Nambiar Ultra-Luxury Villas Bannerghatta Road

Published: 5 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.

Nambiar Ultra-Luxury Villas Bannerghatta Road is a pre-launch gated villa community by Nambiar Builders off Bannerghatta Road in South Bengaluru. Portals and sales partners call it Foresta or Forestia, and that label does not come from Nambiar. The builder's upcoming projects page lists it without details, so this page marks each figure by source and lists what to check before you pay an expression-of-interest amount.

What is the Nambiar villa project on Bannerghatta Road?

• Developer: Nambiar Builders
• Location: Off Bannerghatta Road near Bilvaradahalli, Bidaravadahalli and Shanubhoganahalli, close to Anekal, pin code 560083, per portals. No official address was found
• Type: Gated plot-plus-villa community. Nambiar's blog describes low-density villas at the forest edge
• Homes: All 4 BHK with ground plus 2 floors per portals. Nambiar's blog says 4 and 5 BHK
• Scale: About 298 villas in Phase 1 where portals agree. Total land is given as 50.4, 70 or 72 acres
• Status: Pre-launch and expression of interest. Nambiar's blog says it awaits RERA approval

Which sizes and prices are reported?

Portals list two plot sizes: 35 by 55 ft, which is 1,925 sq ft, and 40 by 63 ft, which is 2,520 sq ft. Built-up areas are given as 3,484 to 3,800 sq ft on the smaller plot and 4,352 to 4,700 sq ft on the larger one, so the figures vary by site.

Portal prices run from about ₹5.5 crore to about ₹7.1 crore all-inclusive, with east-facing plots priced above west-facing ones. A booking site says from ₹5 crore with construction extra. Nambiar has not confirmed any price. Ask for a written price sheet that splits land, construction, taxes and deposits, then test the loan on our EMI calculator.

Does the project have a RERA number?

We found none, so none is printed. Nambiar's blog says the project awaits official RERA approval, and portals say it is not yet filed or not applicable. The number that appears on one portal's page is that portal's own agent registration, not Nambiar's. Check the Karnataka RERA portal by promoter name and do not pay beyond a refundable EOI amount until a project registration exists.

What amenities and landmarks are reported?

Portals list a clubhouse, a swimming pool, a gym, a spa with sauna and steam, a children's play area, an amphitheatre, a banquet hall, indoor games, sports courts, a jogging track, mini theatres, a party lawn, a convenience store, a cafe and landscaped gardens. Nambiar's blog mentions a clubhouse, a wellness zone, jogging tracks and reflexology paths. Portal distances are Bannerghatta National Park 6.3 km, Area 83 Resort 4.6 km, Ryan International School 3 km, D-Mart 5.2 km, Decathlon 6.2 km, Electronic City about 11 km and Banashankari about 12.7 km, with access to the NICE Road. Read the builder's own view of Bannerghatta Road and our guide to properties on Bannerghatta Road.

How does it compare with other Bannerghatta Road projects?

For apartments on the same road, compare Godrej Vanantara, Casagrand Hazen and DS MAX Sky Sanman. For other villa options, see our page on luxury villas in Bangalore.

How is a plot-plus-villa sale registered, and why can the tax differ from an apartment?

Many plot-plus-villa projects are papered as two documents: a sale deed for the land and a construction agreement for the house, and each can carry its own duty. We could not confirm how Nambiar will structure this one, because the developer publishes no project details. Ask for the structure before you pay anything beyond a refundable expression-of-interest amount.

What we can state is the general rule. In Karnataka, stamp duty is charged on the higher of the sale price and the government guidance value. The registration fee is reported at 2 percent since 31 August 2025. For a flat above ₹45 lakh, aggregator slabs show 5 percent duty, with a 10 percent cess on the duty under section 3B of the Karnataka Stamp Act, and developer calculators quote about 7.6 percent in total once registration is added. Those are apartment figures.

Plot and villa rates, and any split between land and construction, are unverified in our research, so we give no villa figure. The split matters because guidance value is set for land by location. The land part of your payment is the part most likely to be compared with it. That is our reading of the rule, not a checked calculation for this site.

Also ask Nambiar to show land value and construction value as separate lines in the draft agreement. A buyer who sees both numbers can test them against the guidance value before signing. Be careful with online calculators: most use apartment rates and would mislead you on a villa.

Why should you ask for the GST treatment in writing?

Because the GST rules we can verify cover apartments, and a plot-plus-villa package is not an apartment. The GST Council rate is 5 percent without input tax credit on under-construction apartments and 1 percent for affordable housing. A ready apartment with a completion certificate carries no GST on the sale. We found no source that settles the treatment of a villa sold with its plot, so we state no rate and apply none in our sums below.

The question has three parts. Is GST charged on the land portion, the construction portion, or both? Is input tax credit passed to you or kept by the developer? And is the tax already inside the all-inclusive figure that portals quote? One booking site says the price starts from ₹5 crore with construction extra, so the portal figures are not describing the same bundle.

To see the scale, each 1 percent of tax is ₹5.53 lakh on ₹5.53 crore and ₹7.1 lakh on ₹7.10 crore. This is arithmetic to show size, not a rate. A swing of a few percent is a large cheque, and it comes on top of the duty and the down payment.

Portals say possession is 2029 or 2030 onwards, so the rule in force on the day you sign the agreement may differ from today's. Ask for the GST line in the price sheet, with the date and the basis, and keep it with your papers.

Does the Bannerghatta Eco-Sensitive Zone put this project at risk, and how do you check?

It is the question we would settle first, because the boundary that governs is unresolved. The 2020 notification of the Bannerghatta Eco-Sensitive Zone (ESZ) sets a zone from 100 m to 1 km around the park, covering 168.84 sq km. A Central Empowered Committee (CEC), appointed by the Supreme Court, reported in January 2026 and recommends restoring 268.96 sq km. That is about 100 sq km more, roughly 59 percent larger than the 2020 area. It is a recommendation, and we found no confirmation that it has been adopted.

On 29 August 2026 the Karnataka High Court quashed the Suryanagar Phase 4 acquisition. We do not claim any link between that order and the Nambiar land. We mention it because land use near the park is being contested in court, and the position may still change before the 2029 or 2030 possession that portals mention.

There is also a tension in how the project is described. Nambiar's blog speaks of villas at the forest edge, while a portal puts the national park 6.3 km away. If that portal figure is a straight line, a site that far from the park would sit well beyond a 1 km band. But we do not know how any portal measured it, and the CEC area is a different map from the 2020 one. A portal distance is not evidence either way.

None of this says the Nambiar site is inside either boundary. It says the answer is a document, not a brochure line. We did not verify what the notification restricts, so ask an advocate to read it against the sanctioned plan.

To check, start with the survey numbers, because the project has no official address. Total land is quoted as 50.4, 70 or 72 acres, and those cannot all be right.

• Ask Nambiar for every survey number in the layout, in writing, with the village and hobli against each.
• Get the 2020 ESZ notification and its village list, and the map in the CEC report, and compare the survey numbers with both boundaries. Do not accept one boundary because it suits the sales pitch.
• Ask Nambiar for a signed statement on which boundary it relied on and whether any part of the land falls inside either.
• Check that the layout approval, the conversion order and the RERA registration, once it exists, all list the same survey numbers.
• Ask your bank whether it will lend against a plot inside the ESZ. We did not verify lender policy, so get the answer from the branch.

A mismatch between the numbers on any two documents is a reason to stop, not a clerical detail. If the survey numbers are not shared before payment, treat that as an answer.

Which approvals apply in Anekal taluk, and what should you ask for?

Anekal taluk falls under a Local Planning Authority (LPA) and the BMRDA framework. Portals describe the site as close to Anekal, but we could not confirm which taluk the survey numbers sit in, so start there. It decides which authority signs your layout.

Ask for four documents. First, the layout approval from the planning authority, naming the survey numbers and the acreage. Second, the conversion order from agricultural to residential use. Third, the sanctioned building plan and commencement certificate for the villas, since a layout approval alone does not approve a house. Fourth, the khata type that each plot will get, and when.

Khata matters because it decides what the bank and the local body will accept. A khata is the record the local body keeps of the property for tax. Reports on 9 January 2026 said B-to-A khata conversion was approved statewide, but reports conflict on whether it covers Bengaluru, and we could not settle that. Our explainer on how khata registration works in Karnataka sets out the types. e-Khata is expected for new apartments, and we found nothing that says how it applies to villas.

Ask which khata the buyer receives at registration, not at some later point. A project that promises an A khata after possession has not given you one.

Is water supply a risk in this part of Anekal?

It is a fair question, because the groundwater record for Anekal is poor. The Central Ground Water Board (CGWB) is cited by Paani.Earth as classing Anekal as 100 percent overexploited. That is a taluk-wide statement, and it does not describe this site. It does mean a borewell-only supply deserves hard questions.

Cauvery Stage V supplies the 110 villages added to the Bengaluru city limits. Ask whether the project lies inside that area, and if it does, ask for the sanction letter for a connection, not an assurance that one is coming.

Hulimavu lake dried up in May 2025. We use that as a prompt, not as proof about this land: ask Nambiar how far the lake is, whether the project depends on the same aquifer, and what the water table was when borewells were last tested. If the answer is a test report, ask to see the date and the depth.

For 298 villas, ask these in writing.

• The source of water: Cauvery connection, borewells, tankers, or a mix, and the share of each.
• Whether there is a sewage treatment plant. The pollution board requires one in apartment projects of 50 or more units. We found no rule for villa layouts, so ask.
• What rainwater harvesting and recharge are planned, and who will maintain them.
• Who pays for tanker water in a dry month.

Water is also a cost line that buyers tend to price late. A project that buys tanker water for 298 homes will pass that cost to owners through maintenance charges.

What does the Pink Line change for a buyer here, and what does it not?

It changes less than the headlines suggest. The raised stretch of the Pink Line from Kalena Agrahara to Tavarekere, 7.5 km, was scheduled for inspection by the Commissioner of Metro Rail Safety from 6 to 8 October 2026. No opening date has been announced. An inspection is a step before opening, not an opening. The underground section from Dairy Circle to Nagawara targets March 2027, which matters mostly for trips across the city.

No metro is planned south of Kalena Agrahara. The Nambiar villas are further south, off Bannerghatta Road near Anekal, so a resident would drive or take a feeder to reach the line. We have no verified figure for that distance, and portal distances are not drive times. Do your own trial at 8.30 in the morning and 6.30 in the evening.

The other connection portals mention is the NICE Road, a 41 km road, with Electronic City about 11 km and Banashankari about 12.7 km away on portal figures. For a household with a long daily commute, the road will matter more than any station for years.

A fair reading is that the metro is a plus for the Bannerghatta Road corridor and not a feature of this address. Do not pay for a rail line that stops short of the site.

What do the price per square foot and the plot ratio tell you?

Pair the portal's lowest and highest prices with the built-up areas the portals give, and the rate lands near ₹15,000 per sq ft. On ₹5.53 crore for 3,700 sq ft, it is about ₹14,946. On ₹7.10 crore for 4,700 sq ft, it is about ₹15,106. The pairing is ours, not the developer's, and the figures are illustrative. The existing page rounds the low price to ₹5.5 crore.

The two rates are close. Between the two, the price rises about 28 percent, the built-up area about 27 percent and the plot about 31 percent, from 1,925 to 2,520 sq ft. So the bigger villa is not cheaper per built-up foot, and the extra land costs a little less than the house it supports. Divide the whole price by the plot instead, and you get about ₹28,727 per plot sq ft on the small plot and about ₹28,175 on the large one. Those are blended rates for land plus house, so do not read them as a land price.

East-facing plots are priced above west-facing ones, so the real spread inside each size is wider than two numbers show. Ask for the price sheet by plot number.

Now test how much of the plot the house covers. Divide the built-up area by the plot area. The portal range of 3,484 to 3,800 sq ft on a 1,925 sq ft plot gives 1.81 to 1.97 times the plot. For 4,352 to 4,700 sq ft on 2,520 sq ft, the ratio is 1.73 to 1.87.

Now assume, as we do for this sum only, that the house is ground plus two floors with the area split evenly and no basement. Each floor is then about 1,161 to 1,267 sq ft on the small plot, which is 60 to 66 percent of the plot. On the large plot it is 1,451 to 1,567 sq ft, or 58 to 62 percent. That would leave roughly a third to two fifths of the plot for setbacks, parking and garden.

This is a check on the portal figures, not a design fact. The sanctioned plan will show the true coverage and setbacks. Ask also whether the built-up figure includes staircases, balconies and terraces, because a larger number on paper can mean less usable room.

What will a ₹5.53 crore or ₹7.10 crore villa really cost?

Here are the illustrative sums at an 80 percent loan over 20 years. For ₹5.53 crore, the loan is ₹4.424 crore. The EMI is about ₹3,83,925 at 8.5 percent and about ₹4,12,375 at 9.5 percent. Interest over 20 years is about ₹4.79 crore at 8.5 percent and ₹5.47 crore at 9.5 percent.

For ₹7.10 crore, the loan is ₹5.68 crore. The EMI is about ₹4,92,924 at 8.5 percent and ₹5,29,451 at 9.5 percent. Interest over 20 years is about ₹6.15 crore and ₹7.03 crore. The rates are illustrative, because bank rates conflict between sources. The repo rate was 5.25 percent on 5 October 2026.

The 20 percent down payment is ₹1.106 crore on the first price and ₹1.42 crore on the second. We have not added GST, because its treatment on a plot-plus-villa package is unverified. We have not added a firm duty either. As a placeholder only, the 7.6 percent apartment rate would be about ₹42.0 lakh and ₹54.0 lakh, bringing the cash needed to about ₹1.53 crore and ₹1.96 crore. Do not plan around that placeholder. Ask the bank for the sanction letter on the day, and compare the loan quote with the EMI above before you commit to a booking.

None of this includes interiors, furnishing, club membership, deposits or the maintenance corpus. Under-construction loans are usually released in stages, so ask your bank how interest accrues before possession.

What should you ask about villa maintenance and security costs?

Ask for a written maintenance budget before you pay beyond the EOI, because a long amenity list is a long running bill. Portals list a clubhouse, swimming pool, gym, spa with sauna and steam, banquet hall, mini theatres, sports courts and more. Spread across about 298 households, who pays when a pool pump fails?

• What is the monthly rate per sq ft, and on which area, plot or built-up? For scale, every ₹1 per sq ft a month is ₹3,700 a month, or ₹44,400 a year, on a 3,700 sq ft villa.
• Is there a maintenance deposit or corpus fund, how much, and who holds it?
• Who runs the project after handover, the developer or an owners' association, and from what date?
• How many guards, how many gates, and is there a perimeter wall or fence along the whole boundary?
• Is power backup included for common areas and for the villas?
• Are club facilities included in the maintenance rate, or is membership extra?
• Who pays for the sewage plant and for tanker water if it is needed?

We found no maintenance figure for this project, so we give none. A developer who cannot give a per sq ft estimate is telling you the number is not yet planned.

What should you check at a forest-edge site?

Visit more than once, and ask questions the brochure does not answer. We found no verified incident reports for this site and state none. The questions are about what a buyer should see for themselves.

• Wildlife: ask the developer, the nearest village and the Forest Department what animals have been seen near the site, and what the layout does about it. Ask whether the fencing and lighting plan was made with that in mind.
• Access: find out how the approach road is classed, how wide it is and who maintains it. Drive it after dark and after heavy rain. Ask whether access is by a public road or a private right of way, and get that in writing.
• Boundary: walk the edge of the layout. See what lies beyond the fence and whether it is private land, a lake bed or forest.
• Services: check mobile network, the nearest hospital and the time an ambulance takes at night.
• Season: go in the monsoon. Look for standing water, damaged road edges and low points.

Portals put Bannerghatta National Park 6.3 km away and the nearest large store, D-Mart, 5.2 km away. Drive both. A forest edge brings quiet and some trade-offs, such as longer supply runs, and a buyer who has not tested them should not pay for them.

Which documents belong in your due-diligence file?

Build the file before the EOI is converted into a booking, and keep a copy of every page.

• The RERA registration of the villas and the promoter name on it. We found none, and Nambiar's blog says approval is awaited. With about 298 villas on many acres, we see no obvious route to the small-project exemption, but ask an advocate.
• The title chain for each survey number and an encumbrance certificate.
• The conversion order, the layout approval and the building plan sanction.
• The khata certificate or the written plan to issue one at registration.
• A written statement on the ESZ position against both boundaries.
• The price sheet with land, construction, taxes and deposits as separate lines, and the written GST and stamp duty position.
• The draft construction agreement with the delay clause, the specification list and the payment schedule.
• The water source letter, the sewage plan and the maintenance budget.
• The RERA escrow arrangement once the project is registered, under which 70 percent of customer money is held in a separate account. Also check that the promoter does not take more than 10 percent as an advance before a registered agreement for sale, as the Act says.

Do not skip the encumbrance certificate: it shows loans or claims registered on the land.

Who suits this project, and who should look at a ready villa?

This suits a buyer who can wait until 2029 or 2030 and can leave a large sum with a developer that has no registration yet. It suits someone who wants a G+2 house on a plot of their own, accepts a drive to the metro, and is comfortable with a project whose land, water and zone status is still being settled.

A ready villa suits a buyer who needs a home soon. You can walk through it, test the water, talk to neighbours and read the khata. A ready apartment with a completion certificate carries no GST on the sale, and we could not confirm the same for a villa, so ask. You also skip the loan interest before possession and the delay risk.

Pre-launch also asks you to trust figures that are all portal figures: price, sizes, acreage and date. A buyer who is comfortable waiting needs a written record of every one of them. Before you pay a single rupee beyond a refundable EOI, make the developer produce the RERA number, the survey numbers and the price sheet. If it cannot, a ready villa on registered land is the easier decision to defend.

What should you check before paying?

• A RERA registration for the villas and the promoter name on it.
• Land title, conversion and layout approvals, since acreage differs by source.
• Whether the price is all-inclusive or land only, and the refund terms of the EOI amount.
• The guide to checking land title and RERA approval and the guide to buying property in Bangalore.

Frequently asked questions

What is the Nambiar villa project on Bannerghatta Road called?

Nambiar's own wording is ultra-luxury villas on Bannerghatta Road. Foresta and Forestia are labels used by portals and sales partners, not by the developer.

Does the Nambiar villa project have a RERA number?

We found none. Nambiar's blog says the project awaits RERA approval. Do not pay beyond a refundable EOI amount until a registration exists on the Karnataka RERA portal.

What are the villa sizes and prices?

Portals list 35 by 55 ft and 40 by 63 ft plots with 4 BHK villas, priced at about 5.5 crore to 7.1 crore rupees. Nambiar has not confirmed these, so ask for a written price sheet.

How many villas are planned?

Portals agree on about 298 villas in Phase 1. Total land is given as 50.4, 70 or 72 acres, so the registration decides.

When will the villas be ready?

Portals say 2029 or 2030 onwards. Nambiar has not confirmed a date, so read the completion date in the RERA registration once it exists.

Is the Nambiar villa site inside the Bannerghatta Eco-Sensitive Zone?

We could not confirm it. The 2020 zone covers 168.84 sq km, a January 2026 committee report recommends 268.96 sq km, and which boundary governs is unresolved. Ask Nambiar for the survey numbers and check them against both maps.

How much stamp duty will a Nambiar villa attract?

We could not verify plot and villa rates. Apartments above 45 lakh rupees are quoted at about 7.6 percent in total. For a villa, get a written figure from the sub-registrar or an advocate, and check the Kaveri portal on registration day.

Will GST apply to a plot-plus-villa purchase at Nambiar?

We found no source that settles it, so we state no rate. The 5 percent rate we verified is for under-construction apartments. Ask Nambiar to state the GST position, the credit and whether it is inside the price, in writing.

Will a metro reach the Nambiar villas on Bannerghatta Road?

No metro is planned south of Kalena Agrahara. The raised Pink Line stretch to Tavarekere was due for inspection on 6 to 8 October 2026, with no opening date announced. The villas are further south, so expect a drive.

What EMI should I expect on a 5.53 crore rupee villa?

On an 80 percent loan over 20 years, the EMI is about 3.84 lakh rupees a month at 8.5 percent and about 4.12 lakh at 9.5 percent. These rates are illustrative, so your bank's offer will decide the real figure.

Is water supply assured at the Nambiar villa project?

Not that we could verify. Anekal groundwater is reported as 100 percent overexploited, and Hulimavu lake dried up in May 2025. Ask Nambiar for the water source, any Cauvery sanction letter and the sewage plan before paying.

Facts on this page come from Nambiar Builders' website and blog and from portal and sales-partner listings read on 5 October 2026. Nambiar's pages do not carry project details, so most figures are portal figures. No RERA number is printed because none was found. 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.