Nikoo Homes 9, Bagalur Belt: Layouts, Phases and RERA for Buyers (October 2026)
Bhartiya Urban's latest launch, Nikoo Homes 9, is coming up at Hoovinayakanahalli, alongside the KIADB Aerospace Park in North Bangalore's Bagalur belt. Karnataka RERA registered it on 10 September 2026, covering 1,584 homes across eight towers on roughly 13.2 acres. This guide covers its buyers, setting, layouts, registration and checks.
The Likely Buyer
Few projects in the city's north span studios through three bedrooms with a study to lofts and a handful of sky villas. Studios, one-bedroom and two-bedroom plans make up over half the inventory, which suits staff of the hardware and aerospace parks, first-home buyers and investors who intend to rent out.
Patience is needed, with completion set for 2031 in the first phase and 2032 in the second. Industry has arrived here before schools, hospitals and shops. Families wanting a settled neighbourhood right now will find more of one in Yelahanka or along Thanisandra Main Road.
Setting and Access
The plot comprises survey numbers 120 and 121 in Jala Hobli's Hoovinayakanahalli village, Bengaluru North, PIN 562149. Next door are the KIADB Aerospace Park and its SEZ, and the Hardware Park is nearby. The closest established village, Bagalur, lends the wider belt its name.
The airport is north of the aerospace park. Bellary Road (NH 44) and Bagalur Main Road, heading towards Hennur and Thanisandra, connect the site with the city. Along Bellary Road, well west of the project, the airport metro on the Blue Line is under construction.
Jobs make a strong argument for this location, while everyday conveniences are still catching up. A weekday visit with timed drives to the closest school and hospital also shows how much surrounding land is vacant or being built on.
Site Plan and Phases
Eight towers make up the plan, each built over two basements with a ground level and 17 floors above. Roughly one-fourth of the land is covered by buildings. A commercial block is included and will be retained by the developer.
The RERA phases split as follows:
- First phase: towers 1 to 4 with 768 homes, due by 30 September 2031
- Second phase: towers 5 to 8 with 816 homes, due by 31 July 2032
Towers carry anywhere from 174 to 242 homes, or nine to twelve per typical floor. That density exceeds a family-only project, so check corridor lengths and lift waits on the floor plan. The approved amenities include a clubhouse, community hall, pool, gym, indoor games, a big outdoor sports area and parks.
Nine Layouts and Their Carpet Areas
Nine home types are registered. Across both phases, the count and average carpet area of each are listed below.
| Layout | Average carpet area (square feet) | Number of homes |
|---|---|---|
| Sky villa | near 1,745 | 10 |
| Loft | between 1,390 and 1,420 | 30 |
| Three bedrooms and study | near 1,240 | 32 |
| Three bedrooms | near 1,095 | 264 |
| Two bedrooms and study | near 900 | 312 |
| Two bedrooms | between 745 and 775 | 468 |
| One bedroom and study | near 635 | 104 |
| One bedroom | near 485 | 169 |
| Studio | between 335 and 345 | 195 |
Price sheets quote a bigger saleable figure, which adds walls, balconies and a portion of the common areas. Only Phase 1 offers the three-bedroom with study. Get both numbers for the specific unit and compare projects on what each square foot of carpet costs.
Prices depend on the tower, the floor and the facing, and early price sheets are revised frequently. Request the developer's current price list and payment schedule before setting Nikoo Homes 9 against other options. When a price is quoted, the EMI calculator gives the monthly instalment.
A flat bought during construction carries these costs over the base price:
- GST, charged on the agreement value
- Duty and registration: Karnataka charges 5% stamp duty, plus cess and surcharge, once the value crosses Rs. 45 Lakhs, and 2% to register
- Premiums for floor rise and preferred location
- Parking, club membership and a maintenance deposit
Registration and Start of Work
Two RERA certificates, both dated 10 September 2026, cover the project under the title Nikoo Homes 9, Alpine, Bhartiya Garden Hill:
- PRM/KA/RERA/1251/309/PR/100926/008930 for the first phase
- PRM/KA/RERA/1251/309/PR/100926/008931 for the second phase
The promoter of record is Bhartiya Urban Private Limited, and the building plan was cleared by the Bangalore Development Authority on 29 July 2026. On record, construction begins from 1 October 2026, so site work is only just starting. Quarterly progress filings for both numbers will appear on the Karnataka RERA website.
The Developer
Bhartiya Urban brands its townships as Bhartiya City, the first of them being on Thanisandra Main Road. Within it, several Nikoo Homes phases are finished and occupied, and a visit reveals the finish, the maintenance and how a big community of compact homes is managed.
What to Verify First
With handover five to six years away, settle these for Nikoo Homes 9 before paying:
- Link the chosen tower to its phase, registration number and that phase's due date
- Obtain both the carpet and saleable areas of the specific unit
- Request an itemised cost sheet separating GST, preferred location charges, car parks and maintenance
- Ask about water, as both phases list tankers as the source
- Count the flats and lifts on the chosen tower's floor
- Learn what the commercial block is meant to house, and where its entry and parking will be
- Route every payment to the RERA project account of that phase
Investors should also compare rental rates and occupancy across finished Nikoo Homes phases and nearby projects around the Aerospace Park. For open units at Nikoo Homes 9, check with the developer, and browse fresh launches across North Bangalore.
