Buying Resale at Nikoo Homes 2, Bhartiya City (October 2026)

Bhartiya Urban has finished Nikoo Homes 2, an apartment project in the Bhartiya City township just off Thanisandra Main Road, North Bangalore. It came up in two registered halves, Nikoo Homes II West and Nikoo Homes II East, each now holding an occupancy certificate. Flats here are bought from owners, so we look at the towers, flat sizes, documents and resale checks.

Is It a Good Fit?

Buyers who need a home soon, and would rather inspect a real building than a brochure, are the natural match. Towers, lifts, the clubhouse and shared areas can all be seen, and residents can speak to water supply, maintenance and upkeep. Offices, a school, a hotel and a mall share the same campus.

With over 2,100 flats and seven towers rising 33 floors, this is a large, tall development. Anyone after a small block, few floors or a new booking with staged payments may look elsewhere. Resale also means arranging most of the money, from savings and a loan, within a few weeks.

Address and Commute

Officially it is Chokkanahalli village, Khata No. 6/1, Bhartiya City, Yelahanka zone, PIN 560064, just off Thanisandra Main Road. Thanisandra ranks among the busiest housing belts in the city's north, while Manyata Tech Park is a few minutes' drive south. Hennur or Thanisandra Main Road lead to Hebbal, the ORR and NH 44 (Bellary Road) to the airport.

Office traffic clogs the main road each morning and evening, so try the commute at peak time before any offer. Daily shopping, schools and hospitals in and near the township are the address's biggest advantage.

RERA Numbers and Occupancy

The two halves were registered on the same day, 14 October 2017, by the promoter Bhartiya Urban Private Limited. Their numbers:

• PRM/KA/RERA/1251/309/PR/171014/000197, for II East
• PRM/KA/RERA/1251/309/PR/171014/000188, for II West

The OC for the East half is dated December 2020, and the West half's came in July 2022. Verify both numbers with Karnataka RERA online, and make sure the seller has a copy of the tower's OC.

Towers and Land

Across roughly 14.5 acres there are nine towers, each over three basement levels. The split between the halves is:

• East: 1,203 flats on about 8.46 acres, towers A to D at 33 floors plus E and F at 15 floors, OC in December 2020
• West: 913 flats on about 6.04 acres, towers G, H and J at 33 floors, OC in July 2022

Buildings take up just over two-fifths of the site, leaving the remainder open. Each 33-floor tower has 244 to 325 flats, so test the lifts and peak-hour waits on a visit. The shorter E and F towers have roughly a hundred flats apiece.

Flat Types and Carpet Areas

Ten configurations exist, from studios up to 4 BHK flats with a staff room. Registered counts for both halves, with approximate carpet areas:

• 71 studios, 325-350 sq ft
• 125 one-bedroom flats, 420-525 sq ft, and 73 more with a study, 560-580 sq ft
• 922 two-bedroom flats, 640-810 sq ft, and 345 more with a study, 835-920 sq ft
• 380 three-bedroom flats, 950-1,130 sq ft, and 83 more with a study, 1,200-1,220 sq ft
• 68 four-bedroom flats with a staff room, 1,455-1,730 sq ft
• 35 lofts, 1,210-1,515 sq ft, and 14 sky villas, 1,690-2,220 sq ft

Over half the project is 2 BHK, which keeps both resale stock and rental demand steady for that size. Sellers quote bigger saleable figures: a 2 BHK with study is often listed at about 1,300-1,360 sq ft, a 3 BHK at about 1,690 sq ft. Compare flats on the carpet area written in the sale deed.

Price depends on tower, floor, facing, condition and furnishing. Before bidding, compare the project's latest listings and closed deals, and use the EMI calculator to see the monthly payment on your planned loan.

The Township and Developer

Bhartiya City is Bhartiya Urban's township brand. Several Nikoo Homes phases in the Thanisandra township are complete, while newer ones are being built close by. Expect trucks and site traffic for a few years yet, and find out which neighbouring plots remain to be developed.

Resale Paperwork and Inspection

Once a price is agreed, a resale deal moves fast, so verify documents first. For Nikoo Homes 2, cover these:

• The seller's registered deed, plus earlier deeds if the flat has changed hands before
• The tower's OC and the seller's khata
• A current encumbrance certificate, and the bank's loan closure letter if there is a mortgage
• The association's no-dues letter, which also gives the maintenance rate per sq ft
• Electricity bills and property tax receipts, paid up to date
• The allotted car park number, written into the deed
• The flat's condition: balcony railings, windows, wiring, plumbing and any seepage

Stamp duty and registration fall on the buyer, charged on the higher of sale price and guidance value. Karnataka charges 5% duty plus cess and surcharge above Rs. 45 Lakhs, and 2% for registration. TDS applies to the amount paid to the seller, at a far higher rate for a non-resident seller, so confirm residency early.

Talk to a few residents before making an offer, and visit on a weekday evening too. It also helps to weigh resale flats here against the township's newer phases.