Nambiar Beverly Park is a brand new villa project by Nambiar Builders at Bilwaradahalli, on Bannerghatta Road in south Bangalore. The project spans 76 acres, of which Phase 1 is spread across 36 acres with 298 villa plots. Two villa types are offered — 35 × 55 (1,925 sq.ft. of land) and 40 × 63 (2,520 sq.ft.) — each built out as a G+2 villa of 3,732 to 4,638 sq.ft.
What separates these homes from most villas on the corridor is the third level. The ground floor carries the living, dining and kitchen volume with one bedroom; the first floor adds three more bedrooms around a double-height void; and the second floor is given over to terrace — a multipurpose room opening onto a celebration terrace, a wellness terrace, a yoga deck, a dance deck and a barbeque zone. Every villa has a private lift serving all three levels, covered parking for two cars, a driver's toilet and a separate domestic-help room.
The site is on the southern reach of Bannerghatta Road, roughly 3 km from the Bannerghatta Nature Camp run by Jungle Lodges and Resorts, where the built-up city gives way to the wooded country around Bannerghatta National Park. That green edge shapes the scheme: the master plan is organised around six landscaped parks along the southern boundary, 12 m internal roads, an entrance plaza with a dedicated bus bay, and a small retail block at the gate. The community also carries a 60,000 sq.ft. clubhouse, including a duplex and indoor amenities; the detailed schedule of facilities inside it has not been released, so this website describes the clubhouse by its size and nothing more.
Villas are offered at an indicative ₹13,499 per sq.ft. of saleable area. A 35 × 55 villa of 3,732 sq.ft. works out from about ₹5.48 Cr, and a 40 × 63 of 4,638 sq.ft. from about ₹6.82 Cr — both inclusive of the development and infrastructure charge and of 5% GST, and excluding registration, stamp duty and maintenance. East-facing and corner plots carry a preferential-location charge on top. These are indicative pre-launch figures and are subject to change; ask our team for the current sheet.
K-RERA registration has been applied for, and approval is expected by 20 August 2026 — the status is Applied, the project is pre-launch, and no registration number has been allotted yet. Nambiar Builders has set out the order in which that changes, and the order is the point: registration first, launch second. Expressions of interest are being taken now, from ₹5 lakh, and an EOI is not a booking; pre-launch is 10 August 2026; K-RERA registration is expected by 20 August 2026; and the developer plans to launch on 20 August 2026, following K-RERA registration. Nothing is offered for sale before the project is registered. The developer's stated completion date is 31 December 2030 and the developer's stated possession date is 15 January 2031. The K-RERA registration, once granted, is the legally binding source for approvals, areas and timelines, and no booking should be made until it is in place. Verify current status at rera.karnataka.gov.in.
For Quick Glance
| Fact Category | Details |
| Project Type | Pre-Launch Gated Villa Community |
| Total Land Area | 76 Acres |
| Location | Bilwaradahalli, Bannerghatta Road, Bangalore 560083 |
| Villa Types | 35 × 55 and 40 × 63 plots |
| Starting Price | ₹5.48 Cr onwards |
| Phase 1 | 298 villa plots across 36 acres |
| RERA Status | Applied — approval expected by 20 August 2026 |
| Villa Configuration | G+2, 4 bedrooms, private lift, terrace-level second floor |
| Clubhouse | 60,000 sq.ft., including a duplex and indoor amenities |
| Pre Launch Date | 10 August 2026 |
| Launch Date | 20 August 2026 |
| EOI Status | Open now, from ₹5 lakh |
| Completion Date | 31 December 2030 |
| Possession Date | 15 January 2031 |
Dig into the detail: walk through the villa footprints and floor plans, check the bracket-wise Nambiar Beverly Park price list, review the master plan and Phase 1 layout, see what the community plan includes, and read the location and connectivity along Bannerghatta Road.
Villa Footprints at Nambiar Beverly Park
- 35 × 55 plot — 1,925 sq.ft. of land: a villa of 3,732 sq.ft. saleable west facing, or 3,782 sq.ft. east facing.
- 40 × 63 plot — 2,520 sq.ft. of land: a villa of 4,638 sq.ft. saleable west facing, or 4,627 sq.ft. east facing.
The Phase 1 layout also carries a smaller number of 36'9” × 55' and 41'10” × 63' plots, plus 64 odd-shaped plots where the boundary geometry does not take a standard rectangle. Every plot in Phase 1 is a villa plot — the home is built and handed over, not left for the buyer to construct.
Phase 1 — 36 Acres, 298 Villa Plots
Phase 1 opens 36 of the 76-acre master development with 298 villa plots. The released mix is 135 plots at 35 × 55 (67 west facing, 68 east), 59 at 40 × 63 (29 west, 30 east), 30 at 36'9” × 55', 10 at 41'10” × 63' and 64 odd plots. The layout achieves 49.16% residential efficiency, or 50.80% counting the retail block at the entrance. K-RERA registration for the project has been applied for; approval is expected by 20 August 2026.
Key Highlights and Unique Selling Points
- A Terrace Floor: the second floor of every villa is open deck — a multipurpose room opening onto a celebration terrace, plus a wellness terrace, yoga deck, dance deck and barbeque zone. Most villas on the corridor give you a roof; this gives you a third living level.
- 76-Acre Master Development: Phase 1 releases 298 villa plots across 36 acres, with the balance of the 76 acres to follow in later phases.
- Two Principal Footprints: 35 × 55 (1,925 sq.ft. of land) and 40 × 63 (2,520 sq.ft.), built out to 3,732–4,638 sq.ft. of saleable area — a land-to-built ratio of 1.84× to 1.96×.
- Private Lift in Every Villa: a lift serves all three levels as standard, which matters in a G+2 home where the terrace level is meant to be used daily rather than once a year.
- Four Bedrooms Across Three Levels: one bedroom on the ground floor beside the living and dining volume, three more on the first floor arranged around a double-height void.
- Provision for Staff and Vehicles: covered parking for two cars, a driver's toilet at ground level, and a separate domestic-help room with its own bath on the terrace floor.
- On the Bannerghatta Green Edge: the site is 3 km from the Bannerghatta Nature Camp run by Jungle Lodges and Resorts, where the built-up city gives way to the wooded country around Bannerghatta National Park.
- Planned Layout, Not a Grid: six landscaped parks run along the southern boundary, internal roads are 12 m and 12.19 m wide with 9.14 m secondary roads, and the entrance carries a plaza, a dedicated bus bay and a small retail block.
- A 60,000 Sq.Ft. Clubhouse: the community carries a clubhouse of 60,000 sq.ft. including a duplex and indoor amenities. The schedule of facilities inside it has not been released, so nothing beyond the size, the duplex and the indoor provision is claimed here.
- Registration Before Launch: the developer plans to launch on 20 August 2026, following K-RERA registration, which is expected by 20 August 2026. Expressions of interest are being taken now, from ₹5 lakh, but an EOI is not a booking and nothing is sold until the registration is in place.
- Nambiar Builders: developing in Bangalore since 2009, with villa communities including Nambiar Bellezea and Nambiar Ellegenza and the 100-acre Nambiar District 25 township.
- Pre-Launch Access: expressions of interest are being taken ahead of K-RERA registration, which is the stage at which pricing and inventory are typically firmest.
Nambiar Beverly Park Project Status
The project is at pre-launch stage. Nambiar Builders has released the Phase 1 villa layout, the villa floor plans, an indicative price and a project timeline. K-RERA registration has been applied for and approval is expected by 20 August 2026: the status is Applied and no registration number exists yet.
- K-RERA status: applied for — approval expected by 20 August 2026, number pending; verify at rera.karnataka.gov.in
- Expressions of interest: open now, from ₹5 lakh — not a booking; fully refundable if you choose not to proceed, at any point before you sign a formal agreement
- Pre-launch: 10 August 2026
- Launch: planned for 20 August 2026, following K-RERA registration
- Completion: 31 December 2030, the developer's stated date
- Possession: 15 January 2031, the developer's stated date
Read that list in order, because the order is the substance of it. The developer has confirmed that the project launches only once K-RERA approval is in place — registration first, then launch, then sale. The project is pre-RERA today and stays pre-RERA until that approval is granted, so what is being taken now — and through the 10 August pre-launch — is an expression of interest and nothing more. Very few competing pre-launch projects on this corridor will commit to that sequence in writing, and it is the single most reassuring thing on this page.
The dates themselves need reading correctly. They are the developer's stated dates, not commitments: K-RERA registration has not been granted, and a possession date becomes contractually binding only when it is recorded on the registration certificate and carried into the registered agreement to sale. A 15 January 2031 possession is more than four years out, and dates at that horizon move; the registered agreement is what binds, not this page or any brochure. Any date you see quoted elsewhere from a different source should be checked against the registration once it is issued.
Brochure and Enquiries
The Nambiar Beverly Park brochure covers the Phase 1 villa layout, the four villa floor plans, plot dimensions and the indicative price. Because the project is pre-RERA, figures in it are a marketing reference and are subject to change — the K-RERA-registered documents will be the binding source once issued. Request the brochure through the enquiry form and our team will send it across.
Approvals and K-RERA
The project is pre-launch. K-RERA registration has been applied for and approval is expected by 20 August 2026; the status is Applied and no registration number has been allotted — there is no number to quote, and any figure presented as one today would be wrong. The developer plans to launch on 20 August 2026 following the registration. Once the Karnataka Real Estate Regulatory Authority issues the registration, that document becomes the legally binding source for the sanctioned layout, plot dimensions, saleable areas, payment terms and the delivery commitment — including the 15 January 2031 possession date, which is the developer's stated date until the certificate carries it. Check the current position yourself at rera.karnataka.gov.in before committing money.
Expression of Interest
Expressions of interest are being taken now, from ₹5 lakh. Ahead of registration, Nambiar Builders is taking expressions of interest rather than bookings. An EOI records the villa footprint and facing you want and your place in the allotment queue — it is not a booking, not a sale agreement, and it does not fix a price or create a right over a particular plot. K-RERA registration has been applied for and approval is expected by 20 August 2026; nothing is sold until that registration is in place, and the project stays pre-RERA until it is, pre-launch on 10 August 2026 included. The EOI is fully refundable if you choose not to proceed, at any point before you sign a formal agreement.
Those three facts belong together, and read as one they describe a coherent position rather than three disconnected ones: you can register an interest today, you can have your money back if you change your mind at any point before signature, and nothing is sold to anyone until K-RERA registration is granted. Read the "from" carefully — it is a starting figure, and the larger footprint may carry more, so confirm the amount that applies to the villa you want. Ask for the refund term to be recorded on your EOI receipt alongside the amount and the payee, and take a numbered receipt; a confirmed term is worth having on paper. The refund right runs up to signature of a formal agreement and no further, so read the payment and cancellation clauses of the K-RERA-registered agreement on their own terms once registration is granted.
What the Price Covers
The indicative ₹13,499 per sq.ft. is applied to the villa's saleable area, not to the land beneath it — a 3,732 sq.ft. villa on a 1,925 sq.ft. plot is priced on the 3,732. The quoted figure is then built up from that base plus the development and infrastructure charge for the villa, plus a preferential-location charge where one applies, with 5% GST on the total.
Which means "from ₹5.48 Cr" is already inclusive of the development and infrastructure charge (₹18.66 L to ₹23.19 L) and of 5% GST. It is not a base figure with those heads waiting behind it. What falls outside the quoted number is:
- Registration and stamp duty, at the prevailing Karnataka rates.
- Maintenance: ₹48 per sq.ft. for the first year including 18% GST, plus a maintenance deposit of the same amount.
The variable worth understanding is the preferential-location charge. East-facing plots carry a PLC equal to their infrastructure charge, and an east-facing corner 40 × 63 carries double it — ₹46.27 L — which is what takes the top of the range to ₹7.29 Cr. West-facing non-corner plots carry no PLC at all, which is why they set the "from" prices. Facing and corner position are a price decision here, not only a vastu one.
A milestone-wise payment schedule has not been published. On a K-RERA-registered project that schedule is set out in the Agreement to Sale, and that is where it will be fixed here. Treat every figure above as indicative and subject to change until then.
Nambiar Builders in Brief
Nambiar Builders is a Bangalore developer founded by the brothers Rajesh, Ramesh and Ratheesh Nambiar, building in the city since 2009 from a corporate office at Marathahalli. It is a single development house — there is no separate plotted or villa sub-brand behind it — and Nambiar Beverly Park is its Bannerghatta Road project.
Its built work is largely large-format residential: Nambiar Bellezea, a 110-acre villa community on Sarjapur Road; Nambiar Ellegenza, also villas; Nambiar District 25, a 100-acre township, likewise on Sarjapur Road; and Nambiar Millennia, apartments. Beverly Park brings that villa-community experience to a 76-acre site on the southern reach of Bannerghatta Road.
Project Highlights
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Gated Villa Community
![Nambiar Beverly Park Project Type]( "Nambiar Beverly Park Project Type is a Gated Villa Community")
Project Type
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₹5.48 Cr* Onwards
![Nambiar Beverly Park Starting Price]( "Nambiar Beverly Park Starting Price is ₹5.48 Cr* Onwards")
Starting Price
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Pre-Launch
![Nambiar Beverly Park Project Status]( "Nambiar Beverly Park Project Status is Pre-Launch")
Project Status
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76 Acres
![Nambiar Beverly Park Total Land Area]( "Nambiar Beverly Park Land Area is 76 Acres")
Land Area
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Nambiar Builders
![Nambiar Beverly Park Builder]( "Nambiar Beverly Park Builder is Nambiar Builders")
Builder
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60,000 sq.ft.
![Nambiar Beverly Park Clubhouse]( "Nambiar Beverly Park has a 60,000 sq.ft. clubhouse with a duplex and indoor amenities")
Clubhouse
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35 × 55 and 40 × 63
![Nambiar Beverly Park Villa Typology]( "Nambiar Beverly Park Villa Types")
Villa Types
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3,732 to 4,638 sq. ft
![Nambiar Beverly Park Villa Sizes]( "Nambiar Beverly Park Villa Sizes are 3,732 sq.ft to 4,638 sq.ft saleable")
Villa Size (SBA)
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Phase 1: 298
![Nambiar Beverly Park Phase 1 Villa Plots]( "Nambiar Beverly Park Phase 1 has 298 villas")
Total Units
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Applied
![Nambiar Beverly Park Rera Number]( "Nambiar Beverly Park K-RERA registration has been applied for; approval is expected by 20 August 2026")
K-RERA
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15 Jan 2031
![Nambiar Beverly Park Possession]( "Nambiar Beverly Park stated possession date is 15 January 2031")
Possession
About Nambiar Beverly Park: A Villa Address on Bannerghatta Road
Nambiar Beverly Park is a pre-launch gated villa community by Nambiar Builders at Bilwaradahalli, on Bannerghatta Road in south Bangalore. The master development covers 76 acres. Phase 1 opens 36 of those acres with 298 villa plots, planned at 49.16% residential efficiency — 50.80% counting the commercial block at the entrance.
Buyers here are not buying land to build on. Each plot is sold with the villa already on it: a G+2 home of 3,732 to 4,638 sq.ft. of saleable area, four bedrooms, a private lift serving all three levels, covered parking for two cars, a driver's toilet and a domestic-help room with its own bath. The second floor is a terrace level — a multipurpose room opening onto a celebration terrace, plus a wellness terrace, yoga deck, dance deck and barbeque zone.
- Two principal footprints: 35 × 55 (1,925 sq.ft. of land) and 40 × 63 (2,520 sq.ft.).
- Villas of 3,732–4,638 sq.ft.: built area of 1.84× to 1.96× the plot beneath it.
- Handed over built: the house is constructed by the developer, not left to the buyer to arrange.
Why a Built Villa Rather Than a Plot
A plotted purchase asks the buyer to find an architect, appoint a contractor and give up two years of weekends to supervision. This one does not. What changes hands is a finished house on a titled parcel of land, in a layout where the roads, the parks, the entrance and the retail block are the developer's obligation. The land component is real — 1,925 or 2,520 sq.ft. of it — but the price is struck on the built area, at ₹13,499 per sq.ft. of saleable area, which is why a 40 × 63 villa is quoted from ₹6.82 Cr rather than at some notional land rate.
The setting carries the rest of the argument. The site is on the southern reach of Bannerghatta Road, about 3 km from the Bannerghatta Nature Camp run by Jungle Lodges and Resorts, where the built-up city thins into the wooded country around Bannerghatta National Park. Six landscaped parks run along the southern boundary, and internal roads are 12 m and 12.19 m wide with 9.14 m secondary roads — wide enough that a villa street reads as a street rather than a shared driveway.
What Is Documented and What Is Not
This is a pre-launch project, and a good deal about it is genuinely not yet public. Rather than fill the gaps, we mark them:
- Documented: the 76-acre master development and 36-acre Phase 1; the 298-plot mix; villa plot sizes and saleable areas; the indicative rate and the additional charge heads; a 60,000 sq.ft. clubhouse with a duplex and indoor amenities; six landscaped parks on the southern edge; 12 m and 12.19 m internal roads with 9.14 m secondary roads; the entrance plaza, dedicated bus bay and retail block at the gate; a 220 kV HT line realigned along the southern boundary; setbacks under the Karnataka Gazette Part-IVA schedule for plots of 150–250 sq.m.
- Stated by the developer, not yet binding: pre-launch 10 August 2026, with expressions of interest already open from ₹5 lakh and fully refundable if you choose not to proceed at any point before you sign a formal agreement; K-RERA registration expected by 20 August 2026; launch planned for 20 August 2026 following registration; completion stated as 31 December 2030; possession stated as 15 January 2031. These become enforceable only when the registration records them.
- Not published: the construction tenure; the specification and finishes schedule; the milestone-wise payment schedule; and the schedule of facilities inside the clubhouse. No pool, gym, sports court, amphitheatre or jogging track has been placed on record, and we do not list one.
- Not yet in existence: the K-RERA registration. No number has been allotted.
Nambiar Builders' Track Record
Nambiar Builders is a Bangalore developer founded by the brothers Rajesh, Ramesh and Ratheesh Nambiar, active in the city since 2009 and run from a corporate office at Marathahalli. Its residential work runs to large formats: Nambiar Bellezea, a 110-acre villa community on Sarjapur Road; Nambiar Ellegenza, also villas; Nambiar District 25, a 100-acre township on Sarjapur Road; and Nambiar Millennia, apartments. Beverly Park is the firm's Bannerghatta Road project and its largest villa layout on this side of the city.
Approvals & K-RERA
K-RERA registration for Nambiar Beverly Park has been applied for, and approval is expected by 20 August 2026. The status is Applied: registration in process, no number allotted. The developer plans to launch on 20 August 2026 only once the registration is in place. Until it is, the sanctioned layout, the villa areas and the delivery commitment — including the stated 15 January 2031 possession date — are not fixed in law. Treat the K-RERA registration as the legally binding source for all of them, and check the current position at rera.karnataka.gov.in before any money changes hands.
Villa Types and Price
Villas at Nambiar Beverly Park are priced at an indicative ₹13,499 per sq.ft. of saleable area — the built area of the house, not the land under it. A 35 × 55 villa starts from about ₹5.48 Cr and a 40 × 63 from about ₹6.82 Cr, with the released Phase 1 range running ₹5.48 Cr to ₹7.29 Cr. Those figures are inclusive of the development and infrastructure charge and of 5% GST, and exclude registration, stamp duty and maintenance. They are pre-launch reference figures and are subject to change — confirm the current cost sheet with our team.
| Villa Footprint | Plot Area | Saleable Area | Starting Price |
|---|---|---|---|
| 35 × 55 | 1,925 sq. ft. | 3,732 – 3,782 sq. ft. | ₹5.48 Cr Onwards |
| 40 × 63 | 2,520 sq. ft. | 4,627 – 4,638 sq. ft. | ₹6.82 Cr Onwards |
*Prices are indicative and subject to change. The "from" figure in each row is a west-facing non-corner villa, which carries no preferential-location charge; east-facing and corner plots price higher. A smaller number of 36'9” × 55' and 41'10” × 63' plots, plus 64 odd-shaped plots, are also part of Phase 1 and are quoted individually.
How the Quoted Figure Is Built
The headline number is not a base price with charges queued up behind it. The figure quoted for a villa here already carries the development and infrastructure charge, any preferential-location charge that applies to that plot, and 5% GST on the total. Read the table below before setting this against another project's per-sq.ft. rate — a bare base rate and an all-in figure are not the same quantity.
| Head | Amount | In the quoted figure? |
| Base consideration | ₹13,499 per sq.ft. of saleable area | Yes |
| Development & infrastructure charge | ₹18.66 L – ₹23.19 L | Yes — included |
| Preferential-location charge | On east-facing plots, equal to that villa's infrastructure charge; double it on an east-facing corner, up to ₹46.27 L. Nil on west-facing non-corner plots. | Yes — included where it applies |
| GST | 5% | Yes — included |
| Registration & stamp duty | At the prevailing Karnataka rate | No — excluded |
| Maintenance (first year) | ₹48 per sq.ft. incl. 18% GST, plus a deposit of the same amount | No — excluded |
Why Facing Moves the Price
The spread between the ₹5.48 Cr floor and the ₹7.29 Cr ceiling is not only a matter of size. A west-facing non-corner plot carries no preferential-location charge, which is precisely why those villas set the "from" price in each footprint. An east-facing plot carries a PLC equal to its infrastructure charge, and an east-facing corner 40 × 63 carries double — ₹46.27 L — which is what produces the top of the range.
So the choice between an east and a west villa of the same footprint is a real financial decision, not a preference to be settled at the end. Decide it early, and ask for the sheet on the specific plot number rather than on the bracket.
Cost Sheet and Pre-Launch Terms
Because the project is pre-RERA, there is no registered cost sheet yet. What exists is a developer price note, and it can move — upward at launch is the usual direction on a first release, but nothing about that is guaranteed and we will not pretend otherwise. What our team can send you today is the current indicative sheet for the footprint and facing you are looking at, broken down into the heads above so that the all-in number is visible rather than buried.
The milestone-wise payment schedule has not been published. It becomes fixed and enforceable on the K-RERA-registered Agreement to Sale, so ask for it in writing rather than accepting a verbal figure. What has been confirmed is the EOI: expressions of interest are being taken now, from ₹5 lakh, and the EOI is fully refundable if you choose not to proceed, at any point before you sign a formal agreement. Have that term recorded on your receipt along with the amount and the payee. Note where it stops: the refund right runs up to signature, and what governs money paid after that is the payment and cancellation schedule of the registered agreement itself.
Villas and Floor Plans
Every home at Nambiar Beverly Park is a G+2 villa built by the developer and handed over complete — there is no self-build here, and no plot sold bare. Two principal footprints are released in Phase 1, each in an east-facing and a west-facing variant, so there are four floor plans in all.
| Villa | Plot Area | Saleable Area | Built-to-Plot Ratio |
| 35 × 55 west facing | 1,925 sq.ft. | 3,732 sq.ft. | 1.94× |
| 35 × 55 east facing | 1,925 sq.ft. | 3,782 sq.ft. | 1.96× |
| 40 × 63 east facing | 2,520 sq.ft. | 4,627 sq.ft. | 1.84× |
| 40 × 63 west facing | 2,520 sq.ft. | 4,638 sq.ft. | 1.84× |
Read the two area columns carefully, because they are the single most misread pair of numbers on a villa project. The plot area is the land: 1,925 or 2,520 sq.ft. The saleable area is the house built on it, and it is roughly twice the plot because the home stands three levels high. The indicative ₹13,499 per sq.ft. is applied to the saleable area — anyone quoting it against the plot area will land at about half the true price.
How the Three Levels Are Arranged
- Ground floor: the living, dining and kitchen volume, one bedroom, covered parking for two cars and a driver's toilet.
- First floor: three further bedrooms arranged around a double-height void that opens back over the living volume.
- Second floor: given over to terrace — a multipurpose room opening onto a celebration terrace, plus a wellness terrace, a yoga deck, a dance deck, a barbeque zone and a utility terrace, with a separate domestic-help room and bath at this level.
A private lift serves all three levels in every villa. That is not a luxury flourish on a plan like this one — a terrace floor is only used daily if reaching it is not a decision, and a G+2 house without a lift quietly becomes a G+1 house within a decade.
Setbacks and the Building Envelope
The villas are built to the setbacks prescribed by the Karnataka Gazette, Part-IVA, Table 8, for plots of 150–250 sq.m: 1.0 m to the front, 0.8 m at the rear and 0.8 m on each side. The setback drawing for the 40 × 63 east-facing plot is reproduced below and shows how the envelope is derived.
Key Plans by Footprint and Facing
The key plan for each of the four variants is below. The full set — ground, first and second-floor plans for all four — is issued with the brochure. Specifications and finishes have not been published by Nambiar Builders, so no flooring, fittings or fixtures schedule is shown here; when it is released it will be, unedited.
Master Plan
The Nambiar Beverly Park master plan lays out 76 acres as a gated villa community, of which Phase 1 releases 36 acres and 298 villa plots. The layout works to 49.16% residential efficiency, or 50.80% counting the commercial block at the entrance — which is to say roughly half the land is the villas themselves and the other half is what makes them liveable: roads, parks, the entrance and the utility corridors. The documented elements are:
- 298 villa plots in Phase 1 across 36 of the 76 acres, with later phases to follow
- Six landscaped parks running along the southern edge of the site
- 12 m and 12.19 m internal roads, with 9.14 m secondary roads
- An entrance plaza with a dedicated bus bay
- A retail and commercial block at the gate
- A 60,000 sq.ft. clubhouse, including a duplex and indoor amenities
- A 220 kV HT line realigned along the southern boundary, clear of the residential plots
The clubhouse is on record at 60,000 sq.ft. with a duplex and indoor amenities, and that is the whole of what has been released about it. The schedule of facilities inside it — whether it carries a pool, a gymnasium, indoor courts, a hall or anything else — has not been published, so none is listed here. When the developer issues that schedule it will be published from the drawing, not from a rendering.
The Phase 1 Plot Mix
Phase 1's 298 plots are not a single repeating module. The released mix is 135 plots at 35 × 55 (67 west facing, 68 east), 59 at 40 × 63 (29 west, 30 east), 30 at 36'9” × 55' (14 west, 16 east), 10 at 41'10” × 63' (6 west, 4 east), and 64 odd plots (31 west, 33 east) where the site boundary does not take a standard rectangle. The odd plots are worth asking about: irregular geometry often buys a wider garden or a longer frontage for the same money.
Roads, Parks and the Southern Edge
The internal road hierarchy is 12 m and 12.19 m for the primary loops and 9.14 m for the secondary runs. Six landscaped parks are placed along the southern boundary rather than scattered as leftover pockets, which puts the green mass on the side of the site that faces the wooded country toward Bannerghatta National Park. The 220 kV HT line that crosses the land has been realigned to run along that same southern boundary, keeping it off the villa plots.
The Entrance Block
The gate is planned as a small piece of public realm rather than a barrier: an entrance plaza, a dedicated bus bay so that pick-ups and drop-offs happen off the arterial road, and a retail and commercial block. That commercial component is what lifts the layout's efficiency from 49.16% to 50.80%.
The master plan shown is the developer's current drawing. Once K-RERA registration is issued, the sanctioned layout and plot dimensions on the Karnataka RERA portal become the legally binding source.
Location and Connectivity
Nambiar Beverly Park is at Bilwaradahalli, on Bannerghatta Road in south Bangalore, postal code 560083. It is on the southern reach of the road, about 3 km from the Bannerghatta Nature Camp run by Jungle Lodges and Resorts — the stretch where the built-up city gives way to the wooded country around Bannerghatta National Park.
- Micro-market: Bilwaradahalli — Bannerghatta Road, south Bangalore
- Verified landmark: Bannerghatta Nature Camp, 3 km
- Postal head office: Gottigere — parliamentary constituency Bangalore South
- Coordinates: 12.823744 N, 77.571837 E
Project Address
- Locality:Bilwaradahalli
- Road:Bannerghatta Road
- City:Bangalore
- State:Karnataka
- Country:India
- Zip Code:560083
Landmark & Coordinates
- Landmark: Bannerghatta Nature Camp (Jungle Lodges & Resorts) — 3 km
- Wider context: the Bannerghatta National Park belt, south Bangalore
- Latitude: 12.823744
- Longitude: 77.571837
The Setting
Bannerghatta Road runs south out of the city, and it changes character as it goes. The inner stretch is dense, commercial and continuously built. Keep going and the frontage thins, the plot sizes grow, and the tree cover thickens as the road approaches the national park. Bilwaradahalli is on that outer stretch. It is why a 76-acre villa layout is possible here at all — land of that size in one piece does not exist closer in — and it is why the master plan puts its six parks along the southern boundary, on the side that faces the woods.
What that buys, in practice, is a low-rise horizon and a quieter road than the arterial stretches further north, in exchange for a longer run into the central business district. Whether that trade works is a personal calculation, and it is worth making it by driving the route at the hour you would actually drive it, rather than from a distance table.
Distances: What We Publish and What We Do Not
We publish thirty-nine verified distances for this site: ten to schools, eight to hospitals, six to malls, six to tech parks, 3 km to the Bannerghatta Nature Camp, 15 km to Electronic City, 68 km to Kempegowda International Airport, three to Namma Metro stations and three to BMTC bus stops. The school distances are measured by car and by bike, from Ryan International School at 3 km and 8 minutes to Delhi Public School Bengaluru South at 13 km, 34 minutes by car and 33 by bike, with National Public School (NPS), JP Nagar at 8.3 km, 21 minutes by car and 17 by bike, and the full table is on the schools page. The hospital and tech-park sets carry measured travel times as well as distances; those times are typical and vary with traffic and time of day, and none has been derived from a distance. On the metro, the split matters more than the number: the nearest station running today is 12.5 km away — Yelachenahalli or Silk Institute, both on the Green Line — while Kalena Agrahara at 6.3 km is not open, and was due to open on 15 August 2026 — Deccan Herald reported in July 2026 that it would miss that deadline and is now expected in late August or early September. Kempegowda International Airport is 68 km away — 2 h by car, 1 h 58 min by bike. That is a long way, and it is better said plainly than left out: this is south Bangalore and the airport is north of the city. Electronic City is 15 km away — 30 min by car, 30 min by bike. On buses, the distance alone would mislead: Bilavaradahalli Cross is 190 m from the main gate, a two-minute walk, but it is thinly served at about fourteen departures a day, and the frequent routes to Majestic run from Bilavaradahalli at 1.5 km and Bannerughatta Circle at 2.3 km — the latter also the departure point for the KIA-14A direct to the airport. The whole day is fourteen buses: first at 5:51 AM, last at 7:04 PM, with no evening or night service and a gap of more than two hours between the 9:59 AM and the 12:14 PM. Timings as shown on Google Maps in July 2026. BMTC schedules change — check the live departure board at mybmtc.karnataka.gov.in before you travel. The full table is on the connectivity page. Every landmark this site names now carries a measured distance; where none appears against a place, it is because none has been measured for it, not because one has been estimated. Pre-launch listings routinely carry drive-time and distance tables assembled from a pin dropped somewhere near the site; those numbers can be wrong by kilometres, and on a ₹5.5 Cr decision that is not a rounding error.
If proximity to a particular school, hospital or workplace is decisive for you, measure it yourself from the coordinates above — 12.823744, 77.571837 — in a mapping app, at the time of day you would travel. Our team can share the site pin so the measurement starts from the right point.
One further note on the surroundings: we make no claim, either way, about whether the site falls inside or outside the Bannerghatta National Park Eco-Sensitive Zone. That is determined by the notified ESZ map read against the survey numbers, and it is a question for your advocate at title-diligence stage, not for a marketing page.
The Bannerghatta Road Corridor
Bannerghatta Road is one of south Bangalore's principal arterials. It leaves the city heading south and ends up at Bannerghatta National Park, and the road is best understood as three different places strung along one alignment. The inner stretch is dense and commercial, built out on both sides. The middle stretch is the residential belt most people mean when they say "Bannerghatta Road". The outer stretch, past the built edge, is where the frontage thins, the parcels get large, and the tree line closes in. Nambiar Beverly Park is on that outer stretch, at Bilwaradahalli.
That position is the whole reason the project can exist in the shape it does. A 76-acre single parcel is not available on the inner or middle stretches at any price; it is available here. So is the room to give six landscaped parks a continuous southern edge, to run 12 m internal roads instead of the minimum, and to keep a villa density low enough that the streets read as streets.
What This Corridor Gives a Villa Buyer
- Land in usable quantities. Villa plots of 1,925 and 2,520 sq.ft. with a house on top, rather than the compressed footprints that closer-in villa projects are forced into.
- A low-rise horizon. The outer stretch is not a tower belt, and a G+2 layout on 76 acres is not going to be overlooked by one.
- The national park edge. The wooded country around Bannerghatta National Park is the southern backdrop, and the master plan is turned towards it.
- A single well-defined route into the city. Bannerghatta Road itself. That is a strength and a constraint, and it should be tested rather than taken on trust.
What We Do Not Claim About This Corridor
Corridor pages usually arrive with a price-appreciation percentage, a metro line, a ring road and a table of drive times. Most of that is not verified for this address, so it does not appear here. No appreciation rate and no rental yield — the verified distances we do hold are 3 km to the Bannerghatta Nature Camp, ten measured school distances, eight hospital distances, six mall distances, six tech-park distances, 15 km to Electronic City at 30 min by car and 30 min by bike, 68 km to Kempegowda International Airport at 2 h by car and 1 h 58 min by bike, three metro stations: 12.5 km to Yelachenahalli and to Silk Institute, both operational, and 6.3 km to Kalena Agrahara, which is not open yet, and three BMTC bus stops: 190 m to Bilavaradahalli Cross, which is limited at about fourteen departures a day, 1.5 km to Bilavaradahalli and 2.3 km to Bannerughatta Circle. Thirty-nine in all, and no landmark named on this site is left without one. The metro timeline we carry is BMRCL's expectation and has already slipped once, so it is written as an expectation rather than a date to bank on. If a competing page quotes you a five-year appreciation figure for Bilwaradahalli, ask what dataset it came from and over what geography; the answer is often a micro-market several kilometres away.
The honest advice for a purchase at this value is to do the corridor homework yourself: drive Bannerghatta Road inbound at 8:30 on a weekday morning and outbound at 7 in the evening, check the guidance values for the survey numbers with a local advocate, and look at what has actually been registered nearby in the last year. Those three exercises tell you more than any corridor paragraph can.
Bilwaradahalli
Bilwaradahalli lies on Bannerghatta Road in south Bangalore, postal code 560083, with Gottigere as its postal head office and Bangalore South as its parliamentary constituency. It is on the outer, greener reach of the road, roughly 3 km from the Bannerghatta Nature Camp. This is not a built-out neighbourhood with a settled character; it is the edge, where large land parcels still change hands whole and where a 76-acre villa community is a plausible thing to plan.
What the Location Means Day to Day
Two things follow from being here. The first is space: plots at 1,925 and 2,520 sq.ft. carrying houses of 3,732 to 4,638 sq.ft., six parks along the southern boundary, 12 m and 12.19 m internal roads. That geometry is simply unavailable closer to the city at this price point. The second is that the community has to supply more of its own convenience, which is why the master plan puts a retail and commercial block at the gate and a dedicated bus bay at the entrance plaza rather than assuming a high street next door.
Who This Suits
- Buyers who want a house with a garden and a terrace floor, and who are not willing to trade that for a shorter commute.
- Families in the second or third home of their lives, sizing for four bedrooms plus live-in help, with a lift because they intend to stay.
- Buyers who value being on the national-park side of the city and are comfortable with an outer-stretch address.
Do Your Own Diligence on the Neighbourhood
Because Bilwaradahalli is an emerging pocket, published information about it is thin and much of what circulates online is borrowed from adjacent localities. We have not verified a nearest-bus-stop distance for this address and therefore publish none; what has been measured is published, including 15 km to Electronic City at 30 min by car and 30 min by bike and 68 km to Kempegowda International Airport at 2 h by car and 1 h 58 min by bike, with ten school figures on the schools page, eight hospital figures on the hospitals page, six mall and six tech-park figures on the location pages, and three metro distances — 12.5 km to the nearest operational station, 6.3 km to the unopened Kalena Agrahara — on the connectivity page. Before you commit, visit at different hours, check water and power supply arrangements for the layout in writing, confirm the khata and title position on the survey numbers with your advocate, and read the K-RERA registration when it is issued.
On one question we are deliberately silent: we make no claim about whether the site falls inside or outside the Bannerghatta National Park Eco-Sensitive Zone. That is settled by the notified ESZ map read against the survey numbers, and it belongs in your legal diligence, not in a locality write-up.
Amenities
Nambiar Builders has released a 60,000 sq.ft. clubhouse for Nambiar Beverly Park, including a duplex and indoor amenities — but not the schedule of facilities inside it, and we are not going to invent one. Everything else on this page is drawn from the released layout and the villa plans: the community-level elements the master plan actually shows, and the terrace-level rooms and decks the floor plans actually draw. Anything not on this page is not on record.
60,000 Sq.Ft. Clubhouse
Six Landscaped Parks
12 m Internal Roads
Entrance Plaza
Dedicated Bus Bay
Retail at the Gate
Private Lift
Terrace Floor
Multipurpose Room
Celebration Terrace
Wellness & Yoga Deck
Dance Deck
Barbeque Zone
What the Master Plan Shows
The community-level provision here is layout rather than facility. That is an unusual thing for a villa project to lead with, but it is what is documented, and on a 76-acre site the layout is what you live in daily.
- A 60,000 sq.ft. clubhouse, including a duplex and indoor amenities. Sixty thousand square feet is a substantial building — comparable in floor area to a dozen of these villas — but the facility schedule inside it has not been released, so the size, the duplex and the indoor provision are all that can honestly be stated today.
- Six landscaped parks along the southern edge of the site, placed as a continuous green boundary rather than as leftover pockets between plots.
- 12 m and 12.19 m internal roads, with 9.14 m secondary roads — wide enough for two cars, a footpath and a street tree without the compromises that narrower villa layouts make.
- An entrance plaza at the gate.
- A dedicated bus bay, so school and staff transport pulls in off the arterial road rather than stopping on it.
- A retail and commercial block at the entrance, which is what lifts the layout's efficiency from 49.16% to 50.80%.
- A 220 kV HT line realigned along the southern boundary and away from the villa plots — a real piece of engineering on this site, and worth knowing about because HT alignments are the sort of thing buyers discover late.
The Second Floor Is the Amenity
The argument this project makes is that the facilities you use most are the ones you do not have to leave the house for. Every villa's second floor is given over to terrace, and it is planned as rooms rather than as leftover roof:
- Multipurpose room opening directly onto the terrace level
- Celebration terrace — the space a party actually happens on
- Wellness terrace and a yoga deck
- Dance deck
- Barbeque zone
- Utility terrace, plus the domestic-help room and bath at this level
A private lift serves all three levels in every villa. That is the detail that decides whether a terrace floor gets used or quietly becomes storage — a top floor three flights up is visited on occasions; a top floor one lift ride up is visited on Tuesdays.
What Is Still Not on Record
It is worth stating plainly, because most pages about this project will tell you otherwise. The clubhouse is confirmed at 60,000 sq.ft. with a duplex and indoor amenities, and that is the extent of it: the schedule of facilities inside the clubhouse has not been released. No swimming pool, gymnasium, sports court, amphitheatre or jogging track has been placed on record for Nambiar Beverly Park, and none is listed here. Likewise, no specification has been published — there is no flooring, fittings, sanitaryware or finishes list to give you.
None of that means these things will never exist. A 76-acre development with 40 acres still to be phased has room for a great deal, and a 60,000 sq.ft. building will clearly hold more than its dimensions. It does mean that nobody — including us — can honestly show you the inside of it today. If a listing shows you a clubhouse facility list for this project, ask which drawing it came from, and be particularly wary of lists lifted from Nambiar District 25, whose clubhouse is five times this size and serves apartment towers rather than villas. When Nambiar Builders publishes the facility schedule, it will appear on this page as drawn.
RERA, Approvals & Legal Documentation
The Real Estate (Regulation and Development) Act is what turns a developer's brochure into an enforceable promise. Once a project is registered, the areas, the sanctioned plan, the payment schedule and the delivery date stop being marketing and become terms a buyer can hold the developer to. That is the single most important thing to understand about buying at Nambiar Beverly Park today: the registration has been applied for but not yet granted.
- Escrow protection: 70% of buyer receipts must be held in a project-specific account and spent only on that project.
- Home loans: banks lend against registered projects with clear title; registration is normally a precondition for formal disbursement.
- Enforceable dates: the possession date on the registration carries statutory consequences for delay. A date in a brochure carries none.
K-RERA Status: Applied, Awaiting Approval
K-RERA registration for Nambiar Beverly Park has been applied for, and approval is expected by 20 August 2026. The status is Applied — the registration is in process and no number has been allotted yet. No registration exists for this project at the time of writing. Anyone quoting you a K-RERA number for it is quoting something else, because there is no number to quote.
- K-RERA status: Applied — registration in process
- K-RERA registration number: none allotted; number pending
- K-RERA approval expected: by 20 August 2026
- Project stage: pre-launch — expressions of interest open now, from ₹5 lakh, fully refundable if you choose not to proceed at any point before you sign a formal agreement
- Pre-launch date: 10 August 2026
- Launch: planned for 20 August 2026, following K-RERA registration
- Sanctioning authority: the applicable local planning authority, to be confirmed on the registration
- Verify at: rera.karnataka.gov.in
Read those dates in the order they are written, because the order is the whole point. The registration has been applied for, approval is expected by 20 August 2026, and Nambiar Builders has confirmed that Nambiar Beverly Park launches only once that approval is in place — the launch is planned for 20 August 2026, following the registration. A developer that will not sell before it is registered is doing what Section 3 of the Act requires and what a good many pre-launch projects on this corridor quietly do not — and it is the most reassuring single fact on this website. The project remains pre-RERA until that approval is granted, pre-launch on 10 August included, so the only thing being taken in the meantime is an expression of interest — and one that is fully refundable if you choose not to proceed at any point before you sign a formal agreement.
The practical consequence is straightforward. Everything on this page — areas, the indicative rate, the layout, the charge heads, and the stated completion and possession dates — is developer information, not registered information. It is published because buyers reasonably want to evaluate a project before it launches, and it is labelled for what it is. Do not make a booking payment against it. Wait for the registration, read it, and check the figures on it against the figures here.
Expressions of interest are open now, from ₹5 lakh. The dates the developer has stated are: pre-launch 10 August 2026; K-RERA registration expected by 20 August 2026; launch 20 August 2026, after registration; completion 31 December 2030; possession 15 January 2031. None of those is a commitment yet. A possession date becomes contractually binding when it is recorded on the K-RERA certificate and carried into the registered agreement to sale — and 15 January 2031 is more than four years away, a horizon over which dates commonly move. The registered agreement is what binds. Everything before it, including this page, is information to evaluate rather than a promise to rely on.
| Sl. No. | Ideal Buyer Profile |
| 1 | Families upgrading from an apartment to a four-bedroom house, who want a garden and a terrace floor rather than a larger flat |
| 2 | Buyers already living in south Bangalore who want to stay on this side of the city and are comfortable with an outer-Bannerghatta-Road address |
| 3 | Multi-generational households sizing for four bedrooms plus live-in help, for whom the private lift and the ground-floor bedroom are decisive |
| 4 | Buyers with the patience to wait for K-RERA approval before committing funds, and the appetite for a pre-launch entry on the terms that follows |
Home Loans Before and After Registration
Formal home-loan sanction against a project normally follows its RERA registration — lenders want the registered number, the sanctioned plan and the title chain on file before they release money into a project account. Because Nambiar Beverly Park is not yet registered, no bank panel has been announced for it, and we do not list empanelled lenders we cannot evidence.
- Now: you can get an in-principle assessment of your own eligibility from any lender — that is about your income and liabilities, not about the project.
- After registration: project-level approvals and empanelment become possible, and disbursement can be linked to the registered payment schedule.
Ownership & Land Details
- Project identity: Nambiar Beverly Park — the developer's own material refers to it as the "Nambiar Bannerghatta Project"; the launch name is not yet announced
- Developer: Nambiar Builders
- Land extent: 76 acres (master development); 36 acres in Phase 1
- Address: Bilwaradahalli, Bannerghatta Road, Bangalore 560083
- Khata and title: not published — verify the survey numbers, khata classification and title chain with your own advocate, and against the K-RERA registration once issued
Nambiar Beverly Park Construction and Project Status
Nambiar Beverly Park is at pre-launch. Nambiar Builders has released the Phase 1 villa layout, the four villa floor plans, an indicative price and a project timeline. K-RERA registration has been applied for; approval is expected by 20 August 2026 and no registration number exists; registration is expected by 20 August 2026, and the developer plans to launch on that date following registration. The developer's stated completion date is 31 December 2030 and its stated possession date is 15 January 2031. The construction tenure between those points has not been broken down, and we do not estimate it — an estimate for an unregistered project is a guess wearing a date.
Where the Project Actually Stands
Unlike a plotted scheme, where the developer's obligation ends at serviced land, everything sold here is a built G+2 villa handed over complete. That means the construction programme is the project: the layout works, the villa shells and the finishing all have to happen before anyone takes possession. The developer has stated the two ends of that programme — completion on 31 December 2030 and possession on 15 January 2031 — but not the stages in between, and until K-RERA registration records a delivery date, none of it is enforceable.
What Buyers Can Do Right Now
- Register your interest. An expression of interest records your preferred footprint and facing and places you in the allotment queue. Expressions of interest are being taken now, from ₹5 lakh, and the EOI is fully refundable if you choose not to proceed, at any point before you sign a formal agreement — ask for that term to be recorded on your receipt.
- Review the villa plans and the rate. Compare the four floor plans, and read the rate as ₹13,499 per sq.ft. of saleable area — on the built area of the house, not on the plot. Decide east or west early, because facing carries a preferential-location charge.
- Verify at K-RERA. Check rera.karnataka.gov.in yourself. Today the correct result is that no registration exists for this project; the day that changes is the day the numbers on this page become checkable against a binding document.
- Start title diligence. Ask your advocate to look at the survey numbers, khata classification and title chain now, rather than in the week you are asked to sign.
Development Milestones
The sequence below is the order in which things happen, with the dates the developer has stated against them. These are the developer's stated dates, not commitments — a date becomes real, and becomes enforceable, only on the K-RERA registration, and that document supersedes anything published here.
| Milestone | Status / stated date |
| Phase 1 layout and villa floor plans released | Done |
| Indicative price note issued | Done — subject to change |
| Expressions of interest | Open now — from ₹5 lakh; fully refundable if you choose not to proceed, at any point before you sign a formal agreement |
| Pre-launch | 10 August 2026 |
| K-RERA registration | Applied for — approval expected by 20 August 2026; not yet granted |
| Launch and allotment | Planned 20 August 2026, following K-RERA registration |
| Villa construction and handover | Stage-wise programme not published |
| Completion | 31 December 2030 — the developer's stated date |
| Possession | 15 January 2031 — the developer's stated date |
| Later phases of the 76-acre development | Not released |
Nambiar Builders
Nambiar Builders is a Bangalore real-estate developer founded by the brothers Rajesh, Ramesh and Ratheesh Nambiar, building in the city since 2009 and run from a corporate office at Marathahalli. It is one firm, not a group with a plotted arm and a residential arm — there is no parent company behind it and no sub-brand beneath it, and any description of Nambiar Builders as the plotted division of something larger is simply wrong.
What Nambiar Builders Has Built
- Nambiar Bellezea — a 110-acre villa community on Sarjapur Road, and the firm's best-known project.
- Nambiar District 25 — a 100-acre township, also on Sarjapur Road.
- Nambiar Ellegenza — villas.
- Nambiar Millennia — apartments.
The pattern in that list is the relevant thing. Nambiar Builders is a large-format developer: its work is measured in tens or hundreds of acres, and two of its four principal projects are villa communities. Nambiar Beverly Park, at 76 acres with 298 villas in its first phase, is recognisably the same kind of undertaking — which matters, because master-planning a villa community at that scale is a different discipline from building a tower, and a developer's fourth attempt at it tends to go better than a first.
Reading the Track Record Honestly
Bellezea and District 25 are on Sarjapur Road, on the other side of the city. That is where the firm has built; it is not where this project is. Beverly Park is Nambiar Builders' Bannerghatta Road development, and the relevant question for a buyer is not brand familiarity but delivery: how the Sarjapur Road communities were handed over, how the common areas were finished, and how the residents' association transition was handled.
Those are answerable questions, and they are worth answering before you commit — visit a delivered Nambiar villa community, walk it on a weekday, and talk to owners who have lived there for a few years. A developer's completed work is more informative about the next project than any brochure about it. What we will not do is dress that up: we publish no ratings, no resident testimonials and no review scores for Nambiar Beverly Park, because nobody lives there and there is nothing yet to review.
Nambiar Beverly Park Rate per Sq.Ft. Analysis
One number decides whether you are comparing this project fairly against anything else: ₹13,499 per sq.ft. applies to the saleable area of the villa, not to the plot beneath it. Villas here are built to roughly twice their plot area, so applying the rate to the land instead of the house understates the price by about half — a ₹2.6 Cr answer where the real one is ₹5.5 Cr. The table below sets the two areas side by side so the distinction is unmissable.
| Configuration | Plot Area (land) | Saleable Area (the priced quantity) | Rate Applied |
| 35 × 55 west facing | 1,925 sq.ft. | 3,732 sq.ft. | ₹13,499 / sq.ft. of saleable area |
| 35 × 55 east facing | 1,925 sq.ft. | 3,782 sq.ft. | ₹13,499 / sq.ft. of saleable area |
| 40 × 63 east facing | 2,520 sq.ft. | 4,627 sq.ft. | ₹13,499 / sq.ft. of saleable area |
| 40 × 63 west facing | 2,520 sq.ft. | 4,638 sq.ft. | ₹13,499 / sq.ft. of saleable area |
On that basis a 35 × 55 villa is quoted from about ₹5.48 Cr and a 40 × 63 from about ₹6.82 Cr, with Phase 1 running to ₹7.29 Cr at the top. Those quoted figures are all-in on the developer's side of the transaction: they already contain the development and infrastructure charge, any preferential-location charge the plot attracts, and 5% GST. Registration, stamp duty and maintenance are extra.
Two things follow. First, do not compare this rate against a plotted project's land rate — they measure different things, and a plot rate on this corridor and a villa saleable rate are not the same market. Second, when you are handed another villa project's per-sq.ft. figure, ask what it is applied to and what it includes before treating it as cheaper.
Rates are indicative and subject to change. The final figure depends on the villa's saleable area, its facing, whether it is a corner plot, and its position within the Phase 1 layout. Ask for the sheet on a specific plot number rather than on a bracket, and treat the K-RERA-registered cost schedule as the binding version once it exists.
Payment Plan Structure
Nambiar Builders has not published a payment plan for Nambiar Beverly Park. No booking percentage, no milestone slabs and no schedule of any kind has been issued, and we are not going to reconstruct one from what other projects do. What is set out below is the general shape a construction-linked plan takes on a K-RERA-registered villa project in Karnataka — offered so that you know what to ask for and what to read, not as this project's terms.
What a Villa Payment Plan Has to Account For
Because the product here is a built G+2 villa rather than a serviced plot, the payment schedule is tied to construction progress on your own house, not to layout development. Expect the milestones to reference foundation, structure by floor, roof, blockwork, finishing and handover. A schedule written for a plotted scheme — where money follows roads and utilities and ends at plot handover — would be the wrong instrument here, and its presence in a draft would be worth querying.
Illustrative K-RERA Milestone Framework
| Stage | Trigger Event | Typical in Karnataka |
| Booking | Application accepted and allotment confirmed | A booking instalment |
| Agreement to Sale | Sale agreement signed, after K-RERA registration | A further instalment on signing |
| Construction milestones | Foundation, structure floor by floor, roof, blockwork, finishing | The bulk of the consideration, released stage by stage |
| Registration | Sale deed and registration of the villa and plot | Stamp duty and registration charges, payable by the buyer |
| Handover | Completion, snagging and possession of the finished villa | Balance consideration, plus maintenance and the maintenance deposit |
What to Insist On
- The schedule in writing, in the Agreement to Sale, with each milestone defined by a physical event rather than a date alone.
- Confirmation of which heads are already inside the quoted figure — here, the development and infrastructure charge, any preferential-location charge, and 5% GST — and which are not: registration, stamp duty and maintenance.
- The escrow account details, which a registered project is required to disclose.
- No payment beyond a nominal, receipted expression of interest until K-RERA registration is issued.
The framework above is illustrative of K-RERA-compliant construction-linked plans generally. Nambiar Beverly Park's own milestone-wise schedule does not yet exist in published form and will be fixed in the K-RERA-registered Agreement to Sale. Verify at rera.karnataka.gov.in before signing.
How to Register Your Interest — Three Steps
Step 1 — Enquiry and Project Briefing
Submit the enquiry form on this page. Our team will arrange a briefing covering the Phase 1 layout, the four villa floor plans, the plot and saleable areas, and the current indicative cost sheet with each charge head broken out. Because the project is pre-RERA, everything shared at this stage is developer information; the K-RERA-registered documents will supersede it once issued.
Step 2 — Expression of Interest and Villa Shortlist
Once you have settled on a footprint and a facing, you can place an expression of interest. Expressions of interest are being taken now, from ₹5 lakh, ahead of the 10 August 2026 pre-launch. An EOI records your preference and your place in the allotment queue — it is not a booking, not a sale agreement, and it does not fix a price or create a right over a particular plot. The EOI is fully refundable if you choose not to proceed, at any point before you sign a formal agreement. Take a numbered receipt and have the amount, the payee and that refund term written on it. The refund right runs up to signature and no further, so read the payment and cancellation clauses of the agreement itself when you reach that stage. Decide east or west now rather than later: facing carries a preferential-location charge and therefore changes the number.
Step 3 — Allotment and Agreement, After Registration
Once K-RERA registration is issued — expected by 20 August 2026, with launch planned for that date following registration — EOI holders are offered formal allotment in priority order. That is the point at which an Agreement to Sale is executed, the payment schedule becomes binding, and home-loan disbursement can be arranged — lenders generally want the registration number, the sanctioned plan and the title chain before releasing funds. Do not make a booking payment before the registration exists; there is no reason to, and no protection if you do.
Expression of Interest (EOI) & Allotment
EOI Amount
| Configuration | EOI Amount | Refund Terms |
| 35 × 55 and 40 × 63 villas | From ₹5 lakh — expressions of interest are being taken now | Fully refundable if you choose not to proceed, at any point before you sign a formal agreement |
The developer has confirmed that expressions of interest are being taken now and start from ₹5 lakh. The word "from" is the developer's and is carried here deliberately: it is a starting figure, not a flat one, and the larger footprint may attract more — ask what applies to the specific villa you want rather than assuming the minimum. The 10 August 2026 pre-launch date is unchanged; it is not the date the EOI opens.
The refund column is the one to read closely, because it is the term that carries the most weight at this stage. The EOI is fully refundable if you choose not to proceed, at any point before you sign a formal agreement. Note where the right stops: it runs up to signature and no further, and it does not govern anything paid after that point — that is a matter for the payment and cancellation clauses of the K-RERA-registered Agreement to Sale, which should be read on their own terms. Have the refund term written on your EOI receipt along with the amount and the payee. A confirmed term is still worth having on paper, and asking for it costs nothing.
One point about the timing is worth being explicit on. Expressions of interest are already open. Pre-launch follows on 10 August 2026, and K-RERA registration is not expected until 20 August 2026 — so for the whole of this period the project is pre-RERA. An expression of interest is the only instrument available in that period — not a booking, not an allotment and not a sale. Anyone offering you more than that before the registration is issued is offering something the Act does not permit them to. The refundability is what makes that position a reasonable one to take rather than an alarming one: you can register an interest now, recover your money if you change your mind before signature, and nothing is sold to anyone until the registration is granted.
What an EOI Does and Does Not Do
- Does: record your preferred villa footprint and facing, and your position in the allotment queue for Phase 1.
- Does: give you first sight of the cost sheet and of preferred plots when allotment opens.
- Does not: constitute a booking, a sale agreement, or any interest in a specific plot.
- Does not: fix a price. Pre-launch pricing is indicative and can move at launch.
- Does not: substitute for K-RERA registration. Nothing is enforceable until that is issued.
Before You Pay Anything
- Get the exact EOI amount for your footprint, the payee, the refund term and the refund timeline in writing. The published figure is "from ₹5 lakh"; confirm what applies to your villa, and have the full-refund-before-signature term recorded on the document.
- Take a numbered receipt naming the project.
- Confirm whether the EOI adjusts against the consideration on allotment, or is refunded separately.
- Confirm what happens to it if K-RERA registration is delayed, or if the launch price differs from the indicative sheet.
Taxes & Statutory Charges
Karnataka's statutory charges on residential property transactions are set by state and central law, and they are on top of the figures quoted on this page. GST is the one exception — at 5% it is already inside the quoted villa price. Registration, stamp duty and TDS are not, and neither is the first-year maintenance. Model all of them into the acquisition budget before comparing this project against another.
| Charge Type | Current Rate (Karnataka, 2026) | Basis |
| GST | 5% — already included in the quoted villa price | Applies because the product is an under-construction villa, not bare land |
| Maintenance & maintenance deposit | ₹48 per sq.ft. for the first year incl. 18% GST, plus a deposit of the same amount | Developer / association charge — excluded from the quoted price |
| Stamp Duty (Karnataka) | 5-6.6% of higher of guidance value or consideration | Karnataka Stamp Act |
| Registration Charges | 1% of the same base as stamp duty | Karnataka Registration Act |
| BBMP Cess & Surcharges | Applicable — verify prevailing rate at time of registration | Municipal law |
| TDS on property purchase | 1% for transaction values above ₹50 Lakhs | Income Tax Act, Section 194-IA |
Statutory rates change periodically. Verify current rates via a qualified chartered accountant or property lawyer before finalising your budget model. This section is factual reference, not tax advice.
Legal & Regulatory Framework
Every residential project sold in Karnataka is governed by the Real Estate (Regulation and Development) Act, 2016 (RERA) and its Karnataka implementation via K-RERA. Understanding the framework helps buyers evaluate any project on the corridor.
Karnataka RERA Registration
Karnataka RERA (K-RERA) registration is mandatory before a residential project can be marketed for sale. K-RERA scrutinises land title, statutory approvals, funding proof, delivery timeline, and buyer-protection clauses before issuing the registration number. Once issued, the registration document becomes the legally binding source for every project claim.
Karnataka Real Estate Regulatory Authority Powers
- Mandatory escrow account — 70% of buyer payments held in escrow for construction use only
- Quarterly progress filings — developers publish live construction status
- Statutory penalty for delivery delay beyond RERA-declared date + permitted grace period
- Buyer remedies — including refund with interest under specific conditions
- Public grievance forum — buyers file complaints directly with K-RERA
Buyer's Verification Rights
Every buyer has the right to verify — before signing the Agreement to Sale — the project's K-RERA number, developer's K-RERA developer registration, sanctioned building plan, escrow account details, RERA-declared possession date, and quarterly progress reports. All of these are searchable on the K-RERA portal at rera.karnataka.gov.in.
Channel Partner Compliance
Channel partners marketing K-RERA-registered projects require separate K-RERA agent registration under the RERA Act. This site is operated by an authorised channel partner; our K-RERA agent registration will be published on this page and in the footer of every page immediately upon project RERA approval.
Post-RERA Milestones — What Happens Next
A clear roadmap of what happens once Nambiar Beverly Park receives its K-RERA registration:
- Registration Certificate Issued: The K-RERA registration number, sanctioned plan reference, escrow account details, and RERA-declared possession date go live on rera.karnataka.gov.in
- Site-wide Number Publication: The K-RERA number is published on the home page hero, RERA page, every content page footer, and in all sales materials
- EOI Conversion: Existing EOI applicants are notified within 24 hours and offered formal allotment slots based on their EOI priority
- Agreement to Sale Templates: Karnataka RERA-approved sale agreement templates become available for signing
- Home Loan Panel Activation: Lenders can empanel the project and begin formal home-loan disbursement. No bank panel has been announced for Nambiar Beverly Park, and we will name lenders only once the developer does
- K-RERA Agent Number Publication: Our channel-partner K-RERA agent registration number is published in the footer disclosure
- Quarterly Progress Reporting: Developer begins mandatory quarterly progress filings — buyers can track live via the K-RERA portal
This roadmap is standard for K-RERA-registered projects in Karnataka. The registration has been applied for, approval is expected by 20 August 2026, and the developer plans to launch on that date following it, so the sequence above should begin around then — but that is a stated expectation, not a fixed date, and none of the steps above can start until the certificate is actually issued.
Where Every Figure on This Page Comes From
Every number on this page has a source, and where there is no source there is no number. The table below states which of the two applies to each category. It is worth reading before you compare this page against a listing that carries a fuller-looking set of facts — on a pre-launch project, a complete-looking page is usually a page with invented rows.
| Data Category | Status | Source |
| Rate and indicative prices (₹13,499 per sq.ft. of saleable area; from ₹5.48 Cr / ₹6.82 Cr; range to ₹7.29 Cr) | Published, indicative | Nambiar Builders price note — subject to change until the K-RERA cost schedule exists |
| Charge heads — development & infrastructure, preferential location, maintenance | Published, indicative | Nambiar Builders price note |
| Plot sizes, saleable areas, Phase 1 plot mix, land extent | Published | Nambiar Builders layout and villa floor plans |
| Layout elements — six parks, road widths, entrance plaza, bus bay, retail block, HT-line realignment | Published | Nambiar Builders master plan |
| Setbacks (1.0 m front, 0.8 m rear, 0.8 m sides) | Published | Karnataka Gazette, Part-IVA, Table 8, plots 150–250 sq.m |
| Address and coordinates (Bilwaradahalli, 560083; 12.823744, 77.571837) | Published | Developer confirmation |
| Distances | Thirty-nine | 3 km to Bannerghatta Nature Camp; ten measured school distances by car and bike, including National Public School (NPS), JP Nagar at 8.3 km; eight hospital distances; six mall distances; six tech-park distances; 15 km to Electronic City, 30 min by car and 30 min by bike; 68 km to Kempegowda International Airport, 2 h by car and 1 h 58 min by bike; and three metro stations — 12.5 km to Yelachenahalli and Silk Institute, both operational, and 6.3 km to Kalena Agrahara, which is not open yet; and three BMTC bus stops — 190 m to Bilavaradahalli Cross, which is limited at about fourteen departures a day, 1.5 km to Bilavaradahalli and 2.3 km to Bannerughatta Circle, which carry the frequent Majestic routes and, from the latter, the KIA-14A direct to the airport. Measured travel times accompany the schools, hospitals, tech parks, Electronic City and the airport, and are typical figures that vary with traffic and time of day. The full day's timetable is published for the 190 m stop — fourteen departures, 5:51 AM to 7:04 PM, timings as shown on Google Maps in July 2026, so check the live board at mybmtc.karnataka.gov.in before travelling. No times are published for the other two stops, whose held lists cover partial windows rather than a full day. Every landmark named on this site carries a measured distance |
| K-RERA registration | Applied — not yet granted | rera.karnataka.gov.in — applied for, approval expected by 20 August 2026; no registration issued and no number allotted |
| Timeline — EOI already being taken; pre-launch 10 August 2026; K-RERA registration expected by 20 August 2026; launch 20 August 2026 following registration; completion 31 December 2030; possession 15 January 2031 | Stated by the developer | Nambiar Builders — stated dates, not commitments. Binding only when recorded on the K-RERA registration and the registered agreement to sale |
| Construction tenure, stage by stage | Not published | None. We publish no estimate |
| Clubhouse | Published — size only | Nambiar Builders: 60,000 sq.ft., including a duplex and indoor amenities. The schedule of facilities inside it has not been released |
| Amenities beyond the clubhouse and the layout elements above | Not on record | None. No pool, gym, sports court, amphitheatre or jogging track is documented for this project |
| Specifications and finishes | Not published | None. No flooring, fittings or fixtures schedule has been issued for this project |
| EOI amount | Published | Nambiar Builders — from ₹5 lakh; expressions of interest are being taken now |
| EOI refund terms | Published | Nambiar Builders — fully refundable if the buyer chooses not to proceed, at any point before signing a formal agreement. The right runs up to signature and no further. Have it recorded on your EOI receipt |
| Payment schedule | Not published | None. Will be fixed in the K-RERA-registered Agreement to Sale |
| Ratings, reviews, resident testimonials | Not applicable | None. The project is unbuilt and unoccupied; any rating you see for it is fabricated |
This page is updated as developer information and Karnataka RERA data land. If you need a data point that is marked unavailable above, ask us via the contact page — we will tell you plainly whether it exists rather than fill the gap.
Frequently Asked Questions about Nambiar Beverly Park
1.Am I buying a plot to build on, or a finished villa?
A finished villa. Nambiar Beverly Park sells built G+2 homes, handed over by Nambiar Builders — there is no self-build. The plot comes with it, but what is priced is the house: 3,732 to 4,638 sq.ft. of saleable area.
2.How is the price calculated, and does ₹13,499 per sq.ft. apply to the plot or the villa?
To the villa's saleable area, not the plot. A 1,925 sq.ft. plot carries 3,732 sq.ft. of house, and the rate applies to the 3,732. Applying it to the plot area gives roughly half the real price.
3.What does the quoted price include, and what is extra?
The quoted figure already includes the development and infrastructure charge, any preferential-location charge and 5% GST — none are payable on top. Extra: registration, stamp duty, and maintenance at ₹48 per sq.ft. for the first year, plus a maintenance deposit.
4.Why do east-facing villas cost more than west-facing ones?
The preferential-location charge. An east-facing plot carries a PLC equal to its development and infrastructure charge, and an east-facing corner carries double. West-facing non-corner plots carry no PLC, which is why they set the 'from' price. Ask for a plot-specific cost sheet.
5.What is the K-RERA registration status, and is it safe to pay anything now?
K-RERA status is Applied — approval expected by 20 August 2026, number pending. Expressions of interest are being taken from ₹5 lakh; an EOI is fully refundable before you sign a formal agreement. Do not make a booking payment before registration is issued.
6.When will the villas be handed over?
Stated possession is 15 January 2031, after completion on 31 December 2030. These are the developer's stated dates, not commitments — a date binds only once it appears on the K-RERA registration. Rely on the registered agreement to sale.
7.What amenities does the community have?
A 60,000 sq.ft. clubhouse is on record, including a duplex and indoor amenities. The schedule of facilities inside it has not been published. The master plan also shows six landscaped parks, an entrance plaza with a bus bay and a retail block.
8.What is on the second floor, and why does it matter?
The second floor is a terrace level, planned as rooms: a multipurpose room opening onto a celebration terrace, plus a wellness terrace, yoga and dance decks, a barbeque zone and the domestic-help room. A private lift serves all three levels.
9.How far is the project from schools, the metro, hospitals and the airport?
Nearest school 3 km, nearest hospital 5.9 km, Electronic City 15 km and the airport 68 km — about 2 h by car. The nearest operational metro is 12.5 km away, at Yelachenahalli and Silk Institute on the Green Line.
10.Who is Nambiar Builders, and what have they delivered?
A Bangalore developer founded by brothers Rajesh, Ramesh and Ratheesh Nambiar, building in the city since 2009. Its projects include Nambiar Bellezea and Nambiar District 25 on Sarjapur Road, Nambiar Ellegenza and Nambiar Millennia. Beverly Park is its Bannerghatta Road project.
11.What should I verify before I commit?
Five things: the K-RERA registration when issued; the survey numbers, khata and title chain, via your advocate; the EOI amount, payee and refund term in writing; a cost sheet on a specific plot number; and Bannerghatta Road at the hours you would commute.
12.How do I get the brochure or arrange a visit?
Submit the enquiry form on this page and our team will send the brochure, the Phase 1 layout and the current indicative cost sheet. Because the project is pre-RERA, those documents are a marketing reference and subject to change.
The wider question set — the developer and the project, the villas and their floor plans, price and charges, location, K-RERA and the legal position, and the buying process — is consolidated on the Nambiar Beverly Park FAQs page, with each group linking on to the page that covers it in depth.
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