Nikoo Homes 9

Published: 1 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.

Nikoo Homes 9 is a high-rise apartment project by Bhartiya Urban in Bagalur, North Bengaluru, near the KIADB Aerospace Park. The developer's page shows it as Phase 1 with booking open, and gives carpet and built-up areas for each home type but no price list. We read that page and the portal listings side by side. This page sets out what the developer states, where portals disagree and what to ask before you pay a token amount.

What is Nikoo Homes 9?

• Developer: Bhartiya Urban (Bhartiya Group)
• Location: Bagalur, Bengaluru 562149, near the KIADB Aerospace Park
• Type: High-rise apartments, Phase 1, booking open as per the developer
• Home types: Studio, 1 Bed, 1 Bed plus Study, 2 Bed, 2 Bed plus Study, 3 Bed, 3 Bed plus Study, a Loft and one Sky Villa
• Price: Not published by the developer. Portals report from about ₹62 lakh
• RERA number shown by the developer: PRM/KA/RERA/1251/309/PR/100926/008930. We could not open the Karnataka RERA portal to match it, so check it yourself
• Possession: Not stated by the developer. Portals say December 2030 onwards

What sizes does the developer list?

The developer's page gives carpet and built-up areas in square feet:

• Studio: 331 carpet, 468 built-up
• 1 Bed: 473 and 784
• 1 Bed plus Study: 634 and 1,005
• 2 Bed: 780 and 1,219
• 2 Bed plus Study: 916 and 1,423
• 3 Bed: 1,092 and 1,697
• 3 Bed plus Study: 1,239 and 1,911
• Loft: 1,380 and 2,133, with 7 units
• Sky Villa: 1,149 and 2,684, with 1 unit

Portal listings quote another set of marketed areas, such as 506, 879, 1,016 and 1,257 sq ft, and only the 1,911 sq ft figure matches the developer. Use the developer's table as the starting point and ask for the RERA carpet area on the agreement.

How much does Nikoo Homes 9 cost?

The developer does not publish a price. Portals show a range from ₹62 lakh to between ₹2.56 crore and ₹2.66 crore, and one marketing partner quotes a studio from ₹60 lakh, a 1 Bed from ₹99 lakh and a 3 Bed from ₹1.85 crore. A property-news portal puts the rate at about ₹11,500 to ₹12,000 per sq ft. None of these is an official price sheet. Ask for the all-inclusive cost with GST, parking, club membership and deposits, then run the loan numbers on our EMI calculator and the registration costs on the stamp duty calculator.

What amenities does Nikoo Homes 9 offer?

The developer lists Black Swan Cafe and Square, a concert venue, a swimming pool, a cricket pitch, paddle, pickleball and tennis courts, a sports pavilion, Garden of Senses, a community garden, Earth Garden, walking paths, a cook studio, a dance studio, a library and an on-site clinic. The project brochure adds a 40,000 sq ft retail plaza, a squash court, a spa and salon, a music room and a movie pod. Treat the retail plaza and the clinic as plans until the RERA filing shows them.

How far is Nikoo Homes 9 from the airport and the city?

The developer's address is Bagalur 562149. One portal puts the site 200 m from New Airport Road, 3.9 km from Budigere Main Road and 4.2 km from Bagalur. Another gives 8.2 km to Kempegowda International Airport, 10.6 km to Manyata Tech Park and 15 km to KR Puram railway station. A property-news portal says no metro station serves the site today. The developer names Chaman Bhartiya School, Bhartiya Mall of Bengaluru, Manyata Tech Park and several Thanisandra hospitals as nearby without giving distances, and many of those sit in Thanisandra rather than Bagalur, so test the real drive times at peak hours. For the wider corridor, read our notes on apartments near the Bangalore airport and see Purva Northern Lights, another project at the same aerospace park.

What is the Bagalur micro-market like for a home buyer?

Bagalur sits north of Bengaluru between the airport and the Hebbal side of Bellary Road, and for most of its history it was a village market with farmland and small layouts. The change over the last few years comes from the aerospace park, the airport expansion and a run of large township launches. A buyer in Bagalur is paying for what is planned around the site, not for what exists today, and that shapes everything from the daily commute to resale.

In practical terms, check four things yourself before you visit twice. First, the road you will use to leave the site in the morning, whether that is New Airport Road, the Budigere road or Bellary Road, and how it moves between 8 and 10 am. Second, the nearest school and hospital you would really use, at the real drive time and not the brochure distance. Third, the water source for the township, whether piped supply or borewell and tanker, since the area is outside the older city core. Fourth, how much of the surroundings is still open land, because the quiet that attracts buyers today will change as the corridor fills in.

Nikoo Homes 9 is also a satellite of an existing township brand, not a standalone plot of land. The developer says it is minutes from Bhartiya City, and its earlier Nikoo phases sit at Thanisandra. That is useful for an owner who already knows the brand's maintenance record, and a caution for one who assumes Bhartiya City's retail and schools are next door.

What is the status of the Blue Line metro and the ring road near Bagalur?

The Blue Line is the metro corridor that matters for this part of the city. It runs from Central Silk Board to KR Puram and then from KR Puram to the airport. The airport-side stations reported for the line are Yelahanka, Bagaluru Cross, Doddajala, Airport City and the airport terminals. Reports in late August 2026 quoted the state development minister putting the full line at March 2028, with the Hebbal to airport stretch around September 2027. A report in early August 2026 said construction of the airport line was about 72 percent complete, with phased commissioning from mid-2027. These accounts differ, and individual section dates are still unconfirmed, so treat every opening date as a target.

Two cautions apply. A station at Bettahalasur between Bagaluru Cross and Doddajala was proposed years ago and then shelved when a private sponsor withdrew, and later reports mention a revival, so do not count it as planned. And a metro station on a map is not the same as a short walk. Check how far the site is from the nearest confirmed station and by what road.

On ring roads, the Satellite Town Ring Road around Bengaluru is being built by NHAI in packages. The Dobaspet to Hoskote section of about 80 km was reported open from March 2024. In August 2026 Swarajya reported, citing the Times of India, that about 144 km of the planned 288 km was expected to be operational by November 2026. Which sections serve Bagalur directly is something to confirm with NHAI maps, not to assume.

How do the airport and the aerospace park change the picture?

Kempegowda International Airport opened Terminal 2 in November 2022 with a stated capacity of 25 million passengers a year, and reports point to a second phase of that terminal around 2028 and a wider expansion plan to 2035. The airport company's Airport City project, a business district on about 463 acres, broke ground on a 2 million sq ft business park in October 2024. The BCCI Centre of Excellence opened near the airport in September 2024. Around Devanahalli, the KIADB aerospace and defence park covers about 1,000 acres.

What this means for a buyer is steady demand from airport, aviation and corporate employees over years, not an overnight jump. It also means supply: several large townships are launching around the same time, so the price you pay for Nikoo Homes 9 should be compared against alternatives in the same belt, and a list of upcoming pre-launch apartments in Bangalore is a good place to start.

What will Nikoo Homes 9 really cost you?

The developer does not publish a price, so any total is an estimate. The example below uses figures quoted by a marketing partner and portals and is not an offer: a 1 Bed from about ₹99 lakh and a 3 Bed from about ₹1.85 crore.

For the 1 Bed at ₹99 lakh, an 80 percent loan is ₹79.2 lakh. At an illustrative 8.5 percent over 20 years the EMI is about ₹68,700 a month, and about ₹73,800 at 9.5 percent. Your own rate depends on the bank and your profile, and the Reserve Bank of India repo rate stood at 5.25 percent on 5 October 2026. The upfront cash is the 20 percent down payment of ₹19.8 lakh, plus stamp duty and registration, which developer calculators put at about 7.6 percent for a flat above ₹45 lakh, or roughly ₹7.5 lakh, plus 5 percent GST on an under-construction flat, about ₹4.95 lakh. That makes about ₹32 lakh before parking, club membership, maintenance deposits and interiors.

For the 3 Bed at ₹1.85 crore, the loan is ₹1.48 crore, the EMI is about ₹1.28 lakh at 8.5 percent, and the upfront cash is about ₹37 lakh down, ₹14 lakh in duty and registration and ₹9.25 lakh in GST, close to ₹60 lakh. Over 20 years the interest on that loan would be about ₹1.6 crore.

Registration is charged at 2 percent in Karnataka since 31 August 2025 as reported by law-firm and portal sources, and stamp duty on the higher of the sale price or the guidance value, so confirm both on the Kaveri portal on the day you register. You can model the loan with our EMI calculator.

Which home type suits which buyer?

The mix is unusually wide for one phase, from a 331 sq ft carpet studio to a Sky Villa of 1,149 sq ft carpet, and the price per square foot differs across it. The marketing partner's studio at about ₹60 lakh on 468 sq ft built-up works out near ₹12,800 per sq ft, and the 1 Bed at ₹99 lakh on 784 sq ft is near ₹12,600. The 3 Bed at ₹1.85 crore on 1,697 sq ft is near ₹10,900. These are rough, because the quoted prices come from sales channels, but they show that the smallest homes carry the highest rate per foot.

A studio or 1 Bed suits an investor or a single professional near the airport, but resale depends on how many identical units are on the market at the same time, and a township of roughly 1,550 homes will have many. A 2 Bed or 3 Bed suits a family that plans to stay, and the study variants add a work room that matters if you work from home. The Loft and Sky Villa have only 7 and 1 units, so there will be little to compare them with, which cuts both ways at resale.

How should you read the conflicting land and tower numbers?

Portals quote 13.5, 15, 15.5 and 16 acres, 8 towers, and between 1,550 and 1,584 homes. The developer's page does not state any of these and refers to Towers 1, 2 and 4 only. The difference matters because density decides how crowded the amenities will be. At 1,550 homes on 13.5 acres, the site holds about 115 homes an acre, and at 16 acres about 97. The RERA registration lists the registered land and the number of apartments, so use that and not a portal.

What does 1 percent construction progress mean for your timeline?

A portal reported the project 1 percent complete in September 2026, and portals give possession from December 2030. That is more than four years from now, and a flat bought at this stage is a long bet. Under RERA Section 18, if a promoter fails to deliver by the agreed date, a buyer who wants out can claim a refund with interest, and one who stays gets interest for each month of delay. Karnataka's rules, as reported by a legal database, set the interest at the State Bank of India's highest marginal cost of lending rate plus 2 percent. A promoter can seek an extension by filing before the registration expires, and promoters must upload quarterly progress updates to the Karnataka RERA portal, due by the 15th of January, April, July and October as described by a professional blog. Those updates are free to read, so read every one before you pay the next instalment.

What is the full due-diligence checklist for Nikoo Homes 9?

Ask for each of these in writing, and read them yourself or with a property lawyer.

• The RERA certificate with the promoter name, the registered land area, tower and unit count and completion date.
• The sanctioned building plan and the commencement certificate, which prove that construction may start and that the plan is approved.
• The title chain for the land, an encumbrance certificate and any joint development agreement with the landowners, since large townships are often built under joint development agreements with landowners.
• The environmental clearance for a project of this size, and the fire and airport height clearances, since the site is close to the airport.
• The RERA escrow account where 70 percent of the money collected must be held under Section 4(2)(l)(D), and the bank's stage-wise release method.
• The draft agreement of sale, read for the area basis, the delay clause, the maintenance deposit, the parking terms and the right to inspect. Under Section 13 a promoter cannot take more than 10 percent of the price before a registered agreement.
• The Khata arrangement after completion, since new apartments are expected to carry an e-Khata, and what the developer will do to transfer it.
• The water source and sewage plan, and the capacity of the sewage treatment plant for 1,500 homes.

Our guide to Khata registration in Karnataka explains the Khata types.

What about flooding and drainage near Bagalur?

North Bengaluru has pockets that flood in heavy rain. The Yelahanka floods of November 2021 reached about 400 homes, and a property news report in May 2025 named Devanahalli, Thanisandra, Hebbal, Jakkur and Yelahanka among flood-prone zones, though its figures are not independently verified. Nothing we read says Nikoo Homes 9 floods. The point is to ask for the plot level against the nearest stormwater drain, the drainage design and the basement pumping arrangement, and to visit once during rain.

Is Nikoo Homes 9 suitable for an NRI buyer?

Under the Reserve Bank of India rules, a non-resident Indian or an Overseas Citizen of India can buy residential property, but not agricultural land, plantation property or a farm house. Payment must come through banking channels such as NRE, NRO or FCNR accounts. The practical difficulties are the long wait and the need for a trusted power of attorney for registration, so read our note on NRI property buying in Bangalore first.

How do you read carpet, built-up and super built-up areas in the Nikoo Homes 9 brochure?

Read the carpet area as the figure that matters, because under the RERA Act it is the net usable floor area, which excludes the external walls, service shafts, the exclusive balcony or verandah and the open terrace, and includes the internal partition walls. Any figure that includes a balcony is a marketing measure, not the RERA definition.

The developer's page gives carpet and built-up per home, and we saw no super built-up figure there. Ask whether the price sheet uses built-up or super built-up, since portals quote other areas such as 879 and 1,016 sq ft.

Look at the gap between the two numbers. The 1 Bed has 473 sq ft carpet and 784 sq ft built-up, so built-up is about 66 percent larger. The 3 Bed has 1,092 and 1,697, about 55 percent larger. The Sky Villa has 1,149 and 2,684, about 2.3 times larger, and the page does not say what fills that gap, so ask whether it is terrace, deck or common wall and shaft area.

Now see what the same price means on each basis. Using the marketing partner's illustrative figures, the 1 Bed at ₹99 lakh is about ₹12,600 per built-up sq ft but about ₹20,900 per carpet sq ft. The 3 Bed at ₹1.85 crore is about ₹10,900 built-up and about ₹16,900 carpet. Compare projects only on carpet area, and ask for the RERA carpet area in the agreement for sale.

What are the common buyer mistakes in a pre-launch tower, and how do you avoid them?

The most costly mistake is paying money you cannot easily get back. Under Section 13 of the RERA Act a promoter cannot take more than 10 percent of the price before a registered agreement for sale, so ask what your token is called, whether it is refundable and on what terms. One Karnataka RERA order in April 2024 refunded a full ₹1 lakh booking fee, but that was one case and not a rule, so get the refund terms in writing before you pay.

The second mistake is trusting portal numbers. Land is quoted at 13.5 to 16 acres and homes at 1,550 to 1,584, and the developer's number must be checked against the RERA filing. The RERA number on the developer's page also needs matching on the Karnataka RERA portal, which we could not open.

The third is skipping the delay clause. Read the date in the draft agreement, any grace period and the interest owed for delay. Portals say December 2030 onwards, but the date that binds is the one you sign.

Fourth, relying on the brochure or a salesperson's promise for amenities such as the retail plaza and the clinic. Section 12 of the Act gives a remedy for false statements in a brochure, but proof is easier if the promise is in the agreement.

Is Nikoo Homes 9 better for an investor or an end-user?

It depends on how long you can carry the cost, because possession is reported for December 2030 onwards and the money goes out well before that. Take the 1 Bed at the illustrative ₹99 lakh. The upfront cash is about ₹32 lakh and the EMI is about ₹68,700 a month at 8.5 percent, which is about ₹8.2 lakh a year, and over 20 years the interest is about ₹86 lakh. For the 3 Bed at ₹1.85 crore, the upfront cash is close to ₹60 lakh, the EMI is about ₹1.28 lakh and the interest is about ₹1.6 crore.

An end-user should ask a plain question: can we pay rent where we live now and the EMI here at the same time, if the loan is fully disbursed before handover? Check this against the bank's disbursal schedule, not against the brochure.

An investor has a different test. There are no rental figures for this site in what we read, so we cannot give a yield, and we would not trust one from a sales team. Ask what comparable ready homes near Thanisandra rent for today, and remember that a township of about 1,550 homes may put many similar units on the market at the same time. If the numbers only work with a rise in value, it is a bet and not an investment plan.

What should you look at on three visits to a site that is still under construction?

Visit three times, at different hours, because one weekend visit with a sales executive shows you the show flat and not the neighbourhood.

• Visit 1, weekday morning around 8 to 9 am. Drive from the site to your workplace and time it. Look at the gate road, the traffic on New Airport Road and the Budigere road, and whether the site has a hoarding with the RERA number.
• Visit 2, midday on a working day, without the sales team. Look at what is actually happening on the plot: excavation or foundation, number of workers, materials, and whether work is visible. Portals reported 1 percent progress in September 2026, so progress should be slow but visible.
• Visit 3, evening or after rain. See the lighting and the safety of the access road, listen for aircraft noise, and look at water standing on the road or the plot. We saw no noise study, so ask whether one exists.

At each visit, note the real distance to the school and hospital you would use.

How does a home loan work for an under-construction apartment like this?

The general practice is that the bank sanctions a loan against the project and pays the developer in stages as construction progresses, and each bank has its own method. Treat what follows as general guidance and confirm the terms with your bank.

Start with the sanction letter. It states the loan amount, the rate and whether it is floating, the tenure, the processing fee and how long the sanction is valid. Banks usually run their own legal and technical check of the project documents before approving, so ask whether Nikoo Homes 9 is already on the bank's approved project list.

Next comes the tripartite agreement between you, the developer and the bank. It records that the bank pays the developer directly and under what conditions. Read it alongside the agreement for sale, and make sure the payment schedule in both documents is the same.

Disbursal is then linked to construction stages, such as foundation, slabs and finishing, usually after the bank checks progress. You pay interest only on the amount disbursed until the full loan is released, though some banks ask for full EMI earlier. Your down payment, generally 20 percent in our examples, is paid from your own money first.

Compare each demand letter with the construction stage in the sale agreement before you approve payment, and raise any early demand in writing.

What should you check before paying for Nikoo Homes 9?

• Search the RERA number above on the Karnataka RERA portal and read the registered land area, tower count, unit count and completion date. Portals quote 13.5 to 16 acres and about 1,550 to 1,584 homes, so the filing settles it.
• Ask for the all-inclusive price sheet in writing and confirm which area basis it uses.
• Read the sanctioned plan and the draft sale agreement with a property lawyer. Our guide to how RERA changes property transactions in Karnataka explains what the agreement should carry.
• If this is your first purchase, start with the first-time buyer guide and the guide to buying property in Bangalore.

Frequently asked questions

Is Nikoo Homes 9 the same as Bhartiya Nikoo Homes?

No. The developer lists Nikoo Homes 9 as Bagaluru Phase 1 with its own address in Bagalur and its own RERA number. The earlier Nikoo Homes phases are at Bhartiya City on Thanisandra Main Road.

What is the RERA number of Nikoo Homes 9?

The developer's page shows PRM/KA/RERA/1251/309/PR/100926/008930. Check it on the Karnataka RERA portal, including the promoter name, land area and completion date, before you pay anything.

What is the starting price of Nikoo Homes 9?

The developer does not publish a price. Portals report prices from about 62 lakh rupees, and the range differs from site to site, so ask for a written all-inclusive price sheet.

When is possession of Nikoo Homes 9?

The developer does not state a possession date. Portals say December 2030 onwards, which is not a RERA commitment, so read the completion date in the registration.

Is there a metro station near Nikoo Homes 9?

One property-news portal says no metro station serves the site today. Check the current Namma Metro network and the real drive time to the nearest station before you decide.

Is the developer's price list available for Nikoo Homes 9?

The developer's page does not publish one. Ask the sales team for a written all-inclusive price sheet that names the area basis, GST, parking, club membership and maintenance deposit.

How long will the Bagalur metro take?

The Blue Line to the airport is targeted in phases from mid-2027 and as a full line by March 2028 in late August 2026 reports. Dates differ between reports, so treat them as targets and check BMRCL.

What loan will I need for a 1 Bed in Nikoo Homes 9?

On an illustrative 99 lakh rupee price and an 80 percent loan, the EMI is about 68,700 rupees at 8.5 percent over 20 years. Your rate and eligibility depend on your bank.

What upfront money should I plan for beyond the down payment?

Plan for stamp duty and registration at about 7.6 percent in total as quoted by developer calculators, 5 percent GST on an under-construction flat, and parking, club and deposit charges. Confirm each with the developer and the Kaveri portal.

What happens if the possession date is missed?

Under RERA Section 18 you can claim a refund with interest or stay in the project and receive interest for each month of delay. Keep every payment receipt and the registered agreement.

Should I buy a studio in Nikoo Homes 9 as an investment?

A studio has the highest price per square foot in the mix and will compete with many similar units at resale. Compare it with ready homes near Thanisandra before you decide.

What is the difference between carpet area and built-up area?

Carpet area under RERA is the net usable floor area inside the home, without external walls, balcony and terrace. Built-up area adds wall thickness and often balcony or other areas. On this project the 1 Bed has 473 sq ft carpet against 784 built-up.

Is the booking amount for Nikoo Homes 9 refundable?

We could not confirm it. The developer does not publish its terms, so ask in writing before you pay anything. Under Section 13 of RERA no more than 10 percent can be taken before a registered agreement for sale.

Can I take a home loan for Nikoo Homes 9 before the building is ready?

General practice is yes, if the bank approves the project and the documents. The loan is paid out in stages linked to construction under a tripartite agreement, and you pay interest on the amount released. Terms differ by bank, so confirm with yours.

How many times should I visit the site before booking?

We suggest three visits at different hours: a weekday morning to test the commute, midday to see real construction activity, and an evening or rainy day to check access, lighting, noise and standing water.

Facts on this page come from the developer's page and from portal listings read on 5 October 2026. Land area, tower count, price and possession differ between sources and are shown as ranges. 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.