the largest 4 BHK close to 3,200 sq ft. Every house has a private garden plus a backyard, and the rows face quiet internal roads. Plot size, orientation and basement outweigh room count in setting the price, so see the sanctioned plan for the villa in question.

Registration and Handover History

The project was registered with Karnataka RERA on 10 December 2018 under PRM/KA/RERA/1251/446/PR/181210/002211. Seventy-four of the villas are covered by it. The record is open to confirmation on the state RERA website.

When registered, the project promised completion by 31 August 2020. The date moved through revisions in 2021 and 2022, ending at 6 March 2026. Villas were being handed over from 2022 onwards, so what matters is the status of the particular villa and whether its occupancy certificate is in hand.

Collect these papers before you decide:

1. Title deeds, plus an encumbrance certificate.
2. The occupancy certificate for that house.
3. A sanctioned plan that carries its number, with the plot and constructed areas.
4. Khata plus the most recent tax receipt.
5. For a resale, the owner's own sale deed and the association's no-dues letter.

Cost Beyond the Quoted Price

Pricing is given on request, since plot and position differ. Establish whether you are being offered stock held by the developer or a resale by an owner, as the papers and the price follow from that. Several costs come on top:

• Stamp duty: Karnataka charges 5.6% on homes above Rs. 45 Lakhs, which is a 5% base with cess and surcharge added.
• Registration charges: 2% of value.
• GST: 5%, applicable when a villa is purchased from the builder ahead of its occupancy certificate.
• Society costs: fees for the clubhouse, a deposit towards maintenance and, on a resale, any dues the seller has not paid.
• Professional fees: a lawyer to scrutinise the title and draft the deed.

Since a villa sale includes the land under the house, the registered value usually runs above that of a flat of the same size. Use the EMI calculator to see what a monthly instalment would look like before approaching a bank.

Life Inside the Gates

A clubhouse anchors the amenities, with more spread across the open areas between villa rows. Residents get a pool for adults and a smaller one for children, along with a gymnasium, a health club and a spa. Sports include badminton, table tennis, billiards and snooker, with other indoor games and a yoga and aerobics room.

There is also a convenience store and a multi-purpose hall, plus an outdoor play court and a play area for children. The entrance is gated and guarded. Monthly maintenance pays for roads, gardens, clubhouse upkeep and guards, and the association can tell you the current amount.

The Builder

Adarsh Developers began building in Bangalore in 1988, and its portfolio covers flats, villas and plotted layouts. Palm Retreat in Bellandur is one of its villa communities. In the north it is active around Hebbal, Hennur Road and near the airport.

What to Do Before Paying a Token

People already live in the community, so a buyer can see the product before committing. These steps are worth taking:

1. Compare the villa number and the RERA number with the state RERA entry.
2. Make sure an occupancy certificate exists for that house.
3. Get the plot measured and compared with the sanctioned plan.
4. Visit after rain to inspect drainage, the garden and any basement.
5. Ask the association what the monthly maintenance is and what is overdue.
6. Request a cost sheet with each charge on a separate line.

Villas here are offered for sale from time to time. Write to us for the homes available at the moment and a site visit.