Independent House for Sale in Banaswadi, Bengaluru

Independent house for sale in Subbanapalya, Banaswadi, Bengaluru, near Uttam Sagar. Built on a 720 sq ft site with a 1 BHK on the ground floor and 2 BHK on the first floor. The property has an east-facing door, north-facing road, Kaveri water, 25 ft road and E-Khata. Asking price: ₹1.25 Crore.

Property Highlights

• Location: Subbanapalya, Banaswadi, Bengaluru
• Nearby: Uttam Sagar
• Property Type: Independent House
• Site Area: 720 sq ft
• Ground Floor: 1 BHK
• First Floor: 2 BHK
• Door Facing: East
• Road Facing: North
• Road Width: 25 ft
• Water: Kaveri Water
• Khata: E-Khata
• Price: ₹1.25 Crore
• Negotiability: Slightly Negotiable
   

This is an independent house in Subbanapalya, Banaswadi, near Uttam Sagar, built on a 720 sq ft site. The ground floor holds a 1 BHK and the first floor a 2 BHK. The listing gives an east-facing door, a north-facing road 25 ft wide, Kaveri water and E-Khata, at an asking price of ₹1.25 crore that is slightly negotiable.

How is the price shaped by the site size?

At ₹1.25 crore on a 720 sq ft site, the price works out to about ₹17,400 per sq ft of site area. That number includes the two-floor building, so it is not a land rate. Independent houses on small sites usually sell on location and rental potential together, which is why this listing's two separate units matter. Our page on area-wise property prices in Bangalore gives wider context, and the Banaswadi locality guide covers the neighbourhood in more detail.

Why do the 1 BHK and 2 BHK floors matter?

A 1 BHK below and a 2 BHK above lets an owner live on one floor and rent the other, or house two generations separately. The listing does not state current tenancy or rent, so we have not quoted any income. If rental income is part of your plan, ask the owner for the tenancy status, and use our rental yield calculator to test the numbers against the price. The article on buying rental properties that make money lists what to check.

What does E-Khata mean for you?

E-Khata is the digital Khata record maintained by the civic authority, and it is now the record most lenders and sub-registrar offices expect to see. It shows the property's identification and tax details, but it does not by itself prove clean title. Read our page on applying for e-Khata online and the wider Khata registration guide to understand what the document can and cannot tell you. The listing states E-Khata but does not say whether it is an A-Khata or B-Khata category, so ask for the certificate and read the category yourself.

What should you check about the road and water?

The listing mentions a 25 ft road and Kaveri water. Walk the lane to see whether the width is clear in practice or narrowed by parked vehicles, and ask neighbours about the regularity of the water supply, since the listing does not state supply hours. A north-facing road with an east-facing door is a combination many buyers value for light and ventilation. Confirm the direction with a compass on site rather than relying on the description.

Which documents should you request?

• The sale deed and earlier deeds, with an encumbrance certificate. See how to obtain an encumbrance certificate.
• The E-Khata certificate and extract, the latest tax receipt, and the BESCOM and water connection bills.
• The approved building plan and the completion or occupancy certificate for both floors.
• The mother deed if the site was carved out of a larger parcel. Our page on the mother deed in Karnataka explains the concept.

The resale checklist and the documents required for registration pages give the rest of the paperwork.

Who is this house suited to?

It suits a buyer who wants an independent house in East Bengaluru at a price below ₹1.5 crore, a family that can use both floors, or an investor who wants two rentable units under one roof. It is not for someone who wants a large plot or a garden, given the 720 sq ft site. Nearby areas with related guides include Kammanahalli and Hennur Road.

How should you plan the finances for a two-unit house?

At ₹1.25 crore, a buyer typically brings a down payment and borrows the rest, and a lender will look at the property's Khata, the approved plan and the borrower's income. If you intend to live in one floor and let the other, tell the bank early, since rental income is treated differently from salary. Budget for stamp duty, registration and legal fees on top of the price, and keep a reserve for repairs, because a house built on a 720 sq ft site with two units may need waterproofing or plumbing work sooner than a new flat. Ask the owner whether the 1 BHK and the 2 BHK have separate electricity meters and water connections, since separate meters make it much easier to rent one floor cleanly. If the current occupants are tenants, ask for their agreements and decide before registration whether you want them to stay or vacate. If the owner lives in the house, agree a clear handover date in the sale agreement and hold back a small balance until possession and the final documents are delivered.

How can OneCity Property help?

We can arrange a visit, share the owner's papers with your lawyer and help negotiate the slight room the owner has left on price. Call 076768 70876. The site notes that buyers of property under ₹1 crore pay zero commission, but this house is priced above that threshold, so ask us for the commission terms that apply to this listing before you proceed.

These notes are general information and have not been reviewed by a named legal reviewer. Take advice from a property lawyer before paying an advance, and verify registration steps on the Kaveri online services portal and the Karnataka land records portal.

Frequently asked questions

What is the price of the Banaswadi house?

The asking price is ₹1.25 crore, slightly negotiable.

How big is the site and what is built on it?

The site is 720 sq ft, with a 1 BHK on the ground floor and a 2 BHK on the first floor.

Which way does the house face?

The door faces east and the road faces north, with a 25 ft road.

Is the Khata in order?

The listing states E-Khata. Ask for the certificate and confirm the category before paying an advance.

Updated on: 29 September 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.