Luxury 3 BHK Duplex Farmhouse on 4.21 Acres Near Bannerghatta Road

Published: 13 August 2026 | Updated on: 21 August 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.

This expansive agricultural estate offers a rare combination of a premium farmhouse and an established plantation in a peaceful location near Bannerghatta Road and Harohalli Road. The total land area is 4.21 acres, with 3.37 acres reflected in the revenue records. The property features an elegant 3 BHK duplex farmhouse surrounded by mature mango, coconut, sapota, sandalwood and other premium fruit plantations. A high-yield borewell, a water fountain, complete fencing, CCTV surveillance, 24x7 power backup, two 1 BHK servant quarters, and parking for more than 20 vehicles add to its functionality. The estate has an approximately 900-metre, 20-foot internal mud road, and is a general agricultural property with the Poodi (survey sub-division) completed. It is owned by a single owner with clear ownership. The asking price is Rs 7.10 Cr, non-negotiable, with a 1 percent buyer-side commission applicable.

Property Highlights:

• Property Type: Agricultural Land with Farmhouse
• Location: Near Bannerghatta Road, off Harohalli Road, Bengaluru
• Total Land Area: 4.21 Acres
• Revenue Record Area: 3.37 Acres
• Farmhouse: Elegant 3 BHK Duplex
• Plantation: Mango, Coconut, Sapota & Sandalwood
• Borewell: High-Yield
• Water Feature: Fountain
• Security: Fully Fenced with CCTV
• Power Backup: 24x7
• Servant Quarters: 2 × 1 BHK
• Parking: 20+ Vehicles
• Internal Road: ~900m, 20-Ft Mud Road
• Survey Status: Poodi (Sub-Division) Completed
• Ownership: Single Owner, Clear Ownership
• Nearby: ~27 Km from Christ University, Bannerghatta Road
• Price: Rs 7.10 Cr, Non-Negotiable
• Buyer Commission: 1% Applicable

Agricultural land in Karnataka: the restriction you must check first

This is described as general agricultural property, which means Karnataka's Land Reforms Act comes into play before anything else. The Act historically restricted agricultural land purchase to those classed as agriculturists or those meeting specific income and land-holding conditions, and while rules have evolved over the years, eligibility is not automatic for every buyer. Confirm your own eligibility to purchase agricultural land in Karnataka with a property lawyer before you go further, since this single point can determine whether the purchase is even possible for you. Our guide on the Karnataka Land Reforms Act and property ownership explains the framework, and if you are considering converting the land's use later, our guide to agricultural land conversion in Karnataka covers the process, fees and requirements.

What "Poodi completed" means for this land

Poodi (or pauti) refers to the survey sub-division of a larger revenue survey number into distinct, separately recorded parcels in the land records. A completed Poodi means this 4.21-acre (3.37-acre revenue) parcel has its own distinct survey sub-number rather than sitting as an undivided share within a larger holding, which materially simplifies title verification, sale and future transfer. Ask for the updated RTC (Record of Rights, Tenancy and Crops) reflecting the completed sub-division, and confirm it matches the area being sold.

The difference between total land and revenue record area

The listing states 4.21 acres total against 3.37 acres in the revenue records — a real and fairly common gap in Karnataka's rural land records, often arising from historical survey discrepancies, river or road alignment changes, or unrecorded encroachment or accretion. Do not treat the larger figure as the transactable area until a licensed surveyor has physically verified boundaries against both figures and the RTC. This distinction should also shape your price-per-acre calculation, since you are effectively paying for land that only partly matches the officially recorded area.

Why this stretch of Bannerghatta Road appeals

The Bannerghatta Road and Harohalli Road belt has long attracted buyers wanting a farmhouse or plantation estate within a manageable distance of the city, valued for its greenery, relative privacy and proximity to Bannerghatta National Park. Our guide to properties on Bannerghatta Road and our broader farmhouse buyer's guide for Bangalore both cover what to expect from this format and location. Confirm the stated ~27 km distance to Christ University against your own regular commute if you plan to use this as anything other than a weekend property.

Legal and practical checks before you buy

Beyond the Land Reforms Act eligibility and the Poodi/area verification above, pull a fresh encumbrance certificate covering at least 13 years, ideally 30, to rule out any lien or dispute. Verify the single-owner claim against the actual RTC and mutation records, confirm the servant quarters and any structures have appropriate approvals for agricultural land use, and collect the complete set of documents required for registration. Clarify exactly what the 1 percent buyer-side commission covers and to whom it is payable, in writing, before you proceed.

Who this estate suits

This suits a buyer who genuinely qualifies to purchase agricultural land in Karnataka and wants a private plantation estate with an existing farmhouse, strong security and self-sufficient utilities, within reach of Bengaluru. It is not suited to a buyer who has not confirmed their Land Reforms Act eligibility, or who needs standard urban home-loan financing, since agricultural land financing works differently from residential property.

Due-diligence checklist

• Land Reforms Act eligibility to purchase agricultural land, confirmed with a lawyer
• Updated RTC reflecting the completed Poodi sub-division
• Physical boundary survey reconciling the 4.21-acre and 3.37-acre figures
• Encumbrance certificate (13 to 30 years), no active lien
• Single-ownership claim verified against mutation records
• Written clarification of the 1% buyer-side commission terms

Frequently asked questions

Can anyone buy this agricultural land?

Not automatically. Karnataka's Land Reforms Act places conditions on who can purchase agricultural land. Confirm your eligibility with a property lawyer before proceeding.

What does "Poodi completed" mean?

It means the land has its own distinct survey sub-number in the revenue records, separated from any larger holding, which simplifies title verification and future transfer.

Why is there a gap between 4.21 acres and 3.37 acres?

The larger figure is the stated total land area, while 3.37 acres is what the revenue records show. Have a licensed surveyor verify actual boundaries before treating either figure as final.

What is the price and is it negotiable?

The asking price is Rs 7.10 Cr, non-negotiable, with a 1 percent buyer-side commission applicable.

Is home loan financing available for this property?

Agricultural land and farmhouse financing works differently from standard residential home loans. Discuss financing options directly with your bank before assuming eligibility.

Property details are as shared by the owner or seller and should be independently verified before purchase. Land area, revenue records, ownership status and eligibility to purchase agricultural land are indicative and subject to confirmation from the original documents and applicable law. OneCity Property acts as an advisory and is not the statutory authority for any approval.