Nikoo Homes IV
RERA Property Intelligence Report · Preview
Bhartiya Urban · Bengaluru North · K-RERA PRM/KA/RERA/1251/309/PR/060925/008065
The Drawings Report · ₹4,999
We read all 2 approved drawings and 34 filed papers on this project’s RERA file — the sheets the builder filed to get it approved.
263 of 543 flats not yet sold in the latest quarterly filing · 42% reported construction progress.
One real find, from a Noida project’s approved drawings: the buyer pays for 10,000 sq ft — the floor inside the flat is 6,982 sq ft.
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Free before you decide: the 14 things to get in writing before you book
Every item comes from a real RERA filing. Send it to the family group before anyone pays a token.
Send the checklist to the family group Read it here →Bhartiya Garden Estate Phase-3 spans 28.6 acres with 3 towers and 543 residential apartments, estimated at ₹290.4 crore. With 19 homes per acre, it ranks at the 10th percentile of the 521 Bengaluru North projects tracked here (median 75.3). Its declared completion date is 31 August 2031; no occupancy certificate is on record.
Each context percentile names its exact comparison set, drawn from Quietlist’s full register store. The paid report adds drawing-read rows to this same table — what the filed plans show about the site, its edges and the unit layouts.
On the register
In context
Values as crawled from the official K-RERA record; context percentiles name their comparison population.
What you can verify free on this page
The official K-RERA filing record, in plain English
Registration and delivery
Bhartiya Garden Estate Phase-3 is registered with K-RERA as PRM/KA/RERA/1251/309/PR/060925/008065, and the promoter has declared completion for 31 Aug 2031.
31 Aug 2031
declared completion
Figures are the promoter's own filings as they stood when Quietlist last read the register. A declared completion date is a filing, not a handover commitment.
Source · K-RERA project register · read 10 Sep 2026
Project scale
Bhartiya Garden Estate Phase-3 spans 115,738 sq m (28.60 acres), comprises 3 towers, registers 543 units, and is declared to cost ₹290.43 cr.
₹290.43 cr
declared project cost
28.60acres
115,738 sq m
543units
on the registration
2.5FAR
sanctioned
Scale and cost as the promoter registered them. The declared cost is the promoter's own estimate on the filing, not a valuation and not a price to a buyer.
Source · K-RERA project registration · read 10 Sep 2026
Promoter record
Bhartiya Urban is the promoter of record on 15 projects registered with K-RERA, 4 of which are past their declared completion dates on the register.
15projects
registered with K-RERA
4past declared date
on the register
56%
average construction reported
Counted across Quietlist's full K-RERA register store, matched on the promoter name as it appears on each filing.
Source · K-RERA register, all projects · read 10 Sep 2026
Construction
Bhartiya Garden Estate Phase-3 reports 42% construction progress in its most recent quarterly filing with K-RERA.
42%
reported construction progress
The percentage the promoter filed at the last quarterly report. It is a filed figure, not an inspection, and it can lag site conditions between filings.
Source · K-RERA quarterly progress report · read 10 Sep 2026
Sales
Bhartiya Garden Estate Phase-3 reports 282 of 543 units booked in its most recent quarterly filing with K-RERA, about 52%.
52%booked
282 of 543 units
Booked share as the promoter filed it at the last quarterly report; this is the filed position, not current availability.
Source · K-RERA quarterly progress report · read 10 Sep 2026
🔒 What I’d do as a buyer here · Drawings Report
The report opens with what this project really is — read from its approved drawings — then the specific calls: the cheapest good way to buy here, the flat to say no to, what you can stop worrying about, and what to get in writing before you sign anything.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 543 | Total inventory registered with K-RERA. |
| Official carpet area | 48,388 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 107,787 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 115,738 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.5 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 566 total (566 covered, 0 open) — 1.04 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BIAAPA/TP/CC/219/2025-26 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 06-08-2025 | |
| Project start date | 01-09-2025 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| Residential - Apartments | 543 | 100% | 48,388 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Tower E | 22 | 203 | 226 | 68.1 m |
| Tower F | 22 | 160 | 160 | 68.1 m |
| Tower G | 22 | 180 | 180 | 68.1 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 543 official flat/unit rows, matching the 543 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 2.5 BHK | 134 | 77.6-81.9 sqm | 32.9-34.2 sqm | 134 |
| 3 BHK | 130 | 101.8-109.4 sqm | 42.7-45.2 sqm | 130 |
| 2 BHK | 96 | 64.3-68.3 sqm | 27.6-28.8 sqm | 96 |
| 3.5 BHK | 69 | 121.9-122.8 sqm | 50.2-50.4 sqm | 69 |
| 1 BHK | 46 | 43.1 sqm | 19.4 sqm | 46 |
| 4 BHK | 23 | 153.4 sqm | 63.5 sqm | 46 |
| Studio | 23 | 35.5 sqm | 13.7 sqm | 23 |
| LOFT | 20 | 126.8 sqm | 54.1 sqm | 20 |
| 1.5 BHK | 2 | 73.4 sqm | 31.0 sqm | 2 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Tower E | 203 | 35.5-153.4 sqm | 13.7-63.5 sqm | 226 |
| Tower G | 180 | 43.1-122.8 sqm | 19.4-50.2 sqm | 180 |
| Tower F | 160 | 65.8-126.8 sqm | 28.1-54.1 sqm | 160 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| E0003 | Tower E | 0 | 2.5 BHK | 77.6 sqm | 32.9 sqm | 1 |
| E0004 | Tower E | 0 | 2 BHK | 68.3 sqm | 28.8 sqm | 1 |
| E0005 | Tower E | 0 | Studio | 35.5 sqm | 13.7 sqm | 1 |
| E0006 | Tower E | 0 | 1 BHK | 43.1 sqm | 19.4 sqm | 1 |
| E0007 | Tower E | 0 | 2 BHK | 64.3 sqm | 27.6 sqm | 1 |
| E0008 | Tower E | 0 | 3.5 BHK | 121.9 sqm | 50.4 sqm | 1 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Which flat to ask for · Drawings Report
The flat-level read: which towers and floors to prefer and which to avoid, what the drawings put above, below and beside each flat, and the things on this site nobody at the sales desk will tell you about.
No litigation declared on this project's K-RERA filing.
7 of 34 compliance document slots are filed as Not Applicable; the remaining 27 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
Complaints on this project's K-RERA page (11 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190215/0002134 15-02-2019 | Inferiror unusable car park allotement, betrayal of trust, delay compensation, GST benefits not transferred to customers, unaddressed quality issues | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AO |
| CMP/191118/0004752 18-11-2019 | Non-Payment/denial of Refund of advance amount after cancellation of booking | Bhartiya Leela Residences (another project by this promoter) | DISPOSED AO |
| CMP/191203/0004833 03-12-2019 | Interest against pending payment | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AO |
| CMP/200225/0005545 25-02-2020 | Delay Compensation | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AUTHORITY BENCH5 |
| CMP/200611/0006015 11-06-2020 | Delay Compensation | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AUTHORITY BENCH5 |
| CMP/200726/0006254 26-07-2020 | Builder trying to cancel apartment due to non-payment if dues in old terms before rera registered | Nikoo Homes II West (another project by this promoter) | DISPOSED AUTHORITY FULLBENCH |
| CMP/200731/0006278 31-07-2020 | Carpet area is delivered less | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AO |
| CMP/200909/0006547 09-09-2020 | Delay Compensation | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
Clean approvals profile: every applicable statutory NOC is on file — including Fire NOC and pollution-control clearance (KSPCB), the clearances buyers most often find still pending. Nothing is outstanding among the statutory NOCs — which compliance documents are filed versus still under process is a separate matter, covered in Litigation & compliance above. Note environmental clearance is not among the approvals K-RERA marks applicable to this project — if the named-approvals check shows it as "not found in catalog", that is why; ask the builder directly whether it applies here. Since these are developer-filed portal statuses, have your lawyer confirm them against the linked NOC copies.
4 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 13-12-2023 | Water NOC 13 12 2023.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 30-12-2024 | Pollution control Board 30 12 2024.pdf |
| KPTCL- BESCOM | Approved | 25-04-2024 | BESCOM 25 04 2024.pdf |
| Fire and Safety | Approved | 09-07-2025 | Fire 09 07 2025.pdf |
| Airport Authority of India | Approved | 29-11-2023 | Airport Authority of India 12 2 and 13(P) NOC 15 11 2023.pdf |
| BSNL/Telecommunication Department | Approved | 15-03-2024 | BSNL 15 03 2024.pdf |
K-RERA names 4 project professional/vendor rows across Chartered accountant, Engineer, Architect, Contractor. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Chartered accountant | Anand Rao V J | 208670 | 2011 | Bengaluru Urban, Karnataka - 560070 |
| Engineer | H P Yogesh | BCC – BL/3.6-STRL.E.67:09-10 | 2010 | Bengaluru Urban, Karnataka - 560078 |
| Architect | Deepa S Athani | C.A/2010/50297 | 2010 | Bengaluru Urban, Karnataka - 560077 |
| Contractor | Urbanac Projects Pvt Ltd | - | 2015 | Bengaluru Urban, Karnataka - 560064 |
Bhartiya Urban has 15 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Bhartiya Urban”) (average reported construction progress 56%). 4 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
Latest quarterly filing (2026-Q1): ₹25.36 Cr collected from buyers, ₹25.36 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹25.36 Cr) exceeded buyer collections (₹25.36 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 3% → 42% (+39 pts) |
| Units sold/booked as registered | 280/543 (52%) |
| Buyer collections in available QPRs | ₹42.42 Cr |
| Escrow withdrawals in available QPRs | ₹41.73 Cr (0.98x collections) |
QPR figures are developer-filed quarterly disclosures. Collections and withdrawals are not a project valuation; they are a sanity check for whether sales, construction progress, and escrow draws appear directionally aligned.
Declared construction cost ÷ registered units averages to ₹53.5 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
RERA 70% project account is on file: STATE BANK OF INDIA Commercial Branch IFSC Code : SBIN0004196 Pin Code : 560001. RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~17 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 7 km |
| Outer Ring Road / Manyata | 17 km |
| MG Road / city centre | 25 km |
| Whitefield IT hub | 28 km |
| Bellandur–Marathahalli belt | 30 km |
| Electronic City | 39 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
The approved drawings
Everything above is on this page already, free, from the government record. The drawings are different: the 2 approved sheets are the same drawings the builder filed to get Bhartiya Garden Estate Phase-3 approved — what sits under each tower, which floor holds machines, what the sales sheet leaves out. Nobody reads them for you. We do.
What that turns up — from other projects’ filings:
ATS Knightsbridge · Sector 124, Noida
You pay for 10,000 sq ft. The floor inside your home is 6,982 sq ft. The rest is walls, shared circulation and services. Get both numbers written into your agreement before you pay any booking amount.
Oberoi Elysian · Goregaon East, Mumbai
“The building is complete.” The tower has reached full height — true. The same filed certificate, same page: sanitary fittings 6% done. Ask for a possession date in writing.
Godrej Aristocrat · Sector 49, Gurugram
Paying extra for the top floor? The terrace drawing shows what sits on the slab above those flats: the overhead water tanks, the lift machine rooms and the roof machinery. Ask which flat sits under which.
Prestige Camden Gardens · Thanisandra, Bengaluru
The approved parking table asks for 12 visitor spaces. It shows 0. Two-wheeler spaces: also 0. Ask in writing where visitors will park.
Want this project read from its filed drawings?
263 of the 543 flats are not yet sold in the latest quarterly filing, so which one you take is a real choice. With 42% reported construction progress, there is no finished building to walk through — the approved drawings are the only place to see what you are buying. We read the 2 approved drawings on Bhartiya Garden Estate Phase-3’s file and tell you which flats we would ask for, what sits around them, and what to get in writing before you pay the token.
This page is the free K-RERA filing summary. For Bhartiya Garden Estate Phase-3, one reading of it goes further. Which flat should I ask for? — what the approved drawings and filed papers say about the flats, the parking, the approvals, and what to get in writing before you sign. That is the Drawings Report. See a real one first:
Drawings Report sample: Prestige Camden Gardens → · browse all sample reports →
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Drawings Report · ₹4,999
Every drawing on file, read — which flat to ask for · 1 working day
Not useful to your decision? Full refund — no questions asked.
Paying from outside India? Pay $59 (Drawings Report) via PayPal, or email hello@quietlist.in for a card invoice. Prefer to talk first, or have a portfolio to check? Same address. An information aid for your own due diligence, not legal or investment advice.
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Built by Bhartiya Urban. View Bhartiya Urban's full track record →
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
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Last checked against the RERA register: 10 Sep 2026