r/BangaloreRealEstates

Hey everyone,

​Putting up a rare 3 BHK Penthouse for sale in the New BEL Road area (North Bengaluru). If you know the micro-market, finding a penthouse layout in this specific residential pocket under 2 Cr is getting increasingly tough.

Perfect for end-users looking for a premium residential vibe or an investor eyeing solid capital appreciation in the North corridor.

​📐 Property Highlights & Specs:

​Type: 3 BHK Penthouse

​Location: New BEL Road (Prime residential lane, excellent connectivity to MS Ramaiah, Outer Ring Road, and Hebbal)

​Price: ₹1.85 Crores (Slightly negotiable for serious buyers ready for a quick closure)

Status: Ready to move in

​Key Features: Spacious private terrace area, abundant natural light, and premium ventilation standard with a top-floor penthouse layout.

Location Advantages:

​Minutes away from top-tier healthcare (MS Ramaiah Hospital) and premier educational institutions.

​Seamless access to the airport road via Hebbal.

​Safe, mature neighborhood packed with high-end high-street retail, cafes, and supermarkets within walking distance.

​Genuine buyers, property consultants with direct clients, or anyone looking for a solid asset in North Bangalore, please drop a DM for exact carpet area details, floor plans, and to schedule a site visit.

I am thinking of biting the bullet on a 3BHK flat near to 24th Main Rd, JP Nagar 6th phase. Below is the concise context of my situation and need views from you all to make a final decision.

• have been renting this 3BHK (1350sft super-built up) flat for the past 4 years
• it is a mini apartment with just 16 flats & decent car parking for everyone
• the building is more than 15 yrs old, but the structural integrity has been very good
• the rent was increased only twice during this period
• this year, when the renewal became due, my owner gave us 2 options
  • pay ~35K rent including maintenance, henceforth (or)
  • purchase the flat at ~8,000 per-sft
• the UDS is coming to ~320 sft
• Pros:
  • locality & familiar people & peaceful surroundings
  • no utility problems. have both bore-well & kaveri connection
  • close to kids schools
  • accessibility to all the needs of a family & city
  • 1 active metro line (purple) + 1 WIP (pink) + 1 planned (orange)- all accessible (or to become) in 0.85-2 Km
• cons:
  • age of the building
  • needs extensive interior renovation, including doors, paints, flooring etc
  • not yet sure if it is A/B khata property
  • Not-so-convenient office commute, for both me & my wife. this will change once pink line becomes fully operational though

I need help with the following:

1. Does it make sense to purchase a 15+ year old flat even if I fee that the structural integrity is solid? I intend to use it for another ~15 yrs as my kids have just grown to school age and they attend (or going to) a school in dollars colony.
2. What should be the realistic purchase rate of the flat (per-sft), in this locality?
3. What is the going land value (per-sft) in this locality?
4. Rent vs Buy?

A friend and client sued NoBroker in Consumer Commission over a failed property transaction - and WON.

Here’s how it all began…

This friend (later became my client) wanted to buy an apartment in Bengaluru. I’m gonna refer her as Buyer here.

Seller is settled in the USA.

Buyer hired NoBroker’s “Property Legal Services” package for around ₹35K so the transaction could be handled smoothly.

Instead, NoBroker’s own Relationship Manager (N-RM) ended up frustrating the seller so much that he cancelled the deal entirely.

Why?

Because despite repeatedly being told:
• To communicate over email, or
• To fix a time before calling

…the N-RM kept randomly calling the Seller at unannounced hours expecting instant responses.

Anyone dealing with NRI property transactions knows this is the fastest way to irritate a Seller.

After the deal collapsed, the Seller agreed to refund the token amount directly to the Buyer.

She shared bank details.

But then NoBroker stepped in and asked the Seller to transfer the money into NoBroker’s own bank account through a payment link sent over email.

Buyer had never authorized NoBroker to accept or demand payments on her behalf.

Naturally, both the Buyer and the Seller got suspicious.

But since the deal fell through for no fault of my Buyer or the Seller, the Buyer asked NoBroker to refund the price of the package purchased by her since the deal itself collapsed due to NoBroker’s conduct.

Initially:
“Yes ma’am, refund possible.”

Then:
“₹17K already paid to advocate for due diligence.”

Then Finally:
“No refund at all. Services already rendered.”

Mind you, my friend was in her last trimester when all this happened.

So, we filed a case before the District Consumer Commission, Bengaluru.

The Commission basically asked NoBroker:

- If ₹17K went to due diligence… what happened to the remaining amount?

- What other services did you actually perform?

- … And if there was no deficiency, why did you earlier offer refund?

Any lawyer who has practised before DCDRC 1st Additional Bench will know that the Bench is strict in its questions.

It will be sufficient to say… the Bench wasn’t pleased with NoBroker harassing a pregnant lady in her third trimester, making her run after them for a refund they promised.

Ultimately, DCDRC ruled in favour of my client and ordered -

refund with interest + compensation + litigation costs
—————————

A lot of people assume these large prop-tech companies can’t realistically be challenged.

That’s not true.

If you properly recorded the emails, WhatsApp chats, payments, etc. Courts and Consumer Commissions can be extremely effective.

PS: we were able to wrap this case up in less than 10 months.

For the curious minds, you can read the judgment by visiting the website e-jagriti.gov.in, click on judgment and type the Case Number - DC/AB3/525/CC/416/2025

Stay vigilant, Stay Protected!

Update: the case number is DC/AB3/525/CC/241/2025. The old case number was CC/416/2025.

I am looking to sell my 2 BHK, 2 Bath apartment in Nikoo Homes Phase 2 (Bhartiya City). I am the direct owner, so there is absolutely no brokerage involved. And no brokers please.

Here are the property details:

• Tower & Floor: Tower A, mid floor — great height for ventilation and natural light.
• Expected Price:

** **1.6cr negotiable

Why Nikoo 2 & Bhartiya City? For those unfamiliar with the project, it is part of a massive 125-acre integrated township.

• Everything is a walk away: Bhartiya Mall of Bengaluru, Chaman Bhartiya School, Leela Hotel, and the BCIT Tech Park are all inside the township.
• Amenities: Massive clubhouse, multiple swimming pools, gym, sports courts, and beautifully landscaped open spaces.
• Location: Prime Thanisandra Main Road with quick access to Manyata Tech Park, Hebbal, and the Airport.

Reason for selling: I bought this at launch, and I live abroad with no plans of coming back.

I’ve attached the recent pictures of the actual flat. If you are genuinely interested or have any questions, please DM me for more details.

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https://preview.redd.it/alvx50w2kg2h1.jpg?width=6720&format=pjpg&auto=webp&s=41d8bd57c7e19dd431fcd2bf8aa4175d79538463

https://preview.redd.it/aenwszv2kg2h1.jpg?width=6720&format=pjpg&auto=webp&s=cd6c0262ed4b15c57f3c5b2f7cc636c024743f1e

https://preview.redd.it/4y3md0w2kg2h1.jpg?width=6512&format=pjpg&auto=webp&s=74005f915e319486d7a71ef0dff878f8ead3d9ba

https://preview.redd.it/bq2xd1w2kg2h1.jpg?width=6720&format=pjpg&auto=webp&s=7ac20aa6a656695eb6988906e8f27cf846705882

https://preview.redd.it/8x0sc0w2kg2h1.jpg?width=6720&format=pjpg&auto=webp&s=5738fb04f731656c5815a5e8bc661c2d3837688b

https://preview.redd.it/sv8it0w2kg2h1.jpg?width=6720&format=pjpg&auto=webp&s=e5686c2f252c15a300eed7dd78c401d0af7dad79

Just realised that Peripheral ring road passes through Bhartiya city and it would split the campus into two, isolating Nikoo 2, 4 and 5. The main attraction of Nikoo homes was the mall, park, walking spaces and BCIT. Now, Nikoo residents have to cross 300 feet wide road to have access to facilities, and there doesn't seem to have any plan to have an underpass/overhead walkway. Also, to take your car to the mall, you need to cross the road, which is only possible by driving long distance and taking a U turn. The whole charm of having facilities like mall etc disappears if the road is built, is what is known at this point. They sold the flats projecting these facilities. They were seemingly hoping that BBC won't really happen, but the road project seems to have taken off from ground. Any thoughts on this? Will government build flyover or tunnel road for us?

Hi everyone,
I am currently evaluating a 2.5 BHK in Sattva City. I have the cost sheet and I am at the negotiation stage. The sales team is pushing hard for a ₹1 Lakh token to "block" the unit and promising it is 100% refundable, but I am holding off until I get some ground reality from this sub.
I’ve done some digging and I have a few specific concerns. I’m hoping to connect with current buyers, or more importantly, people who evaluated it and decided to walk away.
A few things making me hesitate:
• Land Litigation & Bank Approvals: I've heard murmurs about past land litigation on a parcel within the project. Has anyone faced issues getting their SBI home loan approved (APF number issues) for specific towers?
• The 2032 RERA Date vs. Bank Moratorium: The official RERA possession date is 2032 (6 years away). If the bank forces full EMI repayment after a 3-year moratorium (2029), that means 3 years of paying rent + full EMI simultaneously. How are current buyers planning for this?
• Refund Reality: For anyone who paid the ₹1 Lakh token and then backed out—how painful was the refund process? Did they deduct any cancellation fees, and did it actually take the standard 45-60 days?
• Transfer Clause: Is it true that they require 100% payment and a hefty transfer fee if you want to sell the under-construction unit before possession?
I am looking for brutally honest feedback. What are the hidden charges or red flags that aren't on the initial cost sheet?

Appreciate honest insights.

I’ve been looking to buy a BDA plot in BSK 6 / NPKL / SMV layout.

Standard Bangalore real estate stuff every single seller is demanding a massive cash component. Annoying, but expected.

But recently I met a seller who threw a complete curveball. He told me he’d actually reduce the price if I paid the cash part in crypto (USDT).

I was completely caught off guard. I know Bangalore is a tech hub, but paying for a BDA site in crypto feels absolutely wild. How does anyone even clear the paper trail for this without getting totally wrecked by the tax department?

Has anyone else actually run into this recently, or is this guy just trying to pull some crazy stunt? I'm genuinely curious lol.

Hey all, long-time lurker here. I own a 30x40 (east-facing) plot in Lavakusha Nagar, near the Beretana Agrahara Metro station on Hosur Road. There are already 3-4 PGs in my street, some G+5 buildings that came up in the last year or so. Looking to build a PG for secondary income and have a few specific questions:

**1. What format to build — dedicated PG rooms, Studio units, or 1 BHKs?**

My plot is 1,200 sq ft which is tight. On a 30x40, after setbacks, usable area per floor is roughly 750–800 sq ft. Dedicated PG rooms (3–4 per floor) maximize beds and rent per sq ft. Studio units get higher per-unit rent but fewer units. 1 BHKs feel like overkill for a PG-focused investment. What have others done on similar plot sizes?

**2. Can I build G+5 with a lift like the newer PGs in my street?**

I see G+5 constructions nearby that opened in the last year. From what I understand, BBMP/GBA rules depend heavily on road width and FAR. G+5 would classify as a high-rise (above 15m), which typically needs fire NOC, structural reports, and lift is probably mandatory at that height. Has anyone built G+5 on a 30x40 in this zone? What approvals were needed?

**3. Planning to lease the entire building to a PG operator on a fixed monthly rent**

I don't want to manage day-to-day — tenants, food, maintenance, billing. Plan is to lease the whole building to a PG operator who pays me a fixed monthly rent and runs it themselves. Anyone done this model? What rental per floor or per building can I expect in this micro-market?

**Context:** Hosur Road is booming with the Yellow Line metro, Electronic City proximity, and IT demand. The micro-market near Beretana Agrahara feels underserved for quality PGs. Trying to figure out if this pencils out as an investment.

Would love inputs from anyone who's built or invested in PGs in this corridor. Thanks!

Pull out your flat's sale deed. You'll see a line that says something like "Survey No. 176/1A/3/B/P/2."

You skipped that line when you signed. So did I, the first time. So does almost everyone.

That number is the most important thing in your entire document. It is your property's actual identity in the eyes of the government — older than your address, older than your Khata, older than India itself.

Here's where it comes from, and how to read it.

What it is

In the 1860s, British surveyors walked across every village in old Mysore state and gave each plot of land a number. That number was stamped into government records and has stayed there for 160 years. Governments changed. The country changed. The number didn't.

That parent number on your sale deed is from then. Sy.No. 176 means: this was plot number 176 in your village, back when your village was just a village. Some villages had 50 plots. Some had 800. Whatever number you see — that's the original.

Reading the slashes (this is the part that matters)

Over 160 years, that one big plot got divided — between sons, between buyers, between heirs. Every time it was split, the government added something to the number. Read it left to right, like a family tree.

Numbers (1, 2, 3...) = the first round of splits. The original plot got cut into pieces. Each piece got a number.

• Sy.No. 176 → the whole, original plot
• Sy.No. 176/1 → piece 1 of the first split
• Sy.No. 176/2 → piece 2 of the first split
• Sy.No. 176/3 → piece 3, and so on

Usually this happened in the 1920s–40s, when grandfathers divided land between sons. If you see "/1" and "/2" on different deeds in the same village — they were siblings once.

Letters (A, B, C...) = the second round of splits. When piece /1 was later divided again — usually by the next generation — the new pieces got letters.

• Sy.No. 176/1A → piece 1 was split. This is part A of it.
• Sy.No. 176/1B → part B
• Sy.No. 176/1C → part C

So "/1A" and "/1B" are siblings — they came from the same /1 piece. If you ever see both on different sale deeds in the same village, they share a boundary.

Numbers again (1, 2...) = the third round of splits. When /1A was split again — by the generation after that — the pieces went back to numbers.

• Sy.No. 176/1A/1 → first sub-piece of /1A
• Sy.No. 176/1A/2 → second sub-piece
• Sy.No. 176/1A/3 → third sub-piece

And it keeps going. Number → letter → number → letter, every generation, every sale.

So when you read Sy.No. 176/1A/3/B/2, you can decode it cleanly:

• It started as plot 176 in your village in the 1860s
• That plot was split — your branch is piece /1
• /1 was split — your branch is part /1A
• /1A was split — your branch is piece /3
• /3 was split — your branch is part /B
• /B was split — your branch is piece /2

Five splits. Roughly 160 years. At least five legal events — five inheritances, sales, or partitions. Each one generated paperwork that may or may not be in order today. The longer the chain, the more places something could have gone wrong

The dangerous letters: P and (p)

If your Sy.No. has "/P" or "(p)" anywhere in it — stop.

P stands for Pending. It means the government started a subdivision survey (called Phodi) but never finished it. The boundaries of your plot, officially, are unfinished business. Someone — a neighbour, a long-lost cousin, even the revenue department — can still come along years later and say "actually, that piece is mine."

If you see /P or (p), demand the 11E sketch from the Mojini portal  before you pay anything. No sketch, no deal.

Other things that can appear in the number

• Numbers in brackets like (18G) or (22G) → that's the size of the piece. G stands for guntas (a Karnataka land unit — 40 guntas = 1 acre). So 61/2A(18G) means part A is 18 guntas.
• "Hissa" → a Kannada/Urdu word for subdivision. Sometimes written on RTC records.
• "Paiki" → a subdivision that exists on paper but was never properly marked on the cadastral map. This is a yellow flag. Karnataka has about 1.9 lakh Paiki numbers floating in the system — each one is a future boundary dispute.

The slashes on your sale deed have been talking for 160 years.

Now you know how to listen.

More breakdowns coming. Drop what you want decoded next.

I have finalized a purchase of a B-khata flat whose owner lives in the US. He is traveling in mid June.

I want help with getting e-khata for the property. As this is mandatory without which registration can't be done.

Anyone who invested or analysed the Manikchand Svamitva Soulspring project in HSR Layout, can you please share your feedback? Why is it a GO or a NO-GO?

2bhk 1100 sq feet. 1.65 cr

Can you tell me if this is worth it. Or what should be counter asking rate.

Paradise vs eden vs serene which block is good, why

How well amminities are maintained?

What thing i should consider before buying any flat in utopia.

We want to invest in a 2 BHK property in Bangalore, preferably in North Bangalore, with a budget of around ₹1 crore (slightly flexible for the right option). We’re on a very tight timeline — only about 25 days to finalize something.

We’re looking for:

- Good appreciation potential / investment value

- Reputed builders or trustworthy projects

- Decent connectivity (airport access, metro, IT hubs, etc.)

- Areas or upcoming localities worth considering in North Bangalore

If anyone has project recommendations, builder suggestions, areas to look at (or avoid), or personal experiences, I’d really appreciate it. Preferably north bangalore but open to other areas aswell.

Hey everyone 👋

I'm a first-time homebuyer and I've been shortlisting apartments in East Bangalore for the past few months. Recently zeroed in on The Right Life by Mana Projects & Skanda Avani on Sarjapur-Whitefield Road, and I'm seriously considering the 3BHK Smart (North-facing) at 1661 sqft SBUA (carpet area: 1030 sqft, balcony: 103 sqft) starting at around ₹1.90 Cr.

I work near RGA Tech Park and have a 4-year-old kid, so the location and child-centric concept genuinely excite me. But before I sign on the dotted line, I'd love honest reviews from people who have already booked, visited, or researched this project.

What's pulling me towards it:

• Location – Sarjapur-Whitefield Road, right in the thick of the IT corridor. My office commute would theoretically be manageable.
• Schools – Greenwood High, TISB, Inventure Academy, Oakridge International — all within 2 km. As a parent, this is genuinely hard to ignore.
• Metro – The upcoming Dommasandra Metro Station is apparently just 800m away. If that actually delivers, it's a game-changer for the area.
• Lake – There's a 17-acre natural lake right next to the project. The views and the green cover are stunning in the renders.
• Child-centric concept – 40+ child-centric amenities, no-vehicle zones, stargazing deck, moon deck, hammock gardens, 3.5 lakh sq.ft. clubhouse space, 84+ acres of open area across a 100+ acre township. I mean... as a parent, this concept is brilliant if executed well.
• Sustainability – They claim to save 50,000 water tankers through their conservation systems. ECO-friendly features are a big plus in East Bangalore where water supply is already stretched.
• RERA Registered – RERA No: PRM/KA/RERA/1251/308/PR/280324/006766 — so that's sorted.

My concerns (and I'd love input on these):

1. Sarjapur Road Traffic  Let's be real — Sarjapur Road, Varthur junction, and the Whitefield stretch during peak hours are absolutely brutal. Has anyone who lives in this area found workable workarounds? Does the metro proximity actually help or is it too far in distance still?

2. JV Developer Risk  Mana Projects has a solid local track record (25+ years, 30+ projects), and Skanda Avani is known for eco-friendly quality builds. But it's still a joint venture, not a pure-play national brand like a Prestige or a Birla. The actual construction entity is Neobuild Ventures. Has anyone done deeper legal/structural due diligence on this JV structure? Any red flags?

3. Under Construction Risk  It's UC (under construction). RERA is in place which helps, but with a township of this scale, execution timelines are a real concern. What are construction updates looking like on-ground? Has anyone visited the site recently?

4. Water Supply in East Bangalore  Despite their conservation claims, East Bangalore as a zone has water supply issues. How is the water situation around Sarjapur-Whitefield Road actually playing out? Is BWSSB reliable there?

5. Carpet Area Reality Check The 3BHK Smart is 1661 sqft SBUA but the RERA carpet is only 1030 sqft. That's a pretty significant difference. Is the balcony space (103 sqft) and common area loading really this high? How does the actual livable space feel on a site visit?

6. Social Infrastructure Around the Project  Outside of the schools, what's the retail/daily needs situation around the project site? Are there quality malls, hospitals, and daily convenience stores accessible without getting into Sarjapur Road gridlock?

1.15 Cr. Very nice interior work done by seller. 636 Sq feet. Two decent/big balconies.

Please share your views on this transaction/deal?

Mainly looking for staying there for 3-4 years until we (couple, planning baby in a year or two) outgrow, and then give it out on rent and stay elsewhere, depending on the work situation. Right now wanted something close by to St John's hospital as wife's a doctor there and rent's here are through the roof if I want covered car parking.

After looking at some old buildings in not so great localities, and sellers expecting 1.5 Cr+, I thought this is a decent deal given the location and low-rise, well kept apartment.

Hi Sharks,

I need your help purchasing a resale apartment in whitefield.
The property is within a gated society, and is A khata.

Problems is that we found the property via Nobroker service and they are asking for a token amount before sharing any documents and signing of the MOU.

Also, the seller is in UK and his brother is selling the apartment via a Power of Attorney.

Need your advice if this safe.

Many Many thanks

Available for sale a 2Bhk flat of 1270 sqft. in a well maintained gated community having amenities like play area, gym, swimming pool, club house, security, Lift, parking, walking track,etc. This property is very near to Manyata and upcoming metro station[ walkable distance]. It is east facing and on 3rd Floor out of 4. Flat has a private passage area too. This flat is around 13 years old. Good construction and well maintained apartment. The RWA is also strong and helpful. Good rental income as well due to proximity to Manyata tech park. Price: 1.35 cr. Ideal for families. Flat is B khata and Can be converted to A khata. As this is a direct owner posting, no brokerage involved.