Overview
Nambiar Kannamangala — Project Overview
Nambiar Kannamangala is a twelve-acre residential development by Nambiar Builders on Whitefield–Hoskote Road near Ardendale, at Khajisonnenahalli in the Kannamangala belt of East Bengaluru. The scheme is planned as four Ground+20 blocks carrying approximately 850 apartments in 3, 3.5 and 4 BHK configurations, on a parcel sanctioned by the Bangalore Development Authority. Launch is scheduled for Q4 2026 and completion is targeted for March 2031. Nikoo Homes 8 adds a same-city project reference for buyers reading the overview through product format, buyer profile, and what still needs document-backed confirmation.
12
Acres
4
Blocks · G+20
~850
Apartments
~71
Homes / Acre
Overview
What the project is
Twelve acres, four blocks, twenty-one habitable levels, around 850 homes. Those numbers describe the project more precisely than any adjective, and the important one is the ratio between the first and the last.
Density works out to roughly 71 apartments per acre. For a Ground+20 scheme that is low. Comparable East Bengaluru high-rise launches run 100 to 130 homes per acre, and the large township schemes in this same belt run higher still. Twelve acres carrying only 850 homes means tower coverage of roughly a fifth to a quarter of the site, with three-quarters or more available for landscape, circulation, amenity and below-ground services.
That is the product. It is not incidental, and it is not new for this developer: low-density, landscape-first planning is Nambiar Builders' documented signature. Across Bellezea, Ellegenza and the 100-acre District 25 township, the company has consistently preserved open space rather than maximising saleable area — even where the land economics would have supported more.
Across four blocks and twenty-one levels, 850 homes works out to about ten apartments per floor plate. That is mid-range for Bengaluru rather than exceptional, and it should be read honestly: the differentiator on this project is the site density, not the plate count.
Overview
Nambiar Builders
Nambiar Builders Private Limited was founded in 2009 and has delivered 12+ million sq ft across roughly 250 acres in Bengaluru. It built its reputation on boutique villa and row-house communities off Sarjapur Road before scaling decisively into master-planned township development, and it carries an aggregate buyer rating of about 4.2 out of 5 across roughly 410 public reviews.
The flagship is Nambiar District 25 at Muthanallur Cross on Sarjapur Road — approximately 100 acres planned for more than 5,400 homes, delivered in phases. Its Karnataka RERA record is the most useful credential available for a buyer evaluating this pre-launch: Nambiar District 25 keeps the nambiar-builders shortlist grounded in the local basics: commute, configuration, usable amenities, and the documents a buyer should verify.
| Phase | Registration | Promoter | Registered |
|---|---|---|---|
| District 25 Phase 1 | PRM/KA/RERA/1251/308/PR/100125/007377 | Nambiar Ensemble Residential Projects LLP | Jan 2025 |
| District 25 Phase 2 | PRM/KA/RERA/1251/308/PR/200825/008011 | Nambiar Ensemble Residential Projects LLP | Aug 2025 |
| District 25 Phase 3 | PRM/KA/RERA/1251/308/PR/260526/008686 | Nambiar Ensemble Residential Projects LLP | May 2026 |
Three registered phases in eighteen months, the most recent three months ago, on a project ten times the size of this one. That is current, checkable evidence of an organisation executing at scale right now — not a historical claim.
The villa pedigree is separately registered: Ellegenza Phase I, Phase I Extension, Extension-2 and Phase II, and Bellezea Phase IV, Phase V and Bellezea-Annex (PRM/KA/RERA/1251/308/PR/171014/000552), all filed by Nambiar Builders Private Limited. Millenia Muthanallur is registered under Nambiar Enterprises LLP.
Note the SPV pattern: District 25 runs through Nambiar Ensemble Residential Projects LLP, the villa communities through Nambiar Builders Private Limited, Millenia through Nambiar Enterprises LLP. Expect this project to register under a project-specific Nambiar entity, and check that the entity on the RERA certificate matches the one on your sale agreement.
This is Nambiar's entry into East Bengaluru's Whitefield–Hoskote corridor. The company's existing footprint is south-east — the Sarjapur and Outer Ring Road belt — with recent expansion south into Bannerghatta Road and Kanakapura Road. Kannamangala is a new corridor for the brand, which is worth stating plainly: the developer brings a strong Bengaluru record but not local operating history on this specific road.
Overview
Project rationale — a corridor between two corridors
Kannamangala sits at a junction that is easy to miss from a listing page. The Whitefield–Hoskote Road runs north-east out of Whitefield toward Hoskote, and this stretch is bracketed by two separate growth stories.
To the south-west: Whitefield. ITPL at roughly 8 km, the SEZ cluster — Brigade Tech Gardens, Prestige Shantiniketan, EPIP — at 8 to 11 km, the Purple Line terminus at Kadugodi at about 6 km, and apartment stock priced ₹13,000 to ₹17,800 per sq ft.
To the north-west, 1.8 km away: Budigere Cross, where Old Madras Road (NH-75) crosses. That is the flyover that carries traffic west into the city via KR Puram and east toward Kolar, and the node around which the Brigade Orchards and Godrej Air cluster established OMR-north as a growth belt in its own right.
The practical value is two independent arterial exits. A household here commutes into Whitefield without entering Whitefield's internal traffic, and reaches Old Madras Road without crossing Whitefield at all. Very few East Bengaluru addresses have that.
The financial value is the gap. Kannamangala averages around ₹13,133 per sq ft; Assetz Marq, a 22-acre community in the same village on the same road, transacts between ₹12,000 and ₹15,500. Whitefield proper runs ₹13,000 to ₹14,800. An indicative ₹11,400 to ₹12,700 enters below all of it — which is what a pre-launch on a less-mature stretch of the same road should do.
Overview
Technical specification
| Element | Detail |
|---|---|
| Site area | 12 acres (~522,720 sq ft) |
| Blocks | 4 |
| Levels | Ground + 20 (21 habitable levels) |
| Units | ~850 |
| Density | ~71 homes per acre |
| Units per floor plate | ~10 |
| Indicative saleable area | ~1,615,000 sq ft |
| Indicative FSI | ~3.1 |
| Configurations | 3 BHK (1,540–1,760 sq ft), 3.5 BHK (1,870–2,050 sq ft), 4 BHK (2,320–2,620 sq ft) |
| Parking | Basement and podium levels; visitor parking at grade |
| Structure | RCC framed structure designed to Seismic Zone II requirements |
| Approving authority | Bangalore Development Authority (BDA) |
A note on circulating figures. Several listing sites — including general property portals — describe this project as offering 3, 3.5 and 4 BHK with an indicative January 2027 possession. The specification above follows the developer's project information sheet: 3, 3.5 and 4 BHK, completion March 2031. The January 2027 date cannot be reconciled with a Q4 2026 launch and should not be relied on. The twelve-acre land extent is the one figure on which the sheet and the listing sites agree.
Overview
Regulatory status
The parcel is BDA-approved. Karnataka RERA registration has been applied for and the number is awaited — verified against the state register on 10 August 2026, where no registration exists for any project at Kannamangala, Khajisonnenahalli or Whitefield–Hoskote Road under a Nambiar entity.
Two rules follow:
- No booking should be made until the registration is verifiable at rera.karnataka.gov.in. A pre-launch expression of interest is not a booking; a payment against an allotment is.
- Reject any "RERA number" containing
/AG/. That segment marks an *agent* registration — a broker's own licence — not a project registration. Karnataka project registrations carry/PR/. Agent numbers are routinely published in the project RERA field on third-party marketing sites for pre-launch projects in Bengaluru, and they say nothing about a project's approvals, title or completion commitment.
Overview
Sustainability and services
The infrastructure programme is specified to what an 850-home community on twelve acres actually generates:
- Sewage treatment plant sized for full occupancy, with treated water reused into landscape irrigation and flushing. On a site where three-quarters of the area is open, that reuse loop is what keeps the landscape alive through a Bengaluru summer without drawing on potable supply.
- Rainwater harvesting across the full site catchment with recharge structures, per BWSSB requirements. East Bengaluru's groundwater position makes this operationally consequential rather than a compliance box.
- Power backup — DG capacity covering all common areas plus a backup allocation to every apartment.
- Organic waste conversion at source, with segregated dry-waste handling on a service route separated from the resident arrival sequence.
- EV charging provision built into the basement parking layout at design stage.
- Solar for common-area and landscape lighting; LED throughout common areas.
- Individual water metering per apartment.
Overview
Timeline
| Milestone | Target |
|---|---|
| Karnataka RERA registration | Applied; number awaited |
| Launch | Q4 2026 |
| Construction commencement | Following registration and launch |
| Structural completion | Indicative 2029–2030 |
| Completion / handover | March 2031 |
A roughly four-and-a-half-year horizon from launch to handover on four Ground+20 blocks is a reasonable schedule. Treat March 2031 as the developer's target until it is written into the RERA registration with a penalty clause attached — and disregard the January 2027 date carried by some listing sites.
Buyer Questions
Nambiar Kannamangala Overview — FAQ
/PR/. A number containing /AG/ is an agent registration — a broker's own licence to sell — and says nothing about a project's approvals, land title, sanctioned plan or completion commitment. Agent numbers are routinely published in the "RERA" field on third-party marketing sites for pre-launch projects. Reject anything containing /AG/.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.