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Nikoo Homes IV
By Bhartiya Urban Private Limited
RG-KA-35604 · RERA PRM/KA/RERA/1251/472/PR/210731/004208 · Last updated on RERA Karnataka portal: 20 Apr 2026
Source: official RERA Karnataka filing
Red flags
- 8 complaints at RERA Karnataka
- Completion date moved by 6 months
- 1 extension taken
Clear
- No litigation declared
- Separate project account declared
Saved.
Nikoo Homes IV is a Residential/Group Housing project by Bhartiya Urban Private Limited in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/472/PR/210731/004208 on 31 Jul 2021. Possession is promised by 31 Jan 2026. The completion date has moved by 6 months from the original filing. 716 of the 716 units on this registration are recorded sold or booked, and 17 of 17 construction stages are filed complete. 8 complaints are on record with the regulator.
At a glance
Project
- NameNikoo Homes IV
- TypeResidential/Group Housing
- Location
- Yelahanka
- Bengaluru Urban
- PincodeNot stated
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/472/PR/210731/004208
- ReraGenie IDRG-KA-35604
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on31 Jul 2021
- Promised completion31 Jan 2026
- Revised completionRevised to 31 Jan 2026 (originally 31 Jul 2025)
- Buildings3 building records
- Documents filed154 files
Current status
Figures as on 20 Apr 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 - A | - | - | - | 210 | 0 | 210 |
| Tower - B | - | - | - | 266 | 0 | 266 |
| Tower - C | - | - | - | 240 | 0 | 240 |
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Construction progress by building1
As on 20 Apr 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.
17 of 17 construction stages are filed complete.
Building: 100% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 100% |
| Foundation footing work | 100% |
| Retaining wall (All types) | 100% |
| Plinth level Beam | Not applicable |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 100% |
| RCC or MS Framed structure | 100% |
| Masonry construction: Bricks, Concrete blocks etc | 100% |
| Plastering inside , outside & Ceiling | 100% |
| Joinery: Doors, Windows, Ventilators etc | 100% |
| Basic work of Water supply, Sanitary and Electrification | 100% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 100% |
| Railing and Grill fixing | 100% |
| Electrification, Water supply and Sanitary Finishing | 100% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | 100% |
| Fire prevention and fire fighting fitting and fixture with network | 100% |
| Weather Proof work(tile,concrete) | 100% |
| Painting | 100% |
| Elevation work | Not applicable |
| Internal and External work including landscapes as per santioned drawings | 100% |
Progress on shared amenities41
As on 20 Apr 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 | 100% |
| Internal Roads & Footpaths | Yes | 100% |
| Sewage and Drainage System | Yes | 100% |
| Parks & Tree planting | Yes | 100% |
| Street Lighting | Yes | 100% |
| Provision for community buildings and for treatment and disposal of sewage and sullage water | No | Not applicable |
| Solid waste management and disposal | Yes | 100% |
| Water conservation | Yes | 100% |
| Energy management | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 100% |
| Education/Health/Other public amenities | No | Not applicable |
| Electricity supply transformer and substation | Yes | 100% |
| Emergency Evacuation services | Yes | 100% |
| Storm water drains | Yes | 100% |
| Use of renewable energy | No | Not applicable |
| Water conservation/rain water harvesting/recharge of ground water | Yes | 100% |
| Electricity | Yes | 100% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 100% |
| Club House | Yes | 100% |
| Community Hall | No | Not applicable |
| Outdoor Sports facility | Yes | 100% |
| Indoor Sports facility | Yes | 100% |
| Swimming Pool | Yes | 100% |
| Gym | Yes | 100% |
| Parks | No | Not applicable |
| Power Backup | Yes | 100% |
| Gas | Yes | 100% |
| Water and Sanitation | Yes | 100% |
| Air Conditioning And incerntion | No | Not applicable |
| Staircases | Yes | 100% |
| Lifts | Yes | 100% |
| Staircases and Lift lobbies, corridor,lobbies, corridor | Yes | 100% |
| Fire escapes | Yes | 100% |
| Common entrance and exit for the building / common portico/foyer/verandah | Yes | 100% |
| Basement | Yes | 100% |
| Terrace | Yes | 100% |
| Outer Wall | Yes | 100% |
| Open parking areas and common storage spaces | Yes | 100% |
| Provision for lodging of management staff and security staff | No | Not applicable |
| Water conservation and renewable energy | No | Not applicable |
Land and ownership1
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 |
|---|---|---|
| Bhartiya Urban Private Limited | - | - |
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 324.85 cr | Rs 9.00 lakh |
| Estimated Interest on Borrowed Capital | Rs 63.43 cr | - |
| On-site expenditure-Salaries of workers | Rs 27.68 cr | Rs 7.98 lakh |
| On-site expenditure-Consultants Fees | Rs 10.49 cr | Rs 3.02 lakh |
| Approval cost | Rs 6.63 cr | - |
Certifying professionals and partners2
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Abhay Itty Zachariah |
| Engineer | H.P.Yogesh |
Extensions applied for1
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterAwaiting OC
Complaints filed with RERA Karnataka8
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| 01517/2025 | - | Bhartiya Urban Private Limited | 22/12/2025 |
| 01520/2025 | - | Bhartiya Urban Private Limited | 23/12/2025 |
| 01528/2025 | - | Bhartiya Urban Private Limited | 26/12/2025 |
| 00003/2026 | - | Bhartiya Urban Private Limited | 02/01/2026 |
| 00058/2026 | - | Bhartiya Urban Private Limited | 22/01/2026 |
| 00085/2026 | - | Bhartiya Urban Private Limited | 05/02/2026 |
| 00088/2026 | - | Bhartiya Urban Private Limited | 05/02/2026 |
| 00096/2026 | - | Bhartiya Urban Private Limited | 09/02/2026 |
Documents filed154
As listed on the registration, under the names the promoter filed them with; the newest 80 of 154 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/472/PR/210731/004208 on the RERA Karnataka portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form -4 Nikoo IV Mar 2026 _PDF.pdf | 20 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Form-5 Architects Signed copy.pdf | 20 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form -6, Engineer (QU) - Nikoo IV - Mar 26_DS.pdf | 20 Apr 2026 |
| Q4 2025-26 Water supply and sewage board | 20 Apr 2026 |
| Q4 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 20 Apr 2026 |
| Q4 2025-26 KSPCB- MOEF (Above 50 Acres) | 20 Apr 2026 |
| Q4 2025-26 KPTCL- BESCOM | 20 Apr 2026 |
| Q4 2025-26 Fire and Safety | 20 Apr 2026 |
| Q4 2025-26 Airport Authority of India | 20 Apr 2026 |
| Q4 2025-26 BSNL/Telecommunication Department | 20 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form -4 - Nikoo-IV Dec 2025_LH_PDF.pdf | 15 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Nikoo 4 form 5.pdf | 15 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: 1_223_Form -6, Engineer (QU) - Nikoo IV - December 2025_DS.pdf | 15 Jan 2026 |
| Q3 2025-26 Water supply and sewage board | 15 Jan 2026 |
| Q3 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 15 Jan 2026 |
| Q3 2025-26 KSPCB- MOEF (Above 50 Acres) | 15 Jan 2026 |
| Q3 2025-26 KPTCL- BESCOM | 15 Jan 2026 |
| Q3 2025-26 Fire and Safety | 15 Jan 2026 |
| Q3 2025-26 Airport Authority of India | 15 Jan 2026 |
| Q3 2025-26 BSNL/Telecommunication Department | 15 Jan 2026 |
| Bank statementFile: Bank statement.pdf | 20 Jul 2021 |
| PAN copyFile: PAN Bhartiya Urban.pdf | 20 Jul 2021 |
| Balance sheetFile: Balance Sheet FY 2019 20.pdf | 20 Jul 2021 |
| Profit and loss accountFile: Profit and Loss FY 2019 20.pdf | 20 Jul 2021 |
| Cash flow statementFile: Cash Flow statement FY 2019 20.pdf | 20 Jul 2021 |
| Auditors reportFile: Audit Report FY 2019 20.pdf | 20 Jul 2021 |
| Khatha extract showing Sy. no.47 in khatha no.6/1File: Khata extract.pdf | 20 Jul 2021 |
| Khatha extract of Zigma Land DevelopersFile: Khatha Zigma Land Dvlp.pdf | 20 Jul 2021 |
| Sale deed from J Ashwathrao and others to Muninaga ReddyFile: Sale Deed Ashwath Rao to M N Reddy.pdf | 20 Jul 2021 |
| Mutation copyFile: Mutation Register.pdf | 20 Jul 2021 |
| Common floor - Lower BasementFile: Common floor page 1.pdf | 20 Jul 2021 |
| Common floor - Upper BasementFile: Common floor page 2.pdf | 20 Jul 2021 |
| Common floor - First FloorFile: Common floor page 3.pdf | 20 Jul 2021 |
| Common floor - Second FloorFile: Common floor page 4.pdf | 20 Jul 2021 |
| Common floor - Third FloorFile: Common floor page 5.pdf | 20 Jul 2021 |
| Common floor - Fourth FloorFile: Common floor page 6.pdf | 20 Jul 2021 |
| Wing A - 7, 8, 9, 11, 13, 15, 17, 18, 20, 21, 23, 25, 27, 28, 30 and 31st FloorFile: Wing A page 1.pdf | 20 Jul 2021 |
| Wing A - 6, 8, 10, 12, 14, 16, 18, 20, 22, 24, 26, 28, 30, 32 FloorFile: Wing A page 2.pdf | 20 Jul 2021 |
| Wing A - 19th and 29th FloorFile: Wing A page 3.pdf | 20 Jul 2021 |
| Wing B - 3rd FloorFile: Wing B page 1.pdf | 20 Jul 2021 |
| Wing B - 4th FloorFile: Wing B page 2.pdf | 20 Jul 2021 |
| Wing B - 5th to 18th, 20th to 28th, 30, 31 FloorFile: Wing B page 3.pdf | 20 Jul 2021 |
| Wing B - 19th and 29th FloorFile: Wing B page 4.pdf | 20 Jul 2021 |
| Wing B - 32nd FloorFile: Wing B page 5.pdf | 20 Jul 2021 |
| Wing C - 3rd FloorFile: Wing C page 1.pdf | 20 Jul 2021 |
| Wing C - 4th FloorFile: Wing C page 2.pdf | 20 Jul 2021 |
| Wing C - 5th to 18th Floor, 20th to 28th, 30, 32 FloorFile: Wing C page 3.pdf | 20 Jul 2021 |
| Wing C - 19th and 29th floorFile: Wing C page 4.pdf | 20 Jul 2021 |
| Demarcation plan specifying the total area of the land with area statementFile: BBMP Site Plan with demarcation.pdf | 20 Jul 2021 |
| BSNL NOCFile: BSNL NOC.pdf | 20 Jul 2021 |
| BWSSB NOCFile: BWSSB NOC.pdf | 20 Jul 2021 |
| BESCOM NOCFile: BESCOM NOC.pdf | 20 Jul 2021 |
| Land area clarification - Chartered Engineer CertificateFile: Supporting for land area chartered engineer certificate.pdf | 20 Jul 2021 |
| Commercial & ResidentialFile: Commercial and Residential.pdf | 16 Jul 2021 |
| Bank StatementFile: Bank of BarodaBank Statement.pdf | 16 Jul 2021 |
| Sale Deed RTC and Partnership deedFile: Sale Deed RTC Partnership deed.pdf | 16 Jul 2021 |
| Form BFile: Form B.pdf | 16 Jul 2021 |
| EC Apr 2005 - till dateFile: Encumberance Certificate.pdf | 16 Jul 2021 |
| Khatha - There is no E-Khatha, only written Khatha is issued by BBMPFile: Khatha Certificate.pdf | 16 Jul 2021 |
| Typical Floor PlanFile: Typical Floor plan.pdf | 16 Jul 2021 |
| Building License with conditionsFile: BBMP License with conditions.pdf | 16 Jul 2021 |
| Demarcation Development PlanFile: BBMP Demarcated Nikoo IV Development Plan.pdf | 16 Jul 2021 |
| AffidavitFile: Affidavit.pdf | 16 Jul 2021 |
| BSNL NOC - No validity for this NOCFile: BSNL NOC.pdf | 16 Jul 2021 |
| BWSSB NOC - No validity for this NOCFile: BWSSB NOC.pdf | 16 Jul 2021 |
| BESCOM NOCFile: BESCOM NOC.pdf | 16 Jul 2021 |
| Relinquishment DeedFile: Reliqueshment deed.pdf | 16 Jul 2021 |
| Building License with conditionsFile: BBMP License with conditions.pdf | 16 Jul 2021 |
| Floor wise planFile: Typical Floor plan.pdf | 16 Jul 2021 |
| Demarcation Development PlanFile: BBMP Demarcated Nikoo IV Development Plan.pdf | 16 Jul 2021 |
| 203File: 203.pdf | 9 Jul 2021 |
| 499File: 499.pdf | 9 Jul 2021 |
| 855File: 855.pdf | 9 Jul 2021 |
| 923File: 923.pdf | 9 Jul 2021 |
| 1015File: 1015.pdf | 9 Jul 2021 |
| 1325File: 1325.PDF | 9 Jul 2021 |
| 1448File: 1448.pdf | 9 Jul 2021 |
| 1712File: 1712.pdf | 9 Jul 2021 |
| 2059File: 2059.pdf | 9 Jul 2021 |
| 4833File: 4833.pdf | 9 Jul 2021 |
Promoter's earlier projects2
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 |
|---|---|---|---|---|
| Nikoo Homes II East | - | Completed | - | No date filed |
| Nikoo Homes I (Towers 1 - 6 & 10) | - | Completed | - | No date filed |
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Builder: Bhartiya Urban Private Limited
Bhartiya Urban Private Limited has 8 registrations on RERA Karnataka, including Nikoo Homes VI - Phase-2 and Nikoo Homes II West. Its filings declare 7 earlier projects, 4 of them declared completed. Litigation is declared on 2 of its registrations. Read the full track record. See more projects on the Bengaluru Urban district page.
Frequently asked questions
What are my rights if Nikoo Homes IV is delayed beyond 31 Jan 2026?
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 IV?
The registered promoter entity is Bhartiya Urban Private Limited, a company as per the filing. Its CIN U45200TN2008PTC103956 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 IV?
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 IV?
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 IV?
The professionals named in the filing: Architect: Abhay Itty Zachariah; Engineer: H.P.Yogesh. 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 IV?
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; why the completion date was revised and what the new timeline depends on.
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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