East-Facing Residential Site for Sale in Horamavu Agara, Bengaluru

Published: 31 October 2026 | Updated on: 2 November 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.

Property Highlights

About This Site

This is a 1,640 sq ft east-facing residential site in Horamavu Agara, in the north-eastern part of Bengaluru. Horamavu is located near Kalyan Nagar and Hennur, areas that have seen steady residential development over the past decade. The east-facing orientation is favourable for residential construction, providing morning sunlight to the front of the house.

At 1,640 sq ft, the plot is slightly larger than the standard 30 x 40 (1,200 sq ft) size, which gives additional room for a wider house layout or additional setback space. Buyers should verify the exact dimensions, the khata status and the layout approval before proceeding.

About Horamavu Agara

Horamavu is in North East Bengaluru, between Kalyan Nagar and Hennur Main Road. The area has a mix of independent houses, plotted layouts and apartment complexes. It is popular with working professionals because of its proximity to Manyata Tech Park (about 6 to 7 km), one of Bengaluru's largest IT campuses, and to Kalyan Nagar, which has a well-developed commercial strip with restaurants, banks and retail.

Horamavu Agara is a sub-locality within Horamavu, typically quieter than the main Horamavu-Banaswadi stretch. The area has local schools, clinics and daily needs shops, with larger hospitals and malls accessible along Hennur Main Road and Kalyan Nagar. Horamavu falls within GBA (formerly BBMP) jurisdiction, which means municipal water supply, underground drainage and street lighting are available in most parts, though individual streets may vary.

Connectivity and Nearby Landmarks

• Kalyan Nagar - approximately 3 km
• Hennur Main Road - approximately 2 km
• Manyata Tech Park - approximately 6 to 7 km
• Banaswadi - approximately 3 km
• Ramamurthy Nagar - approximately 4 km
• Baiyappanahalli Metro Station (Purple Line) - approximately 6 km
• Nagawara Junction - approximately 5 km
• Kammanahalli - approximately 4 km

Why Consider This Site

Horamavu Agara offers a balance between being close to North Bengaluru's IT hubs and having residential plots at prices lower than Kalyan Nagar or Hennur Main Road. A 1,640 sq ft plot gives enough space for a comfortable G+2 independent house with parking.

The area's proximity to Manyata Tech Park makes it suitable for buyers who work there or in the Hebbal-Yelahanka corridor. For those looking at rental income, independent houses near IT parks have a steady tenant pool of working professionals and families.

Stamp Duty and Registration Cost

Since no price is listed, use the guidance value for Horamavu Agara from the sub-registrar office to estimate registration costs. Stamp duty at 5%, registration at 1% or 2% (unconfirmed since August 2025), and cess at 0.6% are the standard government charges. Horamavu falls within BBMP (now GBA) limits, so the guidance values are revised periodically and are available on the Kaveri online portal.

After registration, the buyer must apply for property mutation at the local GBA office to transfer the khata to their name. The property mutation process in Karnataka requires the registered sale deed, the previous khata certificate and extract, and the latest property tax receipt. Mutation typically takes 30 to 45 days at the GBA office, though delays are common.

Construction and Rental Potential

A 1,640 sq ft plot can support a G+2 house with a total built-up area of about 2,500 to 3,200 sq ft, depending on the setback rules. Horamavu Agara's proximity to Manyata Tech Park and Kalyan Nagar makes it attractive for rental housing. Many plot owners in this area build independent houses with separate rental units on each floor, earning Rs 10,000 to Rs 18,000 per month per unit from IT professional tenants. A well-designed G+2 with three independent 1 BHK or 2 BHK units can generate Rs 30,000 to Rs 50,000 per month in rental income, depending on the finish quality and amenities provided. Construction costs in Horamavu are typically Rs 1,800 to Rs 2,500 per sq ft for a standard finish.

Legal Checklist Before Buying

• Verify the khata type (A-Khata preferred for bank loans)
• Check the layout approval status (BDA, BMRDA or gram panchayat)
• Get a 15-year encumbrance certificate from the sub-registrar
• Confirm land conversion from agricultural to residential use if applicable
• Measure dimensions with a licensed surveyor
• Check the building plan approval process for the area
• Understand the registration process and stamp duty charges

What is the size of this site in Horamavu Agara?

The plot is 1,640 sq ft, east-facing. Verify exact dimensions with the seller.

Where is Horamavu Agara?

It is in North East Bengaluru, near Kalyan Nagar and Hennur Main Road, about 6 to 7 km from Manyata Tech Park.

Is this site BDA approved?

The listing does not specify. Verify the layout approval and khata status directly with the seller before proceeding.

What are the stamp duty charges for buying a site in Bengaluru?

Stamp duty is 5% of the agreement value or guidance value (whichever is higher), plus registration fee and cess. Use our stamp duty calculator for a quick estimate.

Disclaimer: All details are based on information provided by the property owner. Verify independently before making a purchase decision. OneCity Property is not responsible for any discrepancies.