Home / Browse projects / Bengaluru Urban, Karnataka / Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1
Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1
RG-KA-27586 · RERA PRM/KA/RERA/1251/309/PR/070526/008628 · Last updated on RERA Karnataka portal: 15 Oct 2026
Source: official RERA Karnataka filing
Red flags
- 2 complaints at RERA Karnataka
Clear
- No litigation declared
- Completion date never moved
- Separate project account declared
Saved.
Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 is a Residential/Group Housing project by Bhartiya Urban Pvt Ltd in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/309/PR/070526/008628 on 7 May 2026. Possession is promised by 31 Mar 2031. 240 of the 518 units on this registration are recorded sold or booked, and 0 of 18 construction stages are filed complete. 2 complaints are on record with the regulator.
At a glance
Project
- NameNikoo Homes 8, Bhartiya Garden Enclave, Phase-1
- TypeResidential/Group Housing
- Location
- Bengaluru North
- Bengaluru Urban
- 560064
- Pincode560064
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/309/PR/070526/008628
- ReraGenie IDRG-KA-27586
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on7 May 2026
- Promised completion31 Mar 2031
- Revised completionNone
- Buildings4 building records
- Documents filed163 files
Current status
Figures as on 15 Oct 2026, this project's latest RERA Karnataka filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Tower D | - | - | - | 143 | 0 | 143 |
| E | - | - | - | 168 | 0 | 168 |
| F | - | - | - | 192 | 0 | 192 |
| 4 | - | - | - | 15 | 0 | 15 |
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Construction progress by building1
As on 15 Oct 2026, the date of the latest filing. The RERA activity checklist for each building, from the promoter's latest quarterly progress filing. These are the promoter's own figures, not an independent inspection.
0 of 18 construction stages are filed complete. The stage furthest along is Earth work and other leveling preparation work, at 0%.
Building: 0% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 0% |
| Foundation footing work | 0% |
| Upto Plinth Level | 0% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 0% |
| Retaining wall (All types) | 0% |
| RCC or MS Framed structure | 0% |
| Masonry Construction | 0% |
| Plastering inside , outside & Ceiling | 0% |
| Joinery: Doors, Windows, Ventilators etc | 0% |
| Basic work of Water supply, Sanitary and Electrification | 0% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 0% |
| Railing and Grill fixing | 0% |
| Electrification, Water supply and Sanitary Finishing | 0% |
| Painting | 0% |
| Fire prevention and fire fighting fitting and fixture with network | 0% |
| Weather Proof work(tile,concrete) | 0% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | Not applicable |
| Elevation work | 0% |
| Internal and External work including landscapes as per sanctioned drawings | 0% |
Progress on shared amenities40
As on 15 Oct 2026, the date of the latest filing. Lifts, roads, water and the other shared works, from the same quarterly filing, and reported by the promoter rather than inspected.
| Common facility | Proposed | Progress |
|---|---|---|
| Water Supply | Yes | 0% |
| Sewage and Drainage System | Yes | 0% |
| Water conservation/rain water harvesting/recharge of ground water | Yes | 0% |
| Energy management | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 0% |
| Solid waste management and disposal | Yes | 0% |
| Emergency Evacuation services | Yes | 0% |
| Internal Roads & Footpaths | Yes | 0% |
| Electricity supply transformer and substation | Yes | 0% |
| Storm water drains | Yes | 0% |
| Use of renewable energy | Yes | 0% |
| Sewage Treatment Plant (STP) | Yes | 0% |
| Parks & Tree planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Electricity | Yes | 0% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 0% |
| Club House | Yes | 0% |
| Community Hall | Yes | 0% |
| Outdoor Sports facility | Yes | 0% |
| Indoor Sports facility | Yes | 0% |
| Swimming Pool | Yes | 0% |
| Gym | Yes | 0% |
| Parks | Yes | 0% |
| Power Backup | Yes | 0% |
| Piped Gas | No | Not applicable |
| Water and Sanitation | Yes | 0% |
| Air Conditioning | Yes | 0% |
| Staircases | Yes | 0% |
| Lifts | Yes | 0% |
| Corridor/Lobbies | Yes | 0% |
| Fire escapes | Yes | 0% |
| Common entrance and exit for the building/common portico/foyer/verandah | Yes | 0% |
| Basement | Yes | 0% |
| Terrace | Yes | 0% |
| Outer Wall | Yes | 0% |
| Open parking areas | Yes | 0% |
| Provision for lodging of management staff and security staff | Yes | 0% |
| Water conservation and renewable energy | Yes | 0% |
| Common storage spaces | Yes | 0% |
Land and ownership17
This page carries no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
| Landowner | Village | District |
|---|---|---|
| Liaquathulla Khan | - | - |
| Showkathulla Khan | - | - |
| Shujayathulla Khan | - | - |
| Liaquathulla Khan | - | - |
| Showkathulla Khan | - | - |
| Shujayathulla Khan | - | - |
| Liaquathulla Khan | - | - |
| Showkathulla Khan | - | - |
| Shujayathulla Khan | - | - |
| Liaquathulla Khan | - | - |
| Showkathulla Khan | - | - |
| Shujayathulla Khan | - | - |
| Liaquathulla Khan | - | - |
| Showkathulla Khan | - | - |
| Shujayathulla Khan | - | - |
| Maruthi H P | - | - |
| Bhimappa Handigund | - | - |
Project account and cost
70 percent of buyer money must sit in the project account, so check that your agreement for sale names a designated account for this project and pay into that account only.
| Cost line | Estimated | Incurred |
|---|---|---|
| Estimated Cost of Construction as certified by Engineer | Rs 396.24 cr | Rs 4.28 cr |
| Principal sum and interest payable to financial institutions-Non Banking financial institution (NBFC) | Rs 98.52 cr | Rs 87.01 lakh |
| On-site expenditure-Site Overhead | Rs 59.79 cr | Rs 3.24 cr |
| Payment of taxes | Rs 49.83 cr | Rs 1.49 cr |
| On-site expenditure-Consultants Fees | Rs 7.08 cr | Rs 38.32 lakh |
| Payment of fees | Rs 6.74 cr | - |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 4.20 cr | Rs 22.73 lakh |
Certifying professionals and partners4
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Deepa S Athani |
| Architect | Abhay Itty Zachariah |
| Engineer | H P Yogesh |
| Chartered Accountant | Anand Rao V J |
Complaints filed with RERA Karnataka2
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| 01164/2026 | - | Bhartiya Urban Pvt Ltd | 01/10/2026 |
| 01188/2026 | - | Bhartiya Urban Pvt Ltd | 04/10/2026 |
Documents filed163
As listed on the registration, under the names the promoter filed them with; the newest 80 of 163 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/309/PR/070526/008628 on the RERA Karnataka portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| Q2 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Form4_Nikoo 8 Ph1.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Form5_NK8_Ph1.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form6_Engineer (QU-2) Nikoo-8 Ph-1_DS.pdf | 15 Oct 2026 |
| Q2 2026-27 Water supply and sewage board | 15 Oct 2026 |
| Q2 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 15 Oct 2026 |
| Q2 2026-27 KPTCL- BESCOM | 15 Oct 2026 |
| Q2 2026-27 Fire and Safety | 15 Oct 2026 |
| Q2 2026-27 Airport Authority of India | 15 Oct 2026 |
| Q2 2026-27 BSNL/Telecommunication Department | 15 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Form4_Nikoo 8 Ph1.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Form5_NH8_Ph1.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form6 Engineer_Nikoo-8_Ph1_Q1_DS.pdf | 15 Jul 2026 |
| Q1 2026-27 Water supply and sewage board | 15 Jul 2026 |
| Q1 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 15 Jul 2026 |
| Q1 2026-27 KSPCB- MOEF (Above 50 Acres) | 15 Jul 2026 |
| Q1 2026-27 KPTCL- BESCOM | 15 Jul 2026 |
| Q1 2026-27 Fire and Safety | 15 Jul 2026 |
| Q1 2026-27 Airport Authority of India | 15 Jul 2026 |
| Q1 2026-27 BSNL/Telecommunication Department | 15 Jul 2026 |
| Sy No 85 SD executed by Bakshu Khan infavour of Khan brothers Doc No 8149File: 1 Sy No 85 SD executed by Bakshu Khan infavour of Khan brothers Doc No 8149.pdf | 6 May 2026 |
| Sy No 85 Sale deed executed by Bakshu Khan infavour of Khan Brother Doc No 8150File: 2 Sy No 85 Sale deed executed by Bakshu Khan infavour of Khan Brother Doc No 8150.pdf | 6 May 2026 |
| Sy No 85 Sale deed executed by Bakshu Khan infavour of Khan Brothers Doc No 8151File: 3 Sy No 85 Sale deed executed by Bakshu Khan infavour of Khan Brothers Doc No 8151.pdf | 6 May 2026 |
| Sy No 86 Sale deed executed by Vasanth Kumar infavour of Khan Brothers Doc No 8157File: 4 Sy No 86 Sale deed executed by Vasanth Kumar infavour of Khan Brothers Doc No 8157.pdf | 6 May 2026 |
| Sy No 86 Sale deed executed by Vasanth Kumar infavour of Khan Brothers Doc No 8156File: 5 Sy No 86 Sale deed executed by Vasanth Kumar infavour of Khan Brothers Doc No 8156.pdf | 6 May 2026 |
| Sy No 87 1 Sale deed Smt Radhamma infavour to Khan Brothers Doc No 8154File: 6 Sy No 87 1 Sale deed Smt Radhamma infavour to Khan Brothers Doc No 8154.pdf | 6 May 2026 |
| Sy No 87 2 Sale deed Padamavathi to Khan Brothers Doc No 8153File: 7 Sy No 87 2 Sale deed Padamavathi to Khan Brothers Doc No 8153.pdf | 6 May 2026 |
| Sy No 87 2 Sale deed Padamavathi to Khan Brothers Doc No 8155File: 8 Sy No 87 2 Sale deed Padamavathi to Khan Brothers Doc No 8155.pdf | 6 May 2026 |
| Sy No 88 Sale deed by Abdual Rasheed to Khan Brothers Doc No 8152File: 9 Sy No 88 Sale deed by Abdual Rasheed to Khan Brothers Doc No 8152.pdf | 6 May 2026 |
| Sy no 92 Sale Deed Doc No 4998 02 Acres Dt 20 02 2018File: 10 Sy no 92 Sale Deed Doc No 4998 02 Acres Dt 20 02 2018.pdf | 6 May 2026 |
| Sy No 91 Sale deed Doc No 1288 1 Acre 20 Guntas Aug 2019File: 11 Sy No 91 Sale deed Doc No 1288 1 Acre 20 Guntas Aug 2019.pdf | 6 May 2026 |
| EC 2004 to 2025 Sy No 85 Apr 2004 to 23 05 2025File: 1 EC 2004 to 2025 Sy No 85 Apr 2004 to 23 05 2025.pdf | 6 May 2026 |
| EC 2004 to 2025 Sy No 86 Apr 2004 to 23 05 2025File: 2 EC 2004 to 2025 Sy No 86 Apr 2004 to 23 05 2025.pdf | 6 May 2026 |
| EC 2004 to 2025 Sy No 87 1 Apr 2004 to 23 05 2025File: 3 EC 2004 to 2025 Sy No 87 1 Apr 2004 to 23 05 2025.pdf | 6 May 2026 |
| EC 2004 to 2025 Sy No 87 2 Apr 2004 to 23 05 2025File: 4 EC 2004 to 2025 Sy No 87 2 Apr 2004 to 23 05 2025.pdf | 6 May 2026 |
| EC 2004 to 2025 Sy No 88 Apr 2004 to 23 05 2025File: 5 EC 2004 to 2025 Sy No 88 Apr 2004 to 23 05 2025.pdf | 6 May 2026 |
| EC 2004 to 2025 Sy No 91 Apr 2004 to 23 05 2025File: 6 EC 2004 to 2025 Sy No 91 Apr 2004 to 23 05 2025.pdf | 6 May 2026 |
| EC 2004 to 2025 Sy No 92 Apr 2004 to 23 05 2025File: 7 EC 2004 to 2025 Sy No 92 Apr 2004 to 23 05 2025.pdf | 6 May 2026 |
| Encumbrance Certificate of all Sy Nos Apr 2025 to 23 Apr 2026File: 8 Encumbrance Certificate of all Sy Nos Apr 2025 to 23 Apr 2026.pdf | 6 May 2026 |
| Certificate of Incorporation BUPL from BCDPLFile: 9 Certificate of Incorporation BUPL from BCDPL.PDF | 6 May 2026 |
| Reply to all the queries along with requested documentsFile: Reply to queries.pdf | 6 May 2026 |
| There is revenue from sales/ operation why it is not considered for section 3(1) violation of the acFile: Accounts declaration on Turnover.pdf | 29 Apr 2026 |
| Loan amount should be deposited into RERA designated account as per notification dated 19/07/2023File: Loan Amount Declaration.pdf | 29 Apr 2026 |
| What are all the sources of funds to complete the project? With supporting documentsFile: Source of funds declaration.pdf | 29 Apr 2026 |
| EC upto date - for all Survey numbersFile: Encumbrance Certificate.pdf | 29 Apr 2026 |
| Title deed showing flow of title to current owner in all sr nosFile: List of Sale deeds - Title flow to current Landowners.pdf | 29 Apr 2026 |
| Updated approval cost and total project cost is not matching to CA and engineer certificateFile: Estimated Cost between CA and Engineer.pdf | 29 Apr 2026 |
| Kindly upload the engineer licence of engineer who has signed the engineer certificateFile: Chartered Engineer Certificate - Ananthkrishna.pdf | 29 Apr 2026 |
| Project specification with signature - ApartmentFile: Project specifications Apartment.pdf | 29 Apr 2026 |
| Project specification with signature - RowhousesFile: Project specifications Rowhouses.pdf | 29 Apr 2026 |
| Brief project estimation with licenced engineer signatureFile: Project estimatation by Chartered Engineer.pdf | 29 Apr 2026 |
| STP drawing 1 certified by the EngineerFile: STP Drawing 1.pdf | 29 Apr 2026 |
| STP drawing 2 certified by the EngineerFile: STP Drawing 2.pdf | 29 Apr 2026 |
| Land cost calculation sheet as per the guidance value working certified by promoterFile: Land Cost - Self attested.pdf | 29 Apr 2026 |
| Land cost calculation sheet as per the guidance value from District Registrar officeFile: GV letter from DR office 02 02 2026.pdf | 29 Apr 2026 |
| Structural Engineer Stability CertificateFile: Structural Stability Certificate.pdf | 29 Apr 2026 |
| Breakup of Phase-wise AreasFile: Phasewise Area & units bifurcation.pdf | 29 Apr 2026 |
| Phasewise Bifurcation of the Belahalli project PlanFile: Bellahalli project Phasewise bifurcation - Signed.pdf | 29 Apr 2026 |
| Projectwise - Towerwise Typewise breakupFile: Towerwise typewise breakup.pdf | 29 Apr 2026 |
| Agreement to sale - Nikoo Homes 8File: Agreement to Sale Nikoo Homes 8 Bhartiya Garden Enclave.pdf | 29 Apr 2026 |
| Allotment Letter - Nikoo Homes 8File: Allotment Letter - Phase 1.pdf | 29 Apr 2026 |
| List of Observations and our Submissions updateFile: List of observations and our submissions.pdf | 29 Apr 2026 |
| RTC, survey 85 | - |
| Mutation, survey 85 | - |
| Encumbrance Certificate, survey 85 | - |
| Conversion/Alienation Order, survey 85 | - |
| JDA, survey 85 | - |
| Khatha, survey 85 | - |
| RTC, survey 86 | - |
| Mutation, survey 86 | - |
| Encumbrance Certificate, survey 86 | - |
| Conversion/Alienation Order, survey 86 | - |
| JDA, survey 86 | - |
| Khatha, survey 86 | - |
| RTC, survey 87/1 | - |
| Mutation, survey 87/1 | - |
| Encumbrance Certificate, survey 87/1 | - |
| Conversion/Alienation Order, survey 87/1 | - |
| JDA, survey 87/1 | - |
| Khatha, survey 87/1 | - |
| RTC, survey 87/2 | - |
Promoter's earlier projects11
As disclosed by the promoter in this filing. Where a row names its RERA number, the project links to its own page and the location and registration date are read from that registration.
| Project | Location | Status | Promised | Delivered |
|---|---|---|---|---|
| Bhartiya Garden Estate Phase-3 | Sy No.12/1, 127/1, 127/2, 127/4, 127/5, 127/13, 127/14, 127/15 AND 127/17, NAVARATHNA AGRAHARA VILLAGE, JALA HOBLI, BANGALORE NORTH TALUK, YELAHANKA | Ongoing | Aug 2031 | Not due yet |
| Bhartiya Garden Estate Phase-2 | Sy No.12/1, 127/1, 127/2, 127/4, 127/5, 127/13, 127/14, 127/15 AND 127/17, NAVARATHNA AGRAHARA VILLAGE, JALA HOBLI, BANGALORE NORTH TALUK, YELAHANKA | Ongoing | Feb 2031 | Not due yet |
| Bhartiya Garden Estate Phase-1 | Sy No.12/1, 127/1, 127/2, 127/4, 127/5, 127/13, 127/14, 127/15 AND 127/17, NAVARATHNA AGRAHARA VILLAGE, JALA HOBLI, BANGALORE NORTH TALUK, YELAHANKA | Ongoing | Aug 2030 | Not due yet |
| Nikoo Homes V - Phase - 2 | KHATA NO: 6/1, SY. NO. 45/1, 45/2, 46, CHOKKANAHALLI VILLAGE, HEGDE NAGAR, THANISANDRA MAIN ROAD, BENGALURU NORTH | Ongoing | Jun 2030 | Not due yet |
| Nikoo Homes VI - Phase - 2 | Sy No. 53, KOGILU VILLAGE, YELAHANKA HOBLI, YELAHANKA TALUK, YELAHANKA, BENGALURU URBAN, KARNATAKA - 560064 | Ongoing | Sep 2029 | Not due yet |
| Nikoo Homes V - Phase - 1 | KHATA NO: 6/1, SY. NO. 45/1, 45/2, 46, CHOKKANAHALLI VILLAGE, HEGDE NAGAR, THANISANDRA MAIN ROAD, BENGALURU NORTH | Ongoing | Aug 2029 | Not due yet |
| Nikoo Homes VI - Phase - 1 | Sy No. 53, KOGILU VILLAGE, YELAHANKA HOBLI, YELAHANKA TALUK, YELAHANKA | Ongoing | Jan 2029 | Not due yet |
| Nikoo Homes IV | KHATHA NO.6/1, SY NO. 47, CHOKKANAHALLI VILLAGE, OFF. THANISANDRA MAIN ROAD, YELAHANKA | Completed | - | No date filed |
| Nikoo Homes II West | KHATA NO: 6/1, CHOKKANAHALLI VILLAGE, HEGDE NAGAR, THANISANDRA MAIN ROAD, BENGALURU NORTH | Completed | - | No date filed |
| Nikoo Homes II East | KHATA NO: 6/1, CHOKKANAHALLI VILLAGE, HEGDE NAGAR, THANISANDRA MAIN ROAD, BENGALURU NORTH | Completed | - | No date filed |
| Bhartiya Leela Residences | KHATA NO: 6/2, CHOKKANAHALLI VILLAGE, HEGDE NAGAR, THANISANDRA MAIN ROAD, BENGALURU NORTH | Completed | - | No date filed |
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Builder: Bhartiya Urban Pvt Ltd
Bhartiya Urban Pvt Ltd has 7 registrations on RERA Karnataka, including Bhartiya Garden Estate Phase-2 and Bhartiya Garden Estate Phase-3. Its filings declare 21 earlier projects, 3 of them declared completed. Read the full track record. See more projects on the Bengaluru Urban district page.
Frequently asked questions
What are my rights if Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 is delayed beyond 31 Mar 2031?
Under section 18 of the RERA Act you may stay in the project and claim interest for every month of delay, at the rate the state's RERA rules prescribe, or exit and claim a full refund with interest. Claims are filed as complaints with RERA Karnataka.
How do I verify and contact the developer of Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1?
The registered promoter entity is Bhartiya Urban Pvt Ltd, a company as per the filing. Its CIN U45200TN2008PTC103956 and GSTIN 29AAACZ3571A1ZF can be cross-checked on the MCA and GST portals. Your agreement for sale must name this exact entity, not a group brand name. The promoter's registered address and contact details are on the project's RERA Karnataka listing and in its filed documents.
Is my payment protected in Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1?
Partly, by law. 70 percent of every buyer payment must go into the project's designated bank account, withdrawable only against architect, engineer and CA certificates as construction progresses. Separately, a promoter cannot take more than 10 percent of the price before signing a registered agreement for sale (section 13). Neither rule guarantees completion; they limit how far your money can travel from the project.
How do I read the complaint cases filed against Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1?
Each case number above is a complaint filed with RERA Karnataka. Orders bind the promoter. Before booking, check whether past orders were complied with, not just whether complaints exist; an ignored order is a stronger warning than the complaint itself.
Who certifies construction progress at Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1?
The professionals named in the filing: Architect: Deepa S Athani; Architect: Abhay Itty Zachariah; Engineer: H P Yogesh; Chartered Accountant: Anand Rao V J. Their certificates are what unlock the promoter's withdrawals from the 70 percent account, so their names on record are part of the project's accountability chain.
What should I check before booking in Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1?
Four things this page cannot decide for you: that the carpet area in your agreement matches the filed carpet area; that the agreement follows the model agreement under the state's RERA rules, with deviations highlighted; the promoter's record on their other projects, not just this one; whether construction progress keeps pace with sales in the coming quarters.
Spotted something wrong on this page, or want to tell us what would make it more useful? Every page here is built from what the promoter filed on RERA Karnataka, and we read every report.
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