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A Prestige South Bengaluru reference for buyers thinking about premium family formats, long-term daily use, and how location changes the value conversation.
Pre-launch · Thanisandra Main Road, Bellahalli, Bangalore
Nikoo Homes 8
Bhartiya Garden Enclave by Bhartiya Urban. An 11.35-acre integrated enclave of 6 towers and 24+ row houses, ~1,010 homes, 1-4 BHK plus lofts, ~75% open space and the Black Swan Club - 5 minutes from Bhartiya City. Explore the overview, location, master plan, floor plans, pricing, amenities, gallery, builder and FAQs.
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Nikoo Homes 8 Highlights
6
Towers (A-F)
~1,010
Apartments
11.35
Acres
~75%
Open Space
40k+
Sq.ft. Clubhouse
5 min
To Bhartiya City
About The Project
Nikoo Homes 8 Overview
Nikoo Homes 8, also presented as Bhartiya Garden Enclave, is the newest residential address from Bhartiya Urban on Thanisandra Main Road, Bellahalli, in the heart of North Bangalore. Spread across roughly 11.35 acres beside the celebrated 125-acre Bhartiya City township, it brings together six towers (A through F), a low-rise row-house cluster of 24+ premium homes, and roughly 75% open space anchored by a fully pedestrianised Central Spine and the signature 40,000+ square-foot Black Swan Club. Poulomi Florique keeps the wider Bengaluru context in view, especially when buyers are weighing format, commute patience, and how much certainty they need before shortlisting.
This is not a conventional apartment project. Nikoo Homes 8 is a large-format, integrated residential enclave that pairs vertical living with horizontal openness: high-rise towers arranged in two offset blocks for privacy and cross-ventilation, a pedestrian-first green core that runs the length of the site, and a curated mix of homes from efficient 1 BHK residences to spacious 4 BHK apartments, duplex lofts, and exclusive premium row houses. The towers go up to 22-24 floors precisely so that the ground can be given back to people - cars are pushed to the perimeter ring road and two basement levels, freeing the surface almost entirely for gardens, trails, and pedestrian plazas.
For buyers who have watched Nikoo Homes 1 through 7 mature into one of Bangalore's most lived-in branded communities, Nikoo Homes 8 Thanisandra is the natural next chapter - pre-launch pricing in a corridor that already works. Residents inherit a working township the day they move in, rather than waiting a decade for the neighbourhood to grow up around them. The Bhartiya Mall of Bengaluru, The Leela Bhartiya City hotel and convention centre, Chaman Bhartiya School, the BCIT tech park, the Performing Arts Pavilion, and Central Park already operate five minutes from the gates, while Manyata Tech Park sits a ten-minute drive away and Kempegowda International Airport is roughly twenty-five minutes via the northern corridor.
Why Nikoo Homes 8
Nikoo Homes 8 Highlights - Four Defining Reasons
๐๏ธ
A Proven Micro-Market
Thanisandra and Bellahalli are the recognised gateway of North Bangalore. Manyata Tech Park, BCIT inside Bhartiya City, KIADB Aerospace Park, and the airport-driven economic zone have created tens of thousands of jobs nearby and a deep, durable rental pool, with rates firming to roughly ₹11,000-13,000 per sq.ft. in 2026 and the Namma Metro Phase-2 lines toward Nagawara and the airport adding a clear forward catalyst over the project's investment horizon.
๐ณ
Design That Earns Its Open Space
With about 75% of the site kept open, the towers sit in two offset blocks so homes look onto landscape, not into each other. A fully pedestrianised Central Spine connects the towers, row houses, Black Swan Club, and gardens, while parking is pushed to the perimeter ring road and two basement levels - keeping cars off the ground and giving residents a continuous green walk from any front door to the clubhouse, the rooftop pool, the children's play areas, and the 22 named landscape features.
๐ก
A Home For Every Life Stage
From a 703 sq.ft. 1 BHK to a 4 BHK with staff room, duplex lofts, and low-rise row houses - few projects let a buyer trade up within the same community across two decades. Nikoo Homes 8 does. The 1 BHK + Study, 2 BHK Premium, 3 BHK + Study Luxe, and 4 BHK + Staff variants mean a first-time buyer, a young family, a settled household, and a multi-generational household can each find an appropriate format at the same address - and move up without changing schools, neighbours, or the daily walk to the Black Swan Club.
๐๏ธ
A Developer With Skin In The Game
Bhartiya Urban already lives next door. More than 6,600 families occupy Nikoo Homes 1 onward, with The Leela hotel, BCIT tech park, the Bhartiya Mall of Bengaluru, the Performing Arts Pavilion, and Central Park minutes away - a builder demonstrably invested in this land, with structural incentives to maintain quality and landscaping over the long term because its own commercial assets depend on the district remaining desirable. That owner-operator alignment is a quiet but powerful form of buyer protection.
Nikoo Homes 8 Floor Plans
Nikoo Homes 8 Floor Plans & Configurations
One of the widest configuration spreads in the Thanisandra market - from compact 1 BHK homes designed for investors and young professionals to expansive 4 BHK residences with staff rooms for premium families, duplex lofts with double-height living volumes for design-led buyers, and premium low-rise row houses with private outdoor space along the eastern villa pathway. Every Nikoo Homes 8 layout is built around three constants the design team treats as non-negotiable: efficient space planning with minimal dead circulation, abundant daylight and cross-ventilation, and strong visual connections to the gardens below.
1 BHK
2 BHK Classic
3 BHK Classic
4 BHK + Staff
Nikoo Homes 8 Gallery
Nikoo Homes 8 Gallery - Visual Snapshots
Aerial Enclave View
Black Swan Club
Rooftop Pool
Tower Exteriors
Nikoo Homes 8 Amenities
Nikoo Homes 8 Amenities - The Black Swan Club & 40+ Features
Amenities at Nikoo Homes 8 are organised around the Black Swan Club - a ~40,000+ sq.ft. clubhouse with a rooftop swimming pool, a wildflower green roof, a fully equipped gymnasium, indoor games and a library, co-working and meeting spaces, a banquet hall, and a mini-theatre - surrounded by 22 named landscape features across roughly 75% open space. Residents borrow the Bhartiya Mall of Bengaluru, The Leela Bhartiya City, Chaman Bhartiya School, and the BCIT tech park as everyday extensions of the address, so the practical amenity footprint reaches well beyond the project gates.
๐ Rooftop Swimming Pool
๐๏ธ Gymnasium
๐พ Tennis Court
๐ผ Co-working Spaces
๐ฌ Mini-Theatre
๐ Banquet / Celebration Hall
๐ง Meditation & Sensory Gardens
๐ธ Aroma & Wildflower Gardens
๐ถ The Central Spine & Quiet Trail
๐ BBQ Pit & Organic Kitchen
๐ง Distributed Children's Play Areas
๐ Library & Indoor Games
Nikoo Homes 8 Master Plan
Nikoo Homes 8 Master Plan - Pedestrian-First, Green-Heart Design
Six Nikoo Homes 8 towers (A through F) are arranged in two offset blocks along the north and south edges, with the Central Spine - a fully pedestrianised, car-free green corridor - running between them. The premium row houses occupy the eastern band, fronting a villa pathway lined with a planted bioswale. Critically, the tower blocks are offset rather than aligned: this staggering gives each home a view of landscape and open sky rather than directly into a facing tower, preserves privacy across units, and opens channels for natural cross-ventilation to move through the site.
The Black Swan Club and swimming pool sit at the centre of gravity, flanked by the tennis court, gardens, and the Circle of Life lawn. Vehicle movement and parking are pushed to the perimeter ring road and two basement levels, freeing the ground plane almost entirely for landscape and pedestrians - roughly 75% of the site reads as open space. The master plan names 22 distinct landscape features around the spine, including the Meditation, Sensory, Aroma, Wildlife and Wild Flower Gardens, the Quiet Trail, the Living Canopy tree program, and the Circle of Life and Celebration lawns.
Nikoo Homes 8 Location
Nikoo Homes 8 Location - 5 Minutes To Bhartiya City
Set on Thanisandra Main Road in Bellahalli (pincode 560064), Nikoo Homes 8 sits five minutes from the 125-acre Bhartiya City township and ten minutes from Manyata Tech Park - inside a corridor that already functions as a complete neighbourhood. The Outer Ring Road and Bellary Road keep it plugged into the city grid, while Namma Metro Phase-2 lines extend rail toward the corridor with the upcoming Yelahanka station roughly ten minutes away and the Nagavara Pink Line station around fifteen. BCIT inside Bhartiya City is a three-minute drive for residents who work there, Embassy Business Hub and Amazon's North Bangalore campus are around ten minutes, the KIADB Aerospace Park sits roughly fifteen minutes away, and Kempegowda International Airport is about twenty-five via the northern corridor - a rare alignment of employment, education, healthcare, and aviation access within a tight commute envelope.
01
Bhartiya City (Leela, BCIT, Mall, School)
~5 minutes
02
Manyata Tech Park
~10 minutes
03
Yelahanka Metro (upcoming)
~10 minutes
04
Manipal Hospital
~10 minutes
05
Kempegowda International Airport
~25 minutes
Nikoo Homes 8 Pricing
Nikoo Homes 8 Price Guide
Launch pricing at Nikoo Homes 8 sits in the ₹12,000-12,500 per sq.ft. band - inside the prevailing ₹11,000-13,000 Thanisandra market band rather than above it. Budget separately for floor-rise (₹2-6 Lakh), GST (~5%), stamp duty and registration (~6.6%), a corpus and maintenance deposit (₹3-5 Lakh), and parking - roughly 12-15% over the base price before interiors. Early Elite EOI buyers access benefits up to ₹34.97 Lakh on select units, rewarding committing before the formal launch window closes.
1 BHK
The entry point into Nikoo Homes 8 and the Bhartiya City ecosystem - the sweet spot for investors with the lowest entry ticket and deep tenant demand.
Launch Price
From ₹0.93 Cr
Saleable Area~703 sq.ft.
Bedrooms1
FormatCompact Entry
Popular Choice
Request Price
2 BHK Classic
The volume sweet spot, balancing price, liveability, and rental appeal - sized for couples and young families.
Launch Price
From ₹1.40 Cr
Saleable Area~1,131 sq.ft.
Bedrooms2
FormatCore Family
4 BHK + Staff
The largest apartment configuration - four bedrooms, a staff room, and the best views across the Central Spine and gardens.
Launch Price
From ₹2.94 Cr
Saleable Area~2,228 sq.ft.
Bedrooms4 + Staff
FormatPremium Family
* Also available: 1 BHK + Study (from ₹1.31 Cr), 2 BHK Premium (from ₹1.40 Cr), 2 BHK + Study (from ₹1.59 Cr), 3 BHK Premium (from ₹2.04 Cr), 3 BHK + Study Luxe (from ₹2.33 Cr), Loft Duplex (from ₹2.59 Cr), and premium row houses on request. Pricing is indicative and subject to phase release.
Nikoo Homes 8 Reviews
Nikoo Homes 8 Reviews - A Low-Drama, High-Conviction Read
At pre-launch stage, Nikoo Homes 8 reviews are really diligence notes: an established township location with a five-minute lifestyle anchor, a developer with verifiable delivery on the same land, the widest configuration range in the micro-market, roughly 75% open space and a 40,000+ square-foot Black Swan Club, and launch pricing inside the prevailing ₹11,000-13,000 Thanisandra band rather than above it. On a risk-adjusted basis, this sits at the lower-risk end of the pre-launch spectrum - the usual developer-credibility, land-title and neighbourhood-development risks are each substantially mitigated by the seven prior phases on the adjacent land and the operating Bhartiya City township. The watch-items are the ordinary ones - construction pace across two phases to a December 2030 possession, and the usual RERA, title, and approval checks before booking.
The Developer
Bhartiya Urban - Developer behind Nikoo Homes 8
Bhartiya Urban is the real-estate arm of the Bhartiya Group, founded by Snehdeep Aggarwal in 1987. Its flagship is Bhartiya City - a 125-acre integrated township near Hebbal and Thanisandra with close to 17 million square feet of built-up space, encompassing residences, the BCIT tech park, Chaman Bhartiya School, the Bhartiya Mall of Bengaluru, a Performing Arts Pavilion, Central Park, and The Leela Bhartiya City hotel.
The Nikoo Homes brand alone houses more than 6,600 families across phases 1 through 7. A developer with this much delivered product on the adjacent land - and continued investment in it - has powerful structural incentives to protect the value and reputation of Nikoo Homes 8.
1987
Bhartiya Group Founded
6,600+
Nikoo Homes Families
125
Acre Bhartiya City
Frequently Asked Questions
Nikoo Homes 8 FAQs
Nikoo Homes 8 (Bhartiya Garden Enclave) is a pre-launch residential enclave by Bhartiya Urban on Thanisandra Main Road, Bellahalli, North Bangalore. It spans about 11.35 acres with six towers, a row-house cluster, and roughly 75% open space.
Bhartiya Urban Private Limited, the real-estate vertical of the Bhartiya Group, the same developer behind Bhartiya City and Nikoo Homes 1-7.
On Thanisandra Main Road in Bellahalli, North Bangalore (pincode 560064), about five minutes from Bhartiya City and ten minutes from Manyata Tech Park.
1, 2, 3 and 4 BHK apartments, study variants (1/2/3 BHK + Study), duplex lofts, and premium low-rise row houses.
Indicatively Rs 12,000-12,500 per square foot. Homes start near Rs 93 Lakh for a 1 BHK and reach about Rs 2.94 Cr for a 4 BHK with staff room.
Six towers (A-F) across two phases, with roughly 1,010 apartments plus 24+ row houses; Phase 1 contributes about 500 homes.
Phase 1 is registered as PRM/KA/RERA/1251/309/PR/070526/008628 and Phase 2 as PRM/KA/RERA/1251/309/PR/070526/008629 with Karnataka RERA.
The target possession is December 2030, with Phase 1 completing first.
It is a Bhartiya Urban / Nikoo Homes project located adjacent to the 125-acre Bhartiya City township, sharing its location advantages and brand ecosystem.
About 25 minutes to Kempegowda International Airport and 10 minutes to Manyata Tech Park.
The Black Swan Club is a roughly 40,000+ square-foot clubhouse with a rooftop swimming pool, gym, indoor games, co-working, banquet, and a wildflower green roof, supported by 40+ amenities.
Thanisandra's job density, rental depth, and metro pipeline, combined with Bhartiya Urban's township track record and competitive launch pricing, make a strong case for both end-use and investment. Verify RERA, title, and approvals before booking.
Submit an enquiry through the contact page to arrange a site visit, receive the latest price sheet and floor plans, and learn about current Elite EOI benefits.
Contact - Enquire about Nikoo Homes 8
Share your details and our team will send the latest floor plans, the all-in price sheet, current Elite EOI benefits, and a site-visit slot at Bhartiya City.
