Floor Plans
Nambiar Kannamangala Floor Plans — 3, 3.5 & 4 BHK
Nambiar Kannamangala offers 3, 3.5 and 4 BHK apartments across four Ground+20 blocks, with approximately 850 homes on twelve acres. Indicative super built-up areas run from 1,540 sq ft for the compact 3 BHK to 2,620 sq ft for the largest 4 BHK. For layout judgement, Nikoo Homes 8 adds a same-city product-format lens around usable space, privacy, circulation, and how the home will work day to day.
12
Acres
4
Blocks · G+20
~850
Apartments
~71
Homes / Acre
Layouts
Nambiar Kannamangala unit plans
Floor Plans
Configuration overview
| Configuration | Indicative super built-up | Indicative carpet area | Indicative price | Indicative rate |
|---|---|---|---|---|
| 3 BHK | 1,540 – 1,760 sq ft | ~940 – 1,080 sq ft | ₹1.76 Cr – ₹2.01 Cr | ₹11,400 /sq ft |
| 3.5 BHK | 1,870 – 2,050 sq ft | ~1,140 – 1,255 sq ft | ₹2.24 Cr – ₹2.46 Cr | ₹12,000 /sq ft |
| 4 BHK | 2,320 – 2,620 sq ft | ~1,415 – 1,605 sq ft | ₹2.95 Cr – ₹3.33 Cr | ₹12,700 /sq ft |
Rates step up with configuration size — standard, and driven by the higher proportion of external wall, corner position and balcony per square foot in the larger units.
Floor Plans
There is no compact tier — and that is the point
The single most important thing to understand about this plan is what is absent. There is no 2 BHK. The smallest home here is a 1,540 sq ft three-bedroom.
That is a deliberate positioning choice and it follows from the density. Twelve acres carrying 850 homes is roughly 71 apartments per acre, against 100 to 130 for comparable East Bengaluru high-rise launches. A developer chasing volume at this land cost would have added a 1,100 sq ft two-bedroom tier and pushed the unit count past 1,200. Nambiar has instead used the same land for fewer, larger homes — consistent with the low-density, landscape-first planning it has applied at Bellezea, Ellegenza and District 25.
For a buyer this has two consequences. The resident mix skews to settled families and multi-generational households rather than to short-stay rental tenants, which changes how a community feels and how its association behaves. And the entry ticket is materially higher: roughly ₹1.96 crore all-in, against the ₹1.3–1.5 crore that a 2 BHK in this corridor would command.
Across four blocks and twenty-one levels, 850 homes works out to about ten apartments per floor plate — mid-range for Bengaluru. The site density, not the plate count, is this project's differentiator, and it is worth saying so plainly.
Floor Plans
3 BHK — 1,540 to 1,760 sq ft
The entry configuration and the volume product, sized where most East Bengaluru three-bedroom stock sits.
Layout. A living and dining space planned as a single volume with a defined dining zone rather than a corridor with furniture in it; a kitchen with a utility balcony for the washing machine, drying and dry storage; a master suite with attached bathroom and a wardrobe run; two further bedrooms served by a common bathroom, with the larger plans attaching the second; and a balcony off the living space.
The 1,540 versus 1,760 decision. Both are true three-bedroom homes. The larger plan buys a second attached bathroom, a deeper balcony and enough width in the third bedroom for a desk alongside the bed. For a household with two children, or one child and a regular guest, the step is usually worth it.
Buyer profile. Families working at ITPL, the Whitefield SEZ cluster or the Hoskote industrial belt; households upgrading from a two-bedroom elsewhere in East Bengaluru; and buyers priced out of an equivalent three-bedroom inside Whitefield proper, where ₹15,000 per sq ft is common.
Floor Plans
3.5 BHK — 1,870 to 2,050 sq ft
The configuration that does most of the work in this plan, and the one least well understood by buyers.
What the half-room actually is. A 3.5 BHK is a three-bedroom home plus a smaller fourth room — typically 80 to 110 sq ft — that is not sized as a full bedroom. In practice it becomes a study, a home office, a nursery, a live-in help's room, or a prayer room. It is the most flexible square footage in the apartment because its use changes as the household does.
Layout. A larger living and dining volume with the balcony extended along the living edge; a kitchen with separate utility; a master suite with attached bathroom, walk-in wardrobe and its own balcony access in the larger plans; two further bedrooms, at least one attached; the half-room off the living or entry area; and a powder room — the single most useful addition in a family home, because it keeps guests out of the bedroom wing.
Why it matters here. In a Whitefield-corridor project drawing buyers from a technology workforce where hybrid working is the norm, a dedicated work room that does not consume a bedroom is a first-order requirement rather than a luxury. This tier exists because the demand for it is real.
Buyer profile. Two-income households where at least one person works from home two or three days a week; families wanting a guest or help arrangement without giving up a child's room; and buyers who want 4 BHK flexibility at a three-bedroom ticket.
Floor Plans
4 BHK — 2,320 to 2,620 sq ft
The top tier, and where the low-density planning pays off most visibly.
Layout. A large living and dining volume with a wide balcony; a kitchen with separate utility and provision for a service entrance; a master suite with attached bathroom, walk-in wardrobe and balcony access; three further bedrooms, at least two attached; a powder room; and in the largest plans a maid's room with attached toilet.
Corner positioning. The 4 BHK units occupy corner positions on the plate. That is a consequence of where a 2,500 sq ft unit has to sit rather than an upgrade option, and it is what gives these homes two external aspects, light from two directions and genuine cross-ventilation. On a site with generous inter-block setbacks, those corner aspects look out over landscape rather than into another tower.
Buyer profile. Multi-generational households — the maid's room and the fourth bedroom are what make a three-generation arrangement work; senior professionals in the Whitefield SEZ cluster; and buyers who would be paying ₹15,000 per sq ft or more for the equivalent inside Whitefield proper. On 2,500 sq ft that spread is roughly ₹50 lakh.
Floor Plans
Carpet area versus super built-up — read this before you compare
Every price in the Indian apartment market is quoted against super built-up area. Every RERA registration and every sale agreement states carpet area. They are different numbers, and the gap between them is where most buyer confusion lives.
- Carpet area is the usable floor area inside the apartment walls — what you can actually lay carpet on. RERA defines it precisely and it is the legally binding figure.
- Built-up area adds wall thickness and balcony area.
- Super built-up area adds a proportionate share of common areas: lobbies, corridors, staircases, lift shafts, clubhouse, services.
The carpet-to-super-built-up ratio is the efficiency, typically 60–65% in Bengaluru high-rises. A project with extensive common amenity carries a lower ratio because there is more common area to apportion.
The comparison rule: convert everything to a rate per square foot of carpet before you compare two projects. ₹12,000 per sq ft at 65% efficiency is ₹18,462 per sq ft of carpet. The same ₹12,000 at 58% efficiency is ₹20,690 — twelve per cent more expensive for the same money, and invisible in the headline rate. Run this calculation against Assetz Marq on the same road, which is the most directly comparable branded product available. When the RERA registration is published, its carpet areas are the numbers to use.
A specific caution on the 3.5 BHK. Check whether the half-room's area is counted in the carpet figure and whether it has an openable window. A "3.5 BHK" whose extra room is an internal box with no ventilation is a corridor with a door, and it should not carry a bedroom's price per square foot.
Floor Plans
Basement and ground floor infrastructure
Parking sits across basement and podium levels at a ratio sized for the configuration mix. With every home a three-bedroom or larger, a high proportion of households will hold two vehicles, and the allocation should be planned for that rather than a single-car default — worth confirming explicitly, because an all-large-format plan puts more pressure on parking than a mixed one. Visitor parking is provided separately at grade near the entry so that guest vehicles do not consume resident bays.
EV charging provision is built into the basement layout at design stage. Confirm it on the specification sheet at launch — retrofitting EV capacity into a completed basement is among the most expensive things a residents' association can be asked to fund.
Each block's ground level carries the lobby, the mail and package room and the services core. Fire refuge floors are provided at the intervals required for a Ground+20 building under Karnataka Fire and Emergency Services rules.
Floor Plans
Space planning guidance
Choose the floor before the unit. In a Ground+20 block, floors 5 to 14 are the practical sweet spot — high enough to clear the tree line and the road noise from Whitefield–Hoskote Road, low enough that lift dependence stays manageable and the walk down in a power cut is survivable. Floors 15 to 20 buy the long sightlines toward the Whitefield skyline and command a premium.
Prioritise aspect over area. A 1,540 sq ft 3 BHK on a corner with a north–east aspect is a better home than a 1,760 sq ft unit facing due west in the middle of the plate. Bengaluru's west sun makes a west-facing living room unusable from three to six in the afternoon for much of the year, and floor area does not compensate.
Ask which way the block faces the road. Whitefield–Hoskote Road carries real peak traffic. On a twelve-acre site with generous setbacks the road noise should be well attenuated at the inner blocks, but a road-facing lower floor is a different proposition from an inner-facing one. Ask for the block layout and check.
Check the balcony depth, not just its presence. Under four feet holds a plant; five to six feet holds two chairs and a table.
Look at the utility. In a Bengaluru apartment the utility balcony carries the washing machine, the drying line, dry stores and often the water purifier. A shallow utility pushes all of that back into the kitchen.
Floor Plans
Fit-out specification
Expect the following at handover, to be confirmed against the specification sheet issued with the RERA registration:
| Element | Indicative specification |
|---|---|
| Structure | RCC framed, designed to Seismic Zone II |
| Walls | Concrete block masonry; internal smooth putty finish with emulsion |
| Flooring — living, dining, bedrooms | Large-format vitrified tile |
| Flooring — balconies and utility | Anti-skid ceramic or vitrified tile |
| Bathrooms | Ceramic wall tile to lintel height; anti-skid floor tile; branded CP fittings and sanitaryware |
| Kitchen | Granite or engineered stone counter with stainless steel sink; tiled dado above the counter; provision for chimney, hob and water purifier |
| Doors | Engineered main door with veneer finish and safety lock; flush internal doors |
| Windows | UPVC or powder-coated aluminium glazing with mosquito mesh provision |
| Electrical | Concealed FR copper wiring, modular switches, AC provision in living and all bedrooms |
| Backup | DG backup to common areas plus an allocation to each apartment |
| Water | Individual metering per apartment; treated water for flushing |
Floor Plans
Confirming these plans
The configurations and areas above are indicative, derived from the confirmed 3 / 3.5 / 4 BHK set, the sanctioned scheme parameters and Nambiar's plan conventions on comparable projects. The published floor plans, exact carpet areas and the final specification sheet are released with the Karnataka RERA registration and at launch. Register your interest to receive them, along with the unit availability chart, as soon as they are issued.
Buyer Questions
Nambiar Kannamangala Floor Plans — FAQ
Next step for Nambiar Kannamangala
Nambiar Kannamangala launches in Q4 2026. Pre-launch registrations receive the configuration and pricing sheet ahead of the public release, priority on floor and unit selection, and direct notification when the Karnataka RERA registration is published.