Upcoming Nambiar Villas, Bannerghatta Road: Pre-Launch Guide (October 2026)
Nambiar Builders is getting ready to launch the upcoming Nambiar villas, a gated villa project at Bilvaradhahalli and Shanubhoganahalli, off Bannerghatta Road. Expressions of interest are being accepted, but registration with RERA is still pending as of October 2026. Below is what is known now, what the launch will settle and how to approach a project this early.
Main Facts So Far
The plan is a gated estate of large villas, each on its own plot. At pre-launch, the key details are:
- Builder: Nambiar Builders
- Site: Bilvaradhahalli and Shanubhoganahalli, Anekal Taluk, off Bannerghatta Road (PIN 560083)
- Size: 298 villas planned over 70 acres
- Plots: 35 x 55 ft or 40 x 63 ft
- Built-up area: 3,732 sq ft minimum, 4,638 sq ft maximum
- Entry price: Rs. 5.53 Crore
- Handover: planned from 2030
The marketing name is provisional. Karnataka RERA registration will fix the final name, phases and villa count.
Is It a Fit?
The target buyer is a family with over Rs. 5.5 Crore to spend, wanting a plot of its own, a garden and a fully equipped club. Commutes suit those working in Jigani, Electronic City or the southern part of Bannerghatta Road. Nature lovers will enjoy being close to the Bannerghatta forest belt.
Anyone needing a home in a year or two is better off in a finished community. So is a buyer who only books once a RERA number exists; waiting for it costs nothing and settles most open questions.
Getting Around
The land is in Anekal Taluk, beyond the older, more crowded part of Bannerghatta Road. The NICE Road, which intersects Bannerghatta Road further north, connects to Mysore Road, Electronic City and Kanakapura Road. To the south-east is Jigani Industrial Area, while JP Nagar is straight up Bannerghatta Road.
The area is still taking shape, with major schools, hospitals and malls clustered nearer the city around JP Nagar, Arekere and Gottigere. Peak-hour traffic slows Bannerghatta Road, so try the drive to office and school first.
Villa Options and Pricing
There are two plot sizes, each available facing east or west. The cheapest is Rs. 5.53 Crore, and the larger east-facing villa tops the range at Rs. 7.10 Crore. The four choices:
- West-facing, 35 ft by 55 ft plot: Rs. 5.53 Crore upward for 3,732 sq ft
- East-facing, 35 ft by 55 ft plot: Rs. 5.80 Crore upward for 3,782 sq ft
- West-facing, 40 ft by 63 ft plot: Rs. 6.87 Crore upward for 4,638 sq ft
- East-facing, 40 ft by 63 ft plot: Rs. 7.10 Crore upward for 4,627 sq ft
West-facing villas work out near Rs. 14,800 a sq ft and east-facing ones near Rs. 15,350. Plot areas are 1,925 sq ft (smaller) and 2,520 sq ft (larger). Prices may move ahead of the formal launch, so rely on the post-registration cost sheet.
Costs on Top of the Price
Buying a villa before it is built adds several charges:
- GST, since the home is under construction
- 5% stamp duty, which is 5.6% with cess and surcharge for any home over Rs. 45 Lakhs
- 2% for registration
- Deposits for the clubhouse, infrastructure and maintenance
- Interiors, a big expense in a villa this size
Maintenance terms and the payment plan are being finalised by the builder, and we will share them once they are officially out. To see the monthly payment on a loan, try the EMI calculator.
Where the Launch Stands
As of October 2026, the villas await RERA registration. Nambiar Builders shows them under upcoming projects, and expressions of interest (EOIs) are being collected. Because advertising and sales are allowed only once a project is registered, an EOI simply reserves a spot in the queue.
Registration will put the land area, villa count, approved plan and completion date on public record at Karnataka RERA. Compare those figures with the sales material before paying any booking amount.
The Developer
Building in Bangalore since 2009, Nambiar Builders has worked mainly on the Sarjapur corridor. Finished work includes Nambiar Bellezea and Nambiar Ellegenza's first phase, both villa communities near Sarjapur Road. Its apartment township, Nambiar District 25, is being built, and these villas are its first venture in South Bangalore.
Checks Before Any EOI Payment
Patience and written confirmation pay off at pre-launch. Check these points:
- Get written refund terms, and a refund timeline, for the EOI
- Hold the booking amount until the RERA number is out and the registered plan is read
- Confirm the plot size, built-up area and floor count of your villa
- Find out which roads, parks and club facilities come in phase one
- Ask about the planned power backup, sewage treatment and water source
- Have a property lawyer review the conversion order and land title
- Time the rush-hour trip to work and school
Contact us for launch updates and the price sheet when it is released. We will also pass on the RERA number once it is granted.
