Rohan Upavan, Hennur Road: Buyer's Guide to Phase 3, 3A and the Rest (October 2026)

Off Hennur Road at Kyalasanahalli, Rohan Upavan is a finished apartment community from Rohan Builders. Around 970 homes across 13.21 acres went up in six registered phases, and each phase now holds an occupancy certificate. Below is a phase-by-phase account, a closer look at the Phase 3 and 3A wings, the prices, and the paperwork to clear before buying.

Key Details

A summary of the project record:

• Developer: Rohan Builders, with BBMP plan approval
• Format: apartments delivered in phases, all completed and certified
• Scale: 970 flats on 53,445 sq m, roughly 13.21 acres
• Sizes: from 1 BHK up to 3 BHK, including 1.5 BHK and 2 BHK
• Address: Khata No. 43, KR Puram Hobli, Kyalasanahalli Village, Bangalore 560077, on Survey Nos. 49/2, 48/6, 48/5, 48/4B, 48/4A, 48/3 and 48/1

Two large buildings hold the flats, each split into lettered wings. Building 1 is made up of Phases 4 and 5, while Building 2 covers the earlier ones. So the wing letter in a sale deed tells you the phase and the certificate that apply.

Phase by Phase

Every phase was registered separately with RERA and certified on its own date:

The compact 1.5 BHK and 1 BHK flats are all in Phase 1, which also has the larger 2 and 3 BHK types. Phase 2, Phase 3 and Phase 3A offer only those larger types. Phases 4 and 5 came last, certified in May 2024.

A Closer Look at Phases 3 and 3A

These two phases hold 127 and 124 homes respectively, every one a 2 or 3 BHK, in wings F to I of Building 2. Both got RERA registration on 17 May 2019 and shared one occupancy certificate dated 13 May 2022, so residents have lived there for about four years.

Midway through construction the plans changed to bring in bigger flats. Phase 3 shrank from 144 units to 127 while Phase 3A fell from 137 to 124, which raised the average size. Average carpet area is near 885 sq ft for Phase 3 and near 858 sq ft for Phase 3A.

Most purchases here are resales from current owners. That brings a ready home, a building whose maintenance can be judged, and settled neighbours. The price is negotiated with the seller, whose documents deserve scrutiny as thorough as the developer's approvals get.

Sizes and Prices

Entry prices by layout, on built-up area:

• Rs. 1.06 Crore for the 946 sq ft 2 BHK
• Rs. 1.25 Crore for the 1,087 sq ft 2 BHK
• Rs. 1.50 Crore for the 1,250 sq ft 3 BHK
• Rs. 1.96 Crore for the 1,547 sq ft 3 BHK

The smaller 2 BHK works out near Rs. 11,200 a sq ft and the biggest 3 BHK near Rs. 12,700. Certified, completed flats attract no GST, but the sale deed carries 5.6% stamp duty (cess and surcharge included) and 2% registration.

For a flat costing Rs. 1.06 Crore, those two levies add roughly Rs. 8.06 Lakhs. Resale buyers must also withhold 1% of the price as TDS and deposit it with the tax department. The EMI calculator gives the instalment and cash needed upfront at any price.

Location and Travel

Kyalasanahalli belongs to the Hennur Bagalur Road and Byrathi belt of Hennur Road. Southward, the road meets the Outer Ring Road at the Hennur junction, and northward it heads toward Bagalur and the airport.

The Namma Metro Blue Line is being built on the Outer Ring Road corridor toward the airport. Once open, its planned stations at Horamavu, HRBR Layout and Kalyan Nagar will be the closest. Until then, Hennur Road carries all traffic and gets congested at rush hour.

Manyata Tech Park, the shops of Kammanahalli and Kalyan Nagar, and a number of big schools on Hennur Road are an easy drive away. Apartment communities have filled the surroundings fast, so check how the local roads handle peak traffic.

Who Should Look at It

Families employed near Manyata Tech Park, in Kalyan Nagar or at offices on Hennur Road, wanting a move-in-ready flat in a big community, fit well. A community of almost a thousand homes sustains shared amenities plus an engaged owners' association. Anyone weighing fresh launches in North Bangalore can inspect a real building here rather than a brochure.

Those who like small, quiet blocks may find it busy, with many families sharing the clubhouse, lifts and parking. Regular metro riders should remember the Blue Line remains under construction.

Paperwork and Inspection Checklist

A ready flat is judged on its documents and condition, so start with these:

• Match the flat's phase and wing to the RERA registration and OC of that phase
• See the seller's registered sale deed and their original builder agreement
• Check the e-khata shows the seller as owner and property tax is paid to date
• Get the encumbrance certificate, plus a bank release letter where a loan is running
• Confirm the carpet area and undivided land share stated in the deed
• Obtain the owners' association's no-dues letter, listing the transfer fee and monthly charges
• Have the allotted parking slot confirmed in writing

Before paying a token, inspect the flat for damp, plumbing faults and worn fittings. We can book a site visit and list the flats now for sale in each phase.