IRA By The Banks, Attibele: Triplex Villas Near Hosur Road Explained (October 2026)
Anyone weighing a house of their own in a gated layout, with Rs. 200 Lakhs to Rs. 250 Lakhs available, may land on IRA By The Banks. Alcove Properties and IRA Realty are building triplex villas in the village of Attibele, on the far southern edge of Bangalore near Hosur Road. Prices begin at Rs. 204 Lakhs, with the first keys planned for December 2028. Here is what to know about money, access, the RERA entry and the paperwork.
What the Villas Cost
The 3 BHK carries a base price of Rs. 204 Lakhs, which is roughly Rs. 8,200 per sq ft. For the 4 BHK it is Rs. 232 Lakhs, roughly Rs. 10,100 per sq ft. Villas on corners or facing the garden normally command a premium.
The base price is only part of the outlay, since these are payable too:
- GST on the construction share
- Stamp duty at 5%, which rises to 5.6% on the registered value once cess and surcharge are added
- Registration at 2%
- Clubhouse membership, the maintenance deposit and a corpus fund
- Fees for power and water connections
A written cost sheet with a separate line for each is the safest route. Use the EMI calculator to size a loan instalment; stamp duty and registration must be paid out of the buyer's own savings.
The Basics
The headline particulars are these:
- Builders: IRA Realty, a Hyderabad company, with Alcove Properties of Bangalore
- Address: 562107 Bengaluru Urban, Anekal Taluk, Attibele Hobli, Attibele Village
- Scale: close to 10 acres, with 112 villas on the plan
- Format: three-level triplex villas as a three-bedroom and a four-bedroom version
- Delivery: to begin in December 2028 or later
- RERA: PRM/KA/RERA/1251/308/PR/250325/007617
Distance and Commute
Hosur Road, which is National Highway 44, passes through Attibele just before the Tamil Nadu state line. Hosur town is the next stop south, and Electronic City is the nearest large employment hub to the north.
The Yellow Line of Namma Metro began service in August 2025 between RV Road and Bommasandra, via Electronic City. Riders get off at Bommasandra, and the last leg to Attibele is on the road. Taking the line further to Attibele and Hosur remains a proposal without an approved date.
Expect to drive every day. Peak hours bring lorries and office vehicles onto the highway, and the toll plaza at Attibele adds waiting time. Before deciding, drive to your workplace at the usual morning hour and return in the evening.
Is It for You?
The project works for households that prefer an independent house in a gated community, particularly if they work in Hosur, the Attibele industrial area, Bommasandra or Electronic City. It also asks for patience, as the keys may not arrive before 2029.
Stairs between three floors are a daily chore, and elders may struggle. People who must shift soon, or who have jobs in north or east Bangalore, will find the commute long. Attibele has a thinner supply of schools, hospitals and large shops than the older suburbs.
Two Villa Plans
Every villa rises over a ground floor and two upper floors. The 3 BHK triplex has 2,493 sq ft; the 4 BHK triplex has 2,300 sq ft, so on paper the four-bedroom plan is smaller.
The gap is explained by the layout and by the plot each villa occupies. A room-by-room comparison of the two floor plans shows which gives bigger bedrooms and living rooms. Request the carpet, built-up and plot figures of each plan on paper.
Planned Amenities
A 7,000 sq ft clubhouse is planned as the hub, along with:
- A pool and its deck
- A gym plus a yoga deck
- A banquet hall and a space for indoor games
- A track for walking and jogging
- A children's play area and courts for sports
- Landscaped gardens
- An amphitheatre under the open sky, and a pet park
The marketing speaks of a lakefront community. Insist that the lake boundary with its buffer strip appear on the sanctioned layout, and find out which amenities will exist at first handover.
Reading the RERA Entry
The registration was granted by Karnataka RERA in March 2025. Its promoter is Alcove Properties, run as a partnership out of an office in Seshadripuram, Bangalore, and anyone can check the number on the portal.
This is a plotted development registration. An area of about 9.76 acres (39,482 sq m) holds 119 plots, spread over 21 survey numbers of the village. The layout plan was approved in September 2019 by the Satellite Town Ring Road Planning Authority, and the portal shows the layout as completed.
In practice it covers plots, roads and parks. The December 2028 villa handover is a sales commitment and is separate from portal dates, so the villa's own agreement is what fixes the delivery date and the remedy if it is missed.
The portal had no complaint on file for the project or its promoter on 3 October 2026. It gives the panchayat as the layout's water source, so ask how finished villas will be supplied through the year.
Questions to Settle in Writing
A villa under construction needs more scrutiny than a completed flat. Before the booking amount goes in, get answers to these:
- Whether Alcove Properties or IRA Realty, or the two jointly, is the party signing, and how the landowners fit in.
- Whether the purchase splits into a plot sale deed and a construction agreement, or is a single agreement for the built villa.
- The sanctioned building plan for the plan you choose, with the name of the sanctioning authority.
- Your plot number and measurements, checked against the approved layout.
- Ownership documents, the conversion order for the land and an encumbrance certificate covering each survey number.
- Handover date, payment stages and delay compensation, all in the agreement itself.
- The accounts that receive payments, and the banks that have cleared the project for loans.
- A site visit, to count villas going up and gauge progress.
The plan has 112 villas but the registered layout has 119 plots, so ask the sales team what becomes of the difference. A written answer settles it.
