Royal Tulip Villas, Gudigattanahalli near Sarjapur: Buyer's Guide (October 2026)
Whitehill Properties has finished Royal Tulip, a gated villa community at Gudigattanahalli, between Sarjapur town and Chikka Tirupathi, in the south-east of Bangalore. Its 352 villas, all with three bedrooms, cover roughly 14.5 acres, with an occupancy certificate issued in July 2024. Read on for the address, villa details, RERA position and the checks to complete before buying.
Registered Details
The record on file:
- Promoter: Whitehill Properties LLP
- Format: gated villas of ground plus two floors
- Scale: 58,678 sq m (roughly 14.5 acres) holding 352 villas, every one a 3 BHK
- Each villa's carpet area: 1,195 sq ft
- Land: Survey Nos. 118/1, 117 and 49/1, Gudigattanahalli, Anekal Taluk, Sarjapur Hobli, Bangalore 562125
- OC issued 9 July 2024
- RERA number: PRM/KA/RERA/1251/308/PR/211229/004605
Villas run in 31 rows spread over seven groups lettered A to G. Built footprint is 12,855 sq m, around 22% of the site, while open space accounts for 42,311 sq m. The density of roughly 24 villas per acre is light compared with the apartment blocks on this road.
From 127 Villas to 352
The first registration, in December 2021, covered 27,417 sq m with 127 villas. Whitehill then took in neighbouring land, secured a modified plan, and in 2023 the registration was amended to cover 58,678 sq m and 352 villas. The result is an older section and a newer section built to a single plan.
Two practical points follow. Villas in the older section have a longer record of use, which makes their upkeep easier to assess. The occupancy certificate also comes in two parts, so confirm which part covers the villa number you are buying.
The Homes
Every villa follows one design: three bedrooms over three levels, 1,195 sq ft of carpet area and roughly 1,650 sq ft built-up. Each comes with two parking spaces and a 1,365 sq ft undivided share of land.
With identical layouts, resale comparison comes down to facing, position and upkeep. Rows hold villas facing both east and west. Walking a row at different hours shows how light, privacy and the walk to the clubhouse vary.
Prices, Duty and Running Costs
Asking prices vary with the row, the facing and the state of each villa, so each seller's current figure is the one to check. Finished villas with an occupancy certificate carry no GST. Once the price is over Rs. 45 Lakhs, the sale deed attracts 5.6% stamp duty with cess and surcharge added, plus 2% registration.
As an example, a Rs. 1.5 Crore villa would need roughly Rs. 11.4 Lakhs for duty and registration combined. Interior work, monthly maintenance and the association's transfer fee also come into the budget. The EMI calculator works out the instalment and upfront cash at any price.
Getting There and Around
Gudigattanahalli, to the east of Sarjapur town, is on the route to Chikka Tirupathi. From the town, Sarjapur Road passes Wipro's campus and local schools on its way to Bellandur, where it meets the Outer Ring Road. The Sarjapur-Attibele Road links up with Electronic City and Hosur Road.
Farmland and plotted layouts surround the site, giving it a rural feel. Sarjapur town handles everyday shopping, with bigger hospitals and malls further down Sarjapur Road. The nearest metro stations are a long way off, so families will travel by road.
Test the commute before anything else. Peak-hour drives onto the Outer Ring Road take much longer than the kilometres imply, and a weekday morning trial shows whether the trip is manageable.
On-Site Facilities
A clubhouse within the gates is the centre of the amenities, and the registered plan lists:
- Clubhouse, pool and gym
- Sports areas, both indoor and outdoor
- Landscaped parks with planted trees
- Power backup and CCTV
- Street lights and a sewage treatment plant
The registered water source is the local authority, though many communities here also use borewells and summer tankers. Find out from residents how water supply coped in the past two summers and what each home paid.
RERA Record and Completion
Registration PRM/KA/RERA/1251/308/PR/211229/004605 dates from 29 December 2021. The completion date first registered was 30 August 2024, extended later to 30 August 2025, and an application for completion went to the authority in September 2025.
With the occupancy certificate of 9 July 2024 in place, villas are ready to occupy. Search the Karnataka RERA portal for Royal Tulip to see the completion papers, the extension order and the modified plan.
Who Will Like It
Families wanting a standalone villa of three bedrooms with two parking spots in a gated setting beyond the city fit best, as do those working from home some days a week. Commutes are shortest for people working in Electronic City, Attibele or on Sarjapur Road.
Anyone who needs a metro stop, a big hospital or plenty of schools nearby is better served closer in. Investors should look at the rents similar Sarjapur villas actually earn before counting on returns. Selling also tends to take longer this far from the centre.
Documents to Check
For a finished villa, papers and condition decide the purchase. Go through these first:
- The occupancy certificate part that includes your villa number
- The seller's sale deed, or the allotment papers if buying from the developer
- An e-khata issued by the local body, plus current tax receipts
- An encumbrance certificate, plus the bank's release letter if the villa had a loan
- The villa's approved plan and land share, checked against what was built
- The owners' association's no-dues letter and monthly charges
- Confirmation that common areas and amenities were handed to the association
Paying a small fee for an inspection covering damp, plumbing and the terrace waterproofing is worthwhile. A site visit shows the villas currently for sale.
