Spacious Independent Building with 3 Homes for Sale in Hulimavu

This ₹7.65 crore independent building in Royal Residency Layout, Arekere — part of the broader Hulimavu neighbourhood on Bannerghatta Road — sits on a 2,000 sq ft A-Khata site with 9,000 sq ft built across three independent homes and parking for five vehicles, positioned just ahead of a genuinely dateable catalyst: Namma Metro's Pink Line, which includes a dedicated Hulimavu station opening in 2026.

Property Highlights

• Property Type: Independent Building
• Location: Royal Residency Layout, Arekere, Hulimavu, Bengaluru
• Site Area: 2,000 sq. ft. (50 x 40 ft.)
• Built-up Area: 9,000 sq. ft.
• Building Facing: West
• Units: 3 Independent Houses
• House Facing: North-East
• Ground Floor: Parking for 5 Vehicles
• Power Sanction: 30 KW
• Khata: A Khata
• Price: ₹7.65 Crore

The Pink Line: Why the Timing Matters Here

Hulimavu is one of six stations on Namma Metro's Pink Line corridor — alongside Kalena Agrahara, IIM Bangalore, JP Nagar 4th Phase, Jayadeva Hospital, and Tavarekere — and unlike many Bangalore localities that merely sit near a metro line, Hulimavu gets its own named station directly on Bannerghatta Road. Industry tracking of the corridor has noted that apartments within roughly 500 metres to 1 km of Pink Line stations are already commanding a 10–15% rent premium over comparable properties further away, with that premium expected to widen to 15–25% once the line is fully operational. Current 2 BHK rents near Hulimavu run in the ₹18,000–22,000 range; the post-metro comparison points from similar Bangalore corridors suggest ₹25,000–30,000 is a realistic benchmark once the station is active. For a three-unit independent building capable of housing multiple tenant households, this is a directly relevant catalyst rather than a vague "upcoming infrastructure" claim — it is a named station, on a named line, with a stated opening year.

The honest caveat: metro construction along Bannerghatta Road has caused years of dust, diversions, and disrupted traffic patterns, and the corridor has only recently reopened for full two-way traffic as construction nears completion. Buyers should independently confirm the current status of the Hulimavu station specifically before assuming it is fully operational, since phased openings on Indian metro corridors routinely slip from initial target dates.

Location: Hulimavu and the Bannerghatta Road Corridor

Hulimavu — known historically as Amarapura — sits on Bannerghatta Road in South Bangalore, centrally positioned between Arekere, JP Nagar, Koramangala, and Electronic City. IIM Bangalore is roughly 4 km away, and the NICE Road interchange near Gottigere, about 5 km from Hulimavu, gives residents a toll-road route to Electronic City in 15–20 minutes rather than the 45-plus minutes a purely city-road route can take during peak hours. This NICE Road connection is one of the more underrated practical advantages of the Bannerghatta Road corridor generally, and Hulimavu specifically sits close enough to use it without the traffic density of the inner JP Nagar and BTM stretches.

Royal Residency Layout itself is an established residential pocket within the Arekere sub-area of Hulimavu, and the surrounding Bannerghatta Road corridor is genuinely well served: Royal Meenakshi Mall anchors retail for the belt, Arekere Lake and Hulimavu Lake give the area a green, less built-up character than denser parts of the city, and Bannerghatta National Park is close enough for a weekend outing without a long highway drive. On schooling and healthcare, the broader Bannerghatta Road corridor is known for its density of reputed institutions and multi-specialty hospitals, and Jayadeva Hospital — a recognised cardiac care institution and one of the named Pink Line stations — sits along the same corridor.

The honest trade-offs residents consistently report: rain-induced waterlogging on stretches of Bannerghatta Road during Bangalore's monsoon, narrower internal roads in some pockets that feel congested as vehicle ownership has grown, and the lingering effects of years of metro construction work that are only now clearing as the line nears completion. None of these are unique to Hulimavu — they describe most maturing South Bangalore corridors at this stage of infrastructure delivery — but they are worth factoring into a realistic expectation of day-to-day life here rather than only the appreciation story.

What Three A-Khata Units on One Site Means in Practice

A 2,000 sq ft site carrying 9,000 sq ft of built-up area across three independent homes, all under a single A-Khata title, is a meaningfully different asset from a single-family independent house at the same price point. A-Khata status means standard bank financing is available from major nationalised and private lenders without the loan-to-value restrictions and higher interest premiums that B-Khata properties typically face, and it also means a future buyer inherits the same financing advantage at resale. Practically, three independent houses on one site can be configured as one owner-occupied home with two rental units, three fully let rental units for an investor, or split among family members while retaining shared ownership of the underlying site — each of which carries different implications for how rental agreements, utility connections, and maintenance responsibilities should be documented from the outset. Our property management guide covers what running a multi-unit rental arrangement like this actually involves. Buyers should confirm whether each unit currently has independent electricity and water metering, and verify parking allocation among the three households before finalising, since five vehicle spaces across three homes is workable but benefits from being formally assigned rather than left informal.

Who This Suits

This property suits an investor building a multi-unit rental portfolio ahead of a concrete, dated infrastructure catalyst, particularly one comfortable underwriting the metro's realistic completion timeline rather than the most optimistic version of it. It equally suits an extended family that wants three separate, bank-financeable households on one site in an established, green, lake-adjacent part of South Bangalore, with the option to occupy one unit and rent the other two while the neighbourhood's infrastructure story plays out over the next few years.

Contact OneCity Property for a site visit, current Khata verification, and help structuring either an owner-occupier or multi-unit rental plan for this property. Our Bangalore property dictionary covers the complete A-Khata verification and documentation checklist before you make an offer, our Encumbrance Certificate guide explains how far back to check the title chain, and our BDA vs BBMP vs Gramathana guide covers how this site's approval authority compares with other South Bangalore layouts.