Graviti Hanging Gardens

Published: 3 October 2026 | Updated on: 5 October 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property, 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

Graviti Hanging Gardens is a low-density apartment project by Graviti Living Spaces on Bellary Road (Airport Road) in the Chikkajala and Doddajala belt of North Bengaluru. The developer's site lists 172 residences on 3.8 acres in 3 and 4 BHK layouts. We compared it with portal listings. This page sets out what the developer states, what only portals say and what to ask before you book.

What is Graviti Hanging Gardens?

• Developer: Graviti Living Spaces Pvt Ltd
• Location: Doddajala, North Bengaluru on the developer's site. Portals say Chikkajala, Vidya Nagar Cross, Bellary Road, 562157
• Type: 3 and 4 BHK apartments, low density
• Scale: 172 residences on 3.8 acres as per the developer. Portals quote 3.63 to about 4 acres
• RERA number shown by the developer: PRM/KA/RERA/1251/472/PR/250626/008754. We could not open the Karnataka RERA portal to match it, so check it yourself
• Launch and possession: A portal gives a June 2026 launch. Portals give September 2030 possession

What sizes and prices do portals show?

Portals list 3 BHK homes of 1,734 to 2,042 sq ft and 4 BHK homes of about 2,432 sq ft, from about ₹1.99 crore to ₹2.87 crore. One portal says 2, 3 and 4 BHK from 1,200 to 3,200 sq ft, which looks generic. The developer's site names 3 and 4 BHK only and gives no price. Treat every number here as indicative and ask for a written price sheet with the area basis, GST, parking and deposits, then test your loan on our EMI calculator.

What is the building like?

Reports differ on the form. One portal says 2 towers with 2 basements, ground and 15 floors, another says 3 blocks, and a third says 14 floors. The registered plan settles it. Portals list a 21,000 sq ft clubhouse, a resort-style pool, Japanese-style gardens, a gym, a jogging track, sports courts, a kids' play area, a pet park, a yoga area, a party hall and round-the-clock security. One portal adds that 153 teak trees are preserved. That is a marketing claim we could not find in the developer's text, so ask to see it in the approved plan.

Where is Graviti Hanging Gardens and what is nearby?

Portal distances are 9.3 km to Kempegowda International Airport, 12.2 km to Manyata Tech Park, 18.3 km to KR Puram railway station and 21.2 km to the city railway station. Another portal lists NRV Hospital at 0.5 km and Delhi Public School Bangalore North at 4.7 km. A portal puts the Blue Line metro 1.4 km away and under construction, so check the line status with BMRCL before you count on it. For the corridor, read our notes on apartments near the Bangalore airport, compare Purva Aerocity in Chikkajala and DS MAX Sky Shlokam on Airport Road.

Is Graviti Hanging Gardens in Doddajala or Chikkajala, and does the name matter?

It matters more than it looks, because the developer and the portals use different village names for the same project. The developer's site says Doddajala. Portals say Chikkajala, Vidya Nagar Cross, Bellary Road, pin code 562157. We could not tell from public pages which village the land record names.

Here is why a buyer should care. The village named in the land record is the one that appears in the sale agreement, the khata, the property tax record and the encumbrance certificate. If the brochure says Chikkajala and the title papers say Doddajala, you want to know that on day one, not when a bank's legal officer raises it at loan sanction. Banks normally read the survey number and village in the title opinion, so a mismatch is better settled before you apply for the loan.

There is also a transport reason. The Blue Line metro depot is planned at Doddajala, and reports on the airport-side stations name Doddajala but not Chikkajala. We found Chikkajala station mentions to be unverified or shelved. So the name on your papers is a transport question as well as a postal one, and it tells you which station and depot a buyer is really comparing.

• Ask Graviti for the survey numbers of the 3.8 acres in writing.
• Match them with the land area shown on the RERA registration.
• Look the survey numbers up on the Bhoomi land records site and read the village name there.
• Ask which village name will go on the sale agreement.

What does a low-density project of 172 homes mean for you?

It means fewer neighbours and a larger share of every common cost for each flat. The developer lists 172 residences on 3.8 acres. Portals quote 3.63 to about 4 acres. That is about 45 homes an acre on the developer's own figure, about 47 on 3.63 acres and 43 on 4 acres. So "low density" here describes the small total number of homes, not a thin spread of towers over a large plot. Divide 3.8 acres (about 165,500 sq ft) by 172 and each home has about 960 sq ft of gross land behind it, which covers towers, basements, roads and gardens together.

The clubhouse is where the arithmetic bites. A portal lists a 21,000 sq ft clubhouse. Shared among 172 homes that is about 122 sq ft per home. If a township of about 1,788 homes, as portals describe Prestige Parklane, had a clubhouse of the same size, each home there would have about 12 sq ft. A small community gives more clubhouse space per home, but fewer owners share the cost of running it.

Take a hypothetical. If the fixed yearly cost of lifts, the sewage plant operator, pool care and security came to ₹10 lakh, 172 homes would pay about ₹5,800 each a year, or about ₹480 a month. Halve the number of homes and the share doubles. This is only an illustration, because no maintenance figure is published. Ask Graviti for the proposed monthly maintenance rate per sq ft and what it covers.

On resale, a small project has fewer flats for sale at any time. That can help a seller, because there is little competing stock in the building. It can hurt too, because buyers have fewer comparable sales to price against, and a single listing at the wrong rate can sit unsold for months.

How do the two prices compare per square foot?

On the portal figures, the 3 BHK works out at about ₹11,476 per sq ft and the 4 BHK at about ₹11,801. The first is ₹1.99 crore on 1,734 sq ft. The second is ₹2.87 crore on 2,432 sq ft. These are illustrative pairings of the lowest and highest portal prices with the smallest 3 BHK and the 4 BHK, because no price sheet matches each price to a unit.

The gap between the two rates is about ₹325 per sq ft, under 3 percent. Look at it another way. The 4 BHK costs ₹88 lakh more for 698 sq ft more, which is about ₹12,607 for each extra foot. A buyer stretching from 3 BHK to 4 BHK pays a higher rate on the added space than on the first 1,734 sq ft. That is common in apartment pricing, but it is worth seeing in rupees.

The larger 3 BHK, listed at up to 2,042 sq ft, has no matching price on any portal we read, so we cannot compute its rate. Ask for it.

The harder question is what the area figure measures. The portals do not say whether 1,734 sq ft is carpet area, built-up area or super built-up area. RERA defines carpet area as the net usable floor area, excluding external walls, service shafts, the exclusive balcony or verandah and open terrace, and including internal partition walls. If a quoted area includes loading for corridors, lifts and the clubhouse, the rate on usable floor is higher. Suppose, purely as a what-if, that 30 percent of the quoted area is loading. Then ₹11,476 becomes about ₹16,394 per carpet sq ft and ₹11,801 becomes about ₹16,859.

Do the same exercise on every project you compare, using the RERA carpet area from the agreement and not the brochure.

What will the 3 BHK at ₹1.99 crore cost in cash and in EMI?

About ₹64.9 lakh in cash before the first instalment of the loan, and an EMI of about ₹1.38 lakh at 8.5 percent. This is an illustration built on the lowest portal price, not a quote. Bank rates conflict between sources, so we use 8.5 and 9.5 percent only as examples, and the repo rate is 5.25 percent as of 5 October 2026.

The working, for a price of ₹1.99 crore:

• Down payment at 20 percent: ₹39.8 lakh.
• Stamp duty and registration at 7.6 percent, the figure developer calculators quote for a flat above ₹45 lakh: ₹15.1 lakh.
• GST at 5 percent for an under-construction apartment without input tax credit: about ₹10.0 lakh.
• Total: ₹39.8 + ₹15.1 + ₹10.0 = about ₹64.9 lakh, which is 32.6 percent of the price.

The loan is 80 percent, ₹1.592 crore. Over 20 years at 8.5 percent the EMI is ₹1,38,157, and total interest is about ₹1.72 crore, so you repay about ₹3.3 crore on a ₹1.59 crore loan. At 9.5 percent the EMI is about ₹1,48,395 (our own calculation from the same loan and term), and interest rises to about ₹1.97 crore. One extra point on the rate adds about ₹10,200 a month and about ₹24.5 lakh in interest, so the loan rate deserves as much negotiation as the price.

Parking, deposits and the maintenance corpus come on top. Stamp duty is charged on the higher of the sale price and the guidance value, and Karnataka's registration fee is reported at 2 percent since 31 August 2025. Our page on stamp duty and registration charges in Karnataka explains each head, and the Kaveri portal on the day of registration is the final word.

What will the 4 BHK at ₹2.87 crore cost in cash and in EMI?

About ₹93.6 lakh in cash and an EMI of about ₹1.99 lakh at 8.5 percent. Again this is an illustration, built on the highest portal price.

For a price of ₹2.87 crore:

• Down payment at 20 percent: ₹57.4 lakh.
• Stamp duty and registration at 7.6 percent: about ₹21.8 lakh.
• GST at 5 percent: about ₹14.4 lakh.
• Total: 32.6 percent of the price, about ₹93.6 lakh.

The loan is ₹2.296 crore. The EMI is ₹1,99,252 at 8.5 percent and about ₹2,14,017 at 9.5 percent, the second being our own calculation. Interest over 20 years is about ₹2.49 crore at 8.5 percent and about ₹2.84 crore at 9.5 percent. In plain terms, a buyer at the 8.5 percent rate pays back about ₹4.8 crore in total for a home priced at ₹2.87 crore.

Two checks follow. First, the possession date is September 2030 on portals, which is about four years away. During construction, banks typically release a loan in stages against construction progress, and you may be paying rent at the same time. Ask your bank for the disbursement schedule and plan the overlap. Second, test the full EMI against your current expenses, not against expected raises.

Do not take ₹93.6 lakh as a ceiling. Interiors, extra parking and deposits come on top, and the developer has published no price sheet for any of them.

What does a metro depot at Doddajala mean for a nearby buyer?

It means a transport asset next door and a working site next door, and a buyer should weigh both. Reports on the Blue Line name Doddajala as the depot on the airport-side stretch. A portal puts the Blue Line 1.4 km from Graviti, and says it is under construction.

A depot is where trains are stored, cleaned and maintained, and where crews start and end their shifts. We found no published noise or vibration measurements for the Doddajala depot, and we will not guess. The honest approach is a site visit with a checklist.

• Visit at 5 am, at midday and at 11 pm, and avoid going only in the afternoon.
• Stand on the balcony level of the lowest and highest floors you are considering and note the direction of the depot from the plot.
• Ask Graviti which tower faces Bellary Road and which faces away, and what the sanctioned setbacks are.
• Check the depot location on a BMRCL map against the survey numbers, because a depot's boundary may be closer or farther than 1.4 km suggests.
• Ask whether the plan has acoustic glazing or buffer planting on the road side.

On access, a depot can improve feeder roads and bus links, but it can also bring construction traffic for years. Late August 2026 reports put the Hebbal to airport stretch at around September 2027 and the full line at March 2028, while an early August 2026 report said the line was 72 percent complete with phased opening from mid-2027. The dates conflict, so read them as targets. A station that opens in 2028 helps a buyer who takes possession in 2030, but it does not help a buyer who plans to move in sooner.

What is the status of the STRR and the airport, and what should you not pay for?

Pay for what is open today and treat the rest as a possible gain, not as part of the price. Kempegowda International Airport Terminal 2 phase 1 opened in November 2022 with capacity for 25 million passengers a year. Phase 2 is reported for around 2028, with a wider expansion plan to 2035. Airport City covers 463 acres, and a business park of 2 million sq ft broke ground in October 2024.

The Satellite Town Ring Road is being built in NHAI packages. The 80 km stretch from Dobaspet to Hoskote opened in March 2024. Swarajya reported on 6 August 2026, citing the Times of India, that about 144 of 288 km were expected to be operational by November 2026. Which sections would serve this plot is something to confirm on NHAI maps and not to assume from a brochure.

The portal distance to the airport is 9.3 km, to Manyata Tech Park 12.2 km, to KR Puram railway station 18.3 km and to the city railway station 21.2 km. These are portal figures and we have not driven them. Peak-hour traffic on Bellary Road will differ from the distance on a map.

A sensible test is to ask if you would still buy at ₹11,476 per sq ft with none of these projects coming. If yes, the airport and ring road are a bonus. If no, you are paying today for dates that have moved before.

How do you check flood and lake risk before you book?

Check it on the ground and on the records, because reports of flooding in this part of North Bengaluru are real but patchy. The Yelahanka floods of November 2021 reached about 400 homes. Issues with the Nagawara rajakaluve, the stormwater drain, have been reported. A May 2025 property news report named Devanahalli, Thanisandra, Hebbal, Jakkur and Yelahanka as flood-prone zones, though we could not verify that report independently. Graviti is not named in any of these, and we found no flood record for the plot itself.

An NGT order of 2016 set a 75 m buffer around lakes. We could not verify the current legal position, so do not treat 75 m as settled. Ask Graviti the following in writing.

• Is any lake, tank, rajakaluve or stormwater drain within 500 m of the plot, and what is the sanctioned buffer?
• What is the plinth level of the ground floor against the level of the nearest road?
• Where does stormwater from the 3.8 acres drain, and is there a rainwater harvesting and recharge design in the approved plan?
• Do the two basements have a sump and pump arrangement with a standby power connection?

Then visit after a heavy rain if you can, and look at the road outside. Ask owners of nearby older buildings and local shopkeepers what happened in 2021 and since. One portal reports 2 basements, and basements take in water first, so the answers on drainage and pumps are not a formality.

How should you read the RERA registration for this project?

Read it as a set of promises you can hold the promoter to. The developer shows the number PRM/KA/RERA/1251/472/PR/250626/008754. We could not open the Karnataka RERA portal to match it, so use the RERA project lookup and the state portal and compare each field with what the sales team says.

Start with the promoter's name. It should be the company that signs your agreement, and if the land belongs to a landowner under a joint development arrangement, ask for the agreement. Then compare the land area with the 3.8 acres claimed, the number of towers and floors with the reports of 2 towers or 3 blocks and 14 or 15 floors, and the completion date with the September 2030 that portals give.

Section 4(2)(l)(D) of the RERA Act requires 70 percent of the money collected from buyers to be held in a separate escrow account for construction and land cost. Ask for the account details and how withdrawals are certified by an engineer, an architect and a chartered accountant. Section 11 requires quarterly updates, and Karnataka RERA lists them as due on 15 January, April, July and October, per a professional blog. Read the last three before paying a stage instalment.

Section 13 stops a promoter from taking more than 10 percent of the price as an advance before a registered agreement for sale. Section 12 gives a buyer a remedy where a brochure's statement turns out false. Section 18 lets you take a refund with interest, or stay and receive interest for each month of delay. Karnataka's rule, as reported by a legal database, sets that interest at the State Bank of India highest MCLR plus 2 percent. A promoter may apply for an extension in the three months before registration expires, so a date that has quietly moved is something to look for in the portal.

What happens at completion: khata, registration and e-khata?

At completion you need three things in your hands: a registered sale deed, a khata in your name and a completion or occupancy certificate for the building. The sale deed is registered at the sub-registrar, and for an under-construction purchase you will have registered the agreement for sale earlier. Stamp duty is charged on the higher of the price and the guidance value, and you check both on the Kaveri portal.

Khata is the record that links your flat to the local body's property tax roll. Our explainer on khata registration in Karnataka covers the A and B categories. Reports of 9 January 2026 said a statewide approval for B-to-A khata conversion was given, but reports conflict on whether it covers Bengaluru. e-Khata is expected for new apartments. Ask Graviti in writing which khata the project will carry on completion, and which local body issues it. Whether the area falls under the Greater Bengaluru Authority is something we could not verify for this belt.

Under the Karnataka Apartment Ownership Act, 1972, each owner holds an undivided share of the common land, with a deed of declaration governing the common areas. Ask for your share in the draft agreement, expressed in sq ft and as a fraction of the 3.8 acres, because it affects your rights in the clubhouse, the roads and the land under the towers. The Karnataka State Pollution Control Board requires a sewage treatment plant in apartment projects of 50 or more units, so a project of 172 homes must have one. Ask about its capacity and who will operate it.

An NRI or OCI can buy a residential apartment, paying through banking channels (NRE, NRO or FCNR), with a power of attorney if they cannot attend registration.

Who suits Graviti Hanging Gardens, and who should look elsewhere?

It suits a buyer who values a small community, can wait until about 2030 and is comfortable with a developer that has a short track record. It does not suit a buyer who needs a home within two years, wants a completed project to inspect, or cannot accept paying rent and EMI together.

A family that wants a 3 BHK of 1,734 sq ft or more, with a clubhouse shared by 172 homes, may find the arithmetic good. A professional who works at Manyata Tech Park, at 12.2 km on a portal figure, or in aviation or aerospace jobs near the airport, at 9.3 km, can test the daily drive before deciding. Take it at the hours you would travel, not on a Sunday.

Look elsewhere if the developer's completed project cannot be visited, if the escrow details and construction finance are not given, if the price sheet cannot be matched to an area basis, or if you are buying only for a metro line that has no firm opening date.

An investor should be cautious. A project of 172 homes on a road with other projects may see several resale or rental listings at the same time near handover. We offer no yield or appreciation figure. Ask local brokers, in person, for the rents actually paid in completed projects on this road, and compare them with the EMI figures above.

How do you compare it with Purva Aerocity and DS MAX Sky Shlokam?

Compare them on the same five lines, and write the answers down. We have not collected prices for the other two on this page, so the list below is a method and not a verdict. The pages for the two projects carry what we found for each.

• Price per RERA carpet sq ft, not per quoted sq ft. Take the all-in price, divide by the carpet area on the agreement.
• Total cash needed: 32.6 percent of the price in our illustration, plus parking and deposits.
• Possession date from the RERA registration, plus any extension filed. Graviti's portals say September 2030.
• Density and shared amenities: homes per acre, clubhouse area per home and the proposed maintenance rate.
• Distance to the nearest open road and the nearest planned metro station, measured on a map by one method for all three.

Collect the same documents from all three: the RERA certificate, title chain and encumbrance certificate, land conversion order, sanctioned plan, commencement certificate, escrow details and the draft agreement with its delay clause, parking terms and maintenance deposit.

Who is the developer, and what should you ask?

Graviti Living Spaces names its founders on its About page, and one portal shows a single completed residential project for the company. That is a short track record for a project of this size, so ask for completed projects you can visit, the RERA escrow account details and the construction finance arrangement.

• Search the RERA number above on the Karnataka RERA portal and match the land area, tower count, floors and completion date to what you are told.
• Check title and approvals with our guide to checking land title and RERA approval.
• Browse upcoming real estate projects in Bangalore to compare price and possession, and read the guide to buying property in Bangalore before you pay a token.

Frequently asked questions

Where is Graviti Hanging Gardens located?

The developer's site says Doddajala, North Bengaluru. Portals place it at Vidya Nagar Cross on Bellary Road (Airport Road), Chikkajala, pin code 562157. Ask for the survey number to confirm the plot.

What is the RERA number of Graviti Hanging Gardens?

The developer's site shows PRM/KA/RERA/1251/472/PR/250626/008754. Check it on the Karnataka RERA portal, including the promoter name, land area and completion date, before you pay anything.

How many homes does Graviti Hanging Gardens have?

The developer lists 172 residences on 3.8 acres in 3 and 4 BHK layouts. Portals agree on 172 homes but give different tower counts and acreage.

What is the price of Graviti Hanging Gardens?

The developer does not publish a price. Portals show about 1.99 crore to 2.87 crore rupees, which is indicative only, so ask for a written all-inclusive price sheet.

When is possession of Graviti Hanging Gardens?

The developer does not state a date on the pages we read. Portals say September 2030, so read the completion date in the RERA registration.

Is Graviti Hanging Gardens a low-density project?

By total homes, yes. The developer lists 172 residences on 3.8 acres, which is about 45 homes an acre. That is a small community, but the density per acre is not thin, so check tower count, floors and open area in the sanctioned plan.

What is the price per square foot at Graviti Hanging Gardens?

On illustrative portal pairings it is about 11,476 rupees per sq ft for 1.99 crore on 1,734 sq ft, and about 11,801 rupees for 2.87 crore on 2,432 sq ft. The area basis is not stated, so ask for the RERA carpet area.

How much cash do I need upfront for a home at Graviti?

In our illustration it is 32.6 percent of the price: 20 percent down, 7.6 percent duty and registration and 5 percent GST. That is about 64.9 lakh rupees on 1.99 crore and about 93.6 lakh rupees on 2.87 crore, before parking and deposits.

What EMI would a Graviti loan carry?

For an 80 percent loan over 20 years at an illustrative 8.5 percent, about 1.38 lakh rupees a month on 1.99 crore and about 1.99 lakh rupees on 2.87 crore. At 9.5 percent the figures rise to about 1.48 lakh and 2.14 lakh rupees. Your bank's rate decides.

Will the Doddajala metro depot make noise near Graviti?

We found no published noise data, so we cannot say. A portal puts the Blue Line 1.4 km away. Visit early morning and late night, check the depot boundary on a BMRCL map, and ask the developer about setbacks and glazing.

Is Graviti Hanging Gardens in a flood-prone area?

We found no flood record for the plot. Yelahanka flooded in November 2021, and a May 2025 report named nearby zones as flood-prone, which we could not verify. Ask about lake and drain buffers, plinth level and basement pumps, and visit after heavy rain.

Facts on this page come from the developer's site and from portal listings read on 5 October 2026. Sizes, prices, tower count and possession come from portals and differ between them. The images are illustrative and do not show the project. Legal and tax points on this page are general guidance and have not been reviewed by a named legal reviewer. Confirm them with an advocate or a registration professional before you pay any advance.