Habulus Tranquil, Hulimangala: A Home Buyer's Guide (October 2026)

Habulus is building Habulus Tranquil, a gated block of flats, in Hulimangala, the village between the Electronic City office parks and the Jigani factories. Read on for the towers, the plans and starting rates, the road and metro links, the RERA entry and the paperwork worth checking before a booking.

Four Towers, One Plot

Four towers on 4.57 acres or so carry the registered scheme of 400 homes, half of them two-bedroom flats (200) and half three-bedroom (200). Eight homes fill every floor, and a basement lies beneath each tower.

• Towers A and B: 13 floors apiece, 104 homes apiece, 47.2 m in height
• Towers C and D: 12 floors apiece, 96 homes apiece, 44 m in height

Buildings occupy 32% of the plot, leaving 68% free for internal roads, planting and play. Shared facilities include a 25,000 sq ft clubhouse, a pool, sports courts and parks for pets.

Plans, Sizes and Starting Rates

Entry is a 2 BHK of roughly 1,223 sq ft priced Rs. 1.25 Crore, close to Rs. 10,200 for every sq ft. Every plan is listed in the next table:

For fair comparison across projects, use carpet area, since the sale agreement relies on it. Two-bedroom carpets measure between 62.55 and 68.51 sq m (673 and 737 sq ft), while three-bedroom carpets fall between 82.1 and 93.52 sq m (884 and 1,007 sq ft).

Balcony space comes in addition, at 6 to 13 sq m per home. There are 508 covered and 46 open parking bays on the registration for the 400 homes, so put the bay assigned to a specific flat in the contract.

Extra Payments and a Loan Example

A Rs. 1.25 Crore flat pays stamp duty of 5.6% after cess and surcharge, roughly Rs. 7 Lakhs, and registration at 2% costs another Rs. 2.5 Lakhs. Flats bought while the building is unfinished also attract GST, and the cost sheet carries charges for floor rise, club access and an upkeep deposit.

As an illustration, a buyer borrows 75% (the limit for loans above Rs. 75 Lakhs) of the flat's price, which is Rs. 93.75 Lakhs. With interest of 8.5% yearly across 20 years, the EMI is near Rs. 81,400 monthly, and the buyer funds Rs. 31.25 Lakhs. Try the EMI calculator for other numbers.

Getting There

The land bears Survey Nos. 271/3 and 271/2, in the Hulimangala Village portion of Jigani Hobli, Anekal Taluk, with the pincode 560105. A road borders it on the west. Hulimangala is a short way below Electronic City Phase 1.

Hosur Road is the principal artery towards the centre, and NICE Road joins Bannerghatta Road to Mysore Road. Namma Metro's Yellow Line started carrying passengers on 11 August 2025, linking RV Road with Bommasandra. Along its 19.15 km and 16 stations are Bommasandra, Hebbagodi and Electronic City.

For jobs, schooling, hospitals and shopping the village leans on Electronic City, where traffic at the main gates is heavy at rush hour. A trial weekday drive to your office and the nearest metro stop is time well spent.

RERA Entry and Build Stage

Registration PRM/KA/RERA/1251/310/PR/020126/008378 came from Karnataka RERA on 2 January 2026. It lists 1 December 2025 as the start and 31 December 2031 as the proposed completion. The state portal lets anyone verify the number, open the sanctioned plan and read the quarterly updates.

The Bangalore Development Authority sanctioned the plan on 8 October 2025. Because the project is a fresh launch, work has barely begun. BWSSB is the declared water source, and the works include rainwater harvesting and a treatment plant for sewage.

Habulus Builders and Developers Pvt Ltd, the firm behind Habulus, has no other Karnataka RERA project, so there is no earlier site to inspect. The filing declares that the land is free of litigation and that no transferable development rights are used.

Floors and Unit Numbers on Record

RERA cover extends only to homes on the 13 and 12 floors named above. If a seller proposes a flat higher up, ask to see that level on the sanctioned plan and the portal before paying.

Likewise, the portal lists every unit with a floor, a carpet area and a land share. Setting those details beside the booking form is quick work and clears up most doubts.

Suitability

Employees of Electronic City, Bommasandra and Jigani who prefer a short commute are the obvious buyers. Prices from Rs. 1.25 Crore up to nearly Rs. 1.8 Crore suit couples and families wanting two or three bedrooms, and pet owners or parents of toddlers benefit from the open spaces.

Completion is registered for 31 December 2031, which is distant. Someone who must relocate in two to three years should compare ready flats in Electronic City. Five years of rent overlapping with instalments is a genuine expense to plan for.

Before You Pay

A build lasting six years deserves a paperwork review first. Go through the following:

• Check that the portal's number, tower, floor and unit are the same as those on the booking form
• Find the carpet area of your exact flat and divide the price by it to compare with rival projects
• Request a written cost sheet itemising floor rise, parking, club charges, deposits and taxes
• Visit a building the developer has completed to judge workmanship
• Read the sale agreement's handover date and its remedy for late delivery
• Check that your lending bank has cleared the project
• Deposit funds only in the RERA account assigned to the project

Quarterly reports for each tower are posted on the portal. Reading them four times a year is a light way to follow the build to handover.