Purva Tivoli Hills Plots, Devanahalli: Buyer's Guide (October 2026)

Sold under Puravankara's Purva Land brand, Purva Tivoli Hills in Devanahalli, North Bangalore, is a finished and gated plotted layout. Karnataka RERA registered it in five phases, the first being Tivoli Hills Phase 1. What follows covers location, the phase and plot mix, RERA and completion, prices, the right buyer and the checks for a resale purchase.

Location

The layout covers land across the villages of Neeleri and Gullobanahalli, on Devanahalli town's northern side, pincode 562110. Its plan was approved by the Bangalore International Airport Area Planning Authority. The Devanahalli area is served by NH 44, also called Bellary Road, running to the airport, Hebbal and the city.

Namma Metro's airport Blue Line is still under construction and will end well short of the layout, to its south. For now, daily trips rely on the highway. Distances from the gate:

• 1.2 km to HDFC Bank
• 3.3 km to Chinmayee Pre University College
• 7.0 km to Devanahalli Business Park
• 16.4 km to Aerospace Park
• 18.7 km to Omega Multispeciality Hospital
• 23.8 km to Nandi Hills
• 26.7 km to Phoenix Mall of Asia
• 30.4 km to Aster CMI Hospital

Roughly 63 Acres, Five Phases

Designed around the theme of an Italian hill town, this was the first Purva Land plotted project. Its five phases add up to roughly 63 acres. Plot counts, land area and the plots still with the developer at the completion filing appear below.

Phase 1 has the fewest plots, and a large share of them are big. Over half its 8.75 acres goes to roads, parks and open space. The main sizes are these:

• 25 plots of nearly 2,800 sq ft
• 11 plots measuring 30 x 40 ft (roughly 1,200 sq ft)
• 9 plots measuring 30 x 50 ft (roughly 1,500 sq ft)
• 5 plots of nearly 2,000 sq ft
• 3 plots measuring 40 x 60 ft (roughly 2,400 sq ft)

Smaller-budget 30 x 40 ft plots are more common in the later phases. Shared facilities include a swimming pool, beach volleyball, a pet corner, a tennis court, an outdoor gym, a golf simulator, a skating rink, a futsal court and a cricket practice pitch.

RERA Registrations and Completion

All five phases were registered with Karnataka RERA on 8 October 2021. T-Hills Private Limited, earlier called Jaganmata Property Developers Private Limited, is the promoter on each. The registration numbers are as follows.

Work started in October 2021. On 4 April 2024 the promoter filed completion for every phase, along with its completion certificate and final release order. Handover of plots has run since 2024, ahead of 30 June 2026, the registered end date.

Plot Prices and Extra Costs

At launch, a 30 x 40 ft plot cost Rs. 61 Lakhs from the developer, and 30 x 50 ft plots Rs. 75 Lakhs. Plots of 40 x 60 ft were priced from Rs. 1.18 Crore, while 40 x 80 ft plots began from Rs. 1.56 Crore. That is a land rate of between Rs. 4,900 and Rs. 5,100 per sq ft.

Resale prices are negotiated with the owner and can land above or below those levels, so recent registered sales in the layout are the most useful benchmark. Plots on corners, beside parks or along wider roads tend to cost more.

Beyond the plot price, add:

• Stamp duty and registration (Karnataka levies 5% duty plus cess and surcharge above Rs. 45 Lakhs, and 2% for registration)
• Transfer fees and maintenance dues owed to the developer or the layout association
• Property tax and khata transfer in the new owner's name
• Plan sanction, building costs and GST on the construction contract

For a plot costing Rs. 75 Lakhs, duty and registration total nearly Rs. 5.7 Lakhs. Lenders fund a smaller share of a plot than of a flat, and plot loans often set a deadline to build. The EMI calculator estimates the monthly instalment.

Who It Suits

The layout works for someone after land in a gated, completed community near the airport, either to build on or to hold for some years. With roads, parks and services ready, construction can begin once a house plan is approved. Entry prices from the developer were about Rs. 61 Lakhs.

Almost every plot has been sold, so most buying now happens through resale with existing owners. Those wanting a ready home or a short commute to city offices may find it too far, with Manyata Tech Park 32.6 km away.

The Developer

Bangalore-based Puravankara, founded in 1975, is listed on the stock exchanges. Its other brands are Provident for mid-priced housing and Purva for premium flats, with Purva Land handling plotted projects. Purva Oakshire, on the Hennur Road side, is a more recent layout under Purva Land.

Resale Checklist

Buying a resale plot means checking the seller as well as the layout. For Purva Tivoli Hills, cover these points:

• Check plot number and phase against the sanctioned layout plan and that phase's RERA record
• Go through the sale deed registered in the seller's name, checking plot number and dimensions
• Obtain a current encumbrance certificate, plus a bank closure letter where the plot was ever mortgaged
• Verify khata and tax receipts for the plot
• Get the developer's or association's transfer terms and a maintenance no-dues letter
• Measure the plot on the ground and check the existing houses on that road
• Study the layout's building rules on setbacks, height and any deadline to construct

Stock moves as owners list plots and close sales. Ask us which plots at Purva Tivoli Hills are available and at what asking prices.