Bhartiya Urban (Bhartiya City), Bagalur, near KIADB Aerospace Park
Nikoo Homes 9 review
Also known as Bhartiya Garden Hill, Nikoo Homes 9 Alpine, Bhartiya City Nikoo 9, Nikoo 9 Bagalur, Nikoo Homes 9 Aerospace Park
- Price
- ₹56 L – ₹2.66 Cr
- Homes
- Studio, 1, 1.5, 2, 2.5, 3 & 3.5 BHK, lofts
- Status
- New launch
- RERA
- 2 registrations, Sep 2026
Researched by Proplisto Research · checked against Karnataka RERA records and developer material · updated · 9 sources.
Our verdict
Nikoo Homes 9 is an airport-corridor project with a developer you can check on the ground and a product mix that suits both investors (studios, 1 BHK) and families (3 and 3.5 BHK). Its weak points are timing — 2031 and 2032 — and price, which is already at the top of what Bagalur commands.
If you are interested, ask Bhartiya directly for the price sheet and carpet areas, check which phase your tower is in, and compare with nearby launches like Prestige Parklane before committing.
Pros and cons
What works
- RERA-registered in two phases with published completion dates
- Mid-rise towers of 17 floors
- Close to the airport and the Aerospace Park, a strong base for renting out
- Entry from about ₹56–62 lakh for a studio, up to lofts for end-users
- Earlier Nikoo Homes phases can be visited before you buy
- Blue Line metro targeted well before handover
What to weigh
- Completion only in 2031–32
- No official price list or project page from Bhartiya yet; portal sizes and prices differ
- Priced at the top of the Bagalur band, about ₹11,000–12,000 per sq ft
- Not part of Bhartiya City, despite the name — no township mall or offices at the gate
- Next to an industrial belt and car-dependent until the metro opens
- Small carpet areas, especially the studios
Who it suits
- Investors looking for a studio or 1 BHK to rent to airport and aerospace staff
- Families working in the airport and Aerospace Park belt who can wait until 2031–32
- Existing Nikoo Homes owners who know the developer's work
Bhartiya Urban (Bhartiya City): delivery record
Bhartiya Urban Pvt Ltd is the real estate arm of the Bhartiya Group, which began in 1987 in leather apparel exports. Its flagship is Bhartiya City, an integrated township of about 125 acres on Thanisandra Main Road with the Nikoo Homes apartments, Bhartiya Mall of Bengaluru, offices and Leela Residences.
Nikoo Homes I, II, IV and V are delivered or occupied, so you can inspect them. One RERA mirror records Nikoo Homes II West receiving its occupancy certificate in July 2022, ahead of its RERA date, although it also notes an earlier delay from hard rock during excavation. No complaints or litigation specific to Nikoo Homes 9 were found.
| Item | Detail |
|---|---|
| Developer | Bhartiya Urban Pvt Ltd (Bhartiya Group, since 1987) |
| Flagship | Bhartiya City, Thanisandra Main Road (about 125 acres) |
| Delivered Nikoo projects | Nikoo Homes I, II, IV, V (Bhartiya City) |
| Recent launches | Garden Estate, Sadahalli (2025); Nikoo Homes 8, Bellahalli (2026); Nikoo Homes 9, Bagalur (2026) |
Nikoo Homes 9 vs nearby projects
| Project | Area | Homes | Sizes | Starting price | Possession |
|---|---|---|---|---|---|
| Purva Tivoli HillsPuravankara | Devanahalli, off Bellary Road (NH 44) | — | 1,200–3,200 sq ft | ₹61 L | June 2026 onwards (phase-wise) |
| Purva Oakshire by PuravankaraPuravankara | Rampura, Off Hennur Road | — | 1,200–2,800 sq ft | ₹1.03 Cr | Dec 2026 onwards |
| Aarohana AdiraAarohana | Devanahalli, on Airport Road | 2, 3 BHK | 1,290–1,860 sq ft | ₹1.35 Cr | December 2030 |
| Provident Deansgate phase lPuravankara | Provident Deansgate, IVC Road | 3 BHK | 1,927–2,200 sq ft | ₹2.05 Cr | September 2026 |
| Provident Deansgate phase llPuravankara | Provident Deansgate, IVC Road | 3 BHK | 1,950 sq ft | ₹2.75 Cr | September 2027 |
| Prestige SpringwoodPrestige Estates | Devanahalli, on Airport Road | 4 BHK | 4,000–5,000 sq ft | ₹10.5 Cr | Dec2030 |
Starting prices and sizes as listed by developers on Proplisto, updated 18 Oct 2026. Sizes are usually super built-up area; ask for the carpet area before booking.
Before you book
- Confirm your tower's phase and RERA number (008930 or 008931) and its completion date
- Get the official price sheet and carpet area from Bhartiya, not just a channel-partner list
- Check that the promoter in your agreement is Bhartiya Urban Pvt Ltd
- Visit Nikoo Homes in Bhartiya City to judge build quality
- Drive from the site to your workplace at peak hours
Questions buyers ask
What are the drawbacks of Nikoo Homes 9?
Completion only in 2031–32, no official price list yet, pricing at the top of the Bagalur band, an industrial neighbourhood and car dependence until the metro opens.
Who should buy in Nikoo Homes 9?
Investors wanting a studio or 1 BHK to rent near the airport, and families working in the airport and Aerospace Park belt who can wait.
Sources
- RERA record, Phase 1 (008930), via Square Yards
- RERA record, Phase 2 (008931), via Square Yards
- Square Yards – Bhartiya Garden Hill
- Housiey – Bhartiya Nikoo Homes 9
- OneCity Property – Nikoo Homes 9
- HomznSpace – Nikoo Homes 9 (16 Oct 2026)
- PropNewz – Nikoo Homes 9 review
- Bhartiya City – Nikoo Homes
- Swarajya – Blue Line airport connectivity targeted for March 2028
Proplisto is an independent property platform, not the developer. Figures are compiled from RERA records, developer material and public listings as of the date above; where sources disagree we show the range. Confirm the final price, specifications and RERA details with the developer before booking.
