4.2 km awayPlotted Development
SLN NIDHI PALMS
SLN INFRA · Bengaluru East
Sep 2023started
Dec 2030target completion
Declared cost₹40.60 CrScale83 plotsAuthorityRERA Karnataka
HORIZONSearch & explore India’s real estate — the whole picture. gethorizon.in1.2 lakh+ projects · 78k+ builders · 600+ micro-markets · across 22 states
Detailed ReportTivoli Hills Phase 3
01
Complete project overview
RERA Karnataka · Registration filing- Plots
- 111 plots
- Land area
- 34,685 sq m
- Covered area
- 20,125 sq m
- Open area
- 14,560 sq m
Timeline
Project startedOct 2021
RERA registeredOct 2021
Proposed completionJun 2026
TodaySep 2026
Find your plot
Every plot the builder registered, with the carpet area they filed. Look yours up and check it against what you were shown.
UnitTypeTotal sq m
116Plot256.80
117Plot297.29
118Plot206.09
119Plot297.29
120Plot297.29
121Plot297.29
122Plot297.29
123Plot297.29
124Plot297.29
125Plot297.29
126Plot139.36
127Plot232.26
128Plot139.36
129Plot139.36
130Plot139.36
131Plot139.36
132Plot139.36
133Plot139.36
134Plot139.36
135Plot139.36
136Plot139.36
137Plot139.36
138Plot139.36
139Plot101.16
140Plot139.36
141Plot139.36
142Plot98.85
143Plot74.37
144Plot71.26
145Plot111.48
146Plot111.48
147Plot111.48
148Plot111.48
149Plot111.48
150Plot111.48
151Plot111.48
152Plot111.48
153Plot111.48
154Plot139.36
155Plot127.35
156Plot126.25
157Plot143.61
158Plot134.73
159Plot125.79
160Plot135.27
161Plot128.95
162Plot112.80
163Plot114.96
164Plot117.17
165Plot145.91
166Plot123.72
167Plot116.38
168Plot1923.27
169Plot128.81
170Plot139.36
171Plot139.36
172Plot139.36
173Plot139.36
174Plot139.36
175Plot139.36
176Plot139.36
177Plot119.54
178Plot143.33
179Plot139.36
180Plot139.36
181Plot139.36
182Plot139.36
183Plot139.36
184Plot139.36
185Plot139.36
186Plot180.64
187Plot200.79
188Plot222.97
189Plot222.97
190Plot222.97
191Plot222.97
192Plot222.97
193Plot243.81
241Plot260.13
242Plot260.13
243Plot260.13
244Plot260.13
245Plot333.88
246Plot237.03
247Plot297.29
248Plot297.29
249Plot348.40
250Plot185.80
251Plot139.36
252Plot139.36
253Plot139.36
254Plot139.36
255Plot139.36
256Plot139.36
257Plot139.36
258Plot139.36
259Plot139.36
260Plot139.36
261Plot126.23
262Plot111.06
263Plot139.36
264Plot139.36
265Plot139.36
266Plot139.36
267Plot139.36
268Plot139.36
269Plot139.36
270Plot139.36
271Plot139.36
272Plot139.36
273Plot185.80
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion.
| Unit | Type | Total | Unit | Type | Total |
|---|---|---|---|---|---|
| 116 | Plot | 256.80 | 117 | Plot | 297.29 |
| 118 | Plot | 206.09 | 119 | Plot | 297.29 |
| 120 | Plot | 297.29 | 121 | Plot | 297.29 |
| 122 | Plot | 297.29 | 123 | Plot | 297.29 |
| 124 | Plot | 297.29 | 125 | Plot | 297.29 |
| 126 | Plot | 139.36 | 127 | Plot | 232.26 |
| 128 | Plot | 139.36 | 129 | Plot | 139.36 |
| 130 | Plot | 139.36 | 131 | Plot | 139.36 |
| 132 | Plot | 139.36 | 133 | Plot | 139.36 |
| 134 | Plot | 139.36 | 135 | Plot | 139.36 |
| 136 | Plot | 139.36 | 137 | Plot | 139.36 |
| 138 | Plot | 139.36 | 139 | Plot | 101.16 |
| 140 | Plot | 139.36 | 141 | Plot | 139.36 |
| 142 | Plot | 98.85 | 143 | Plot | 74.37 |
| 144 | Plot | 71.26 | 145 | Plot | 111.48 |
| 146 | Plot | 111.48 | 147 | Plot | 111.48 |
| 148 | Plot | 111.48 | 149 | Plot | 111.48 |
| 150 | Plot | 111.48 | 151 | Plot | 111.48 |
| 152 | Plot | 111.48 | 153 | Plot | 111.48 |
| 154 | Plot | 139.36 | 155 | Plot | 127.35 |
| 156 | Plot | 126.25 | 157 | Plot | 143.61 |
| 158 | Plot | 134.73 | 159 | Plot | 125.79 |
| 160 | Plot | 135.27 | 161 | Plot | 128.95 |
| 162 | Plot | 112.80 | 163 | Plot | 114.96 |
| 164 | Plot | 117.17 | 165 | Plot | 145.91 |
| 166 | Plot | 123.72 | 167 | Plot | 116.38 |
| 168 | Plot | 1923.27 | 169 | Plot | 128.81 |
| 170 | Plot | 139.36 | 171 | Plot | 139.36 |
| 172 | Plot | 139.36 | 173 | Plot | 139.36 |
| 174 | Plot | 139.36 | 175 | Plot | 139.36 |
| 176 | Plot | 139.36 | 177 | Plot | 119.54 |
| 178 | Plot | 143.33 | 179 | Plot | 139.36 |
| 180 | Plot | 139.36 | 181 | Plot | 139.36 |
| 182 | Plot | 139.36 | 183 | Plot | 139.36 |
| 184 | Plot | 139.36 | 185 | Plot | 139.36 |
| 186 | Plot | 180.64 | 187 | Plot | 200.79 |
| 188 | Plot | 222.97 | 189 | Plot | 222.97 |
| 190 | Plot | 222.97 | 191 | Plot | 222.97 |
| 192 | Plot | 222.97 | 193 | Plot | 243.81 |
| 241 | Plot | 260.13 | 242 | Plot | 260.13 |
| 243 | Plot | 260.13 | 244 | Plot | 260.13 |
| 245 | Plot | 333.88 | 246 | Plot | 237.03 |
| 247 | Plot | 297.29 | 248 | Plot | 297.29 |
| 249 | Plot | 348.40 | 250 | Plot | 185.80 |
| 251 | Plot | 139.36 | 252 | Plot | 139.36 |
| 253 | Plot | 139.36 | 254 | Plot | 139.36 |
| 255 | Plot | 139.36 | 256 | Plot | 139.36 |
| 257 | Plot | 139.36 | 258 | Plot | 139.36 |
| 259 | Plot | 139.36 | 260 | Plot | 139.36 |
| 261 | Plot | 126.23 | 262 | Plot | 111.06 |
| 263 | Plot | 139.36 | 264 | Plot | 139.36 |
| 265 | Plot | 139.36 | 266 | Plot | 139.36 |
| 267 | Plot | 139.36 | 268 | Plot | 139.36 |
| 269 | Plot | 139.36 | 270 | Plot | 139.36 |
| 271 | Plot | 139.36 | 272 | Plot | 139.36 |
| 273 | Plot | 185.80 | |||
02
Builder’s track record
RERA Karnataka · Builder registrationTHills formerly known as Jaganmata Property Developers Private Limited
Bengaluru UrbanBased in
2Projects
1City
2021–2026Active
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
415 plotson the public record across 2 projects
1,23,569 sq mplotted area
1,23,569 sq mland declared
₹183.43 Crdeclared build cost
Build cost is what the builder declared it costs to build — land plus construction, at registration. It gives a sense of how big a builder this is — not a price you pay, not build quality, and not whether they finish on time.
Every project Horizon has read from this builder, oldest first on the timeline. Dates are the project’s start (where filed) and target-completion dates on the RERA filing; delivery isn’t reported here.
03
Location & price analysis
RERA Karnataka · Registration filing- This project
- 16 new projects last year
- 417 nearby projects
- Taluk
- Bengaluru North
- District
- Bengaluru Urban
- Pincode
- 560042
- Address
- SY. NOS. 99/4, 99/3, 99/2, 92/1, 92/3, 91, 90/1, 90/2, 85, 84/3B, 36, 18, NEELERI, GULLOBANAHALLI, DEVANAHALLI VILLAGES,
What’s nearby
SchoolsNearest school 1.1km away · College or university 776m away · Library 1.0km away
HealthcareHospital 1.1km away · 4 clinics within 1km · Pharmacy within 1km
LifestylePark 1.4km away · Gym or sports centre 1.7km away · 5 restaurants and cafes within 1km
ShoppingSupermarket 667m away · Convenience store within 1km · Bank 207m away
Getting around
Expressway 121 m · Outer Ring RoadPrimary road 254 m · Whitefield RoadRailway line 284 mMetro station 709m away (Krishnarajapura)4 bus stops within 500m
Water & environment
Water body 163 m · Narayanapura Kere
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹59.00 Cr declared to build 111 plots. What that works out to:
₹53.15 Lakhdeclared cost per plotall-in — land + construction
₹1,580/sq ftof plotted area₹17,009/sq m
57%of the cost is land₹896/sq ft of land
This is what the builder filed it costs to build — land plus construction, at registration — not a sale price. The gap to an asking price is their margin, taxes and anything the filing doesn’t carry.
04
Government Guidance Rate
Karnataka registration departmentIn Karnataka it’s called the guidance value.
No government guidance rate is shown for this project.
Karnataka's guidance-value gazettes are in Horizon's record, but this project's address doesn't name a place any of its sub-registrar's tables print.
That is a statement about what Horizon can place — not a sign that no rate exists, and not a signal about the project.
05
Planning authority
RERA Karnataka · Approved building planLayout Permit
The promised possession date (30 Jun 2026) has passed. This record can’t confirm whether the project was completed — that sign-off is the occupancy certificate, below.
The occupancy certificate — the proof that isn’t here
An approved plan is the government’s approval to build. It is not proof the project was built to that plan. That sign-off is the Occupancy Certificate (OC) — issued by the planning authority, the same body that approved the plan, not by RERA— and it isn’t in this record. Ask the builder for it, or check with the authority. Without an OC, banks may decline home loans, and any deviation from the approved plan carries penalty or demolition risk.
The approving body, at scale
BIAPPA
Urban Development Authority · Bangalore Airport Area Planning AuthorityHas approved 328 RERA projects — 3.8% of Karnataka.
a plotted-layout market — 30% apartments · 70% plotted layouts. Your plotted layout is this body's core business.
- Builders
- 236
- On record
- 20,448 flats · 19,692 plots
- Reach
- 8 taluks
- Since
- 2017
More layout-heavy than Karnataka overall — 70% plots here vs 38% statewide.
Volume and mix are context, not a verdict — a busier body isn’t a safer project. And this counts RERA-registered projects on Horizon’s record, not all construction.
06
Complaints & litigation
RERA Karnataka · public recordComplaints before RERA Karnataka
3 complaints · 1 disposed · 1 open · 1 with no clear status
A disposed complaint may have been resolved for or against the builder, and only disputes escalated to RERA Karnataka appear here at all.
| Number | Date | Status | |
|---|---|---|---|
| 01451/2025 | Application under section 12,18,19,31 r/w sections 71 and 72 of the real estate (regulation and development) act, 2016, r/w rule 30 of the karnataka real estate (regulation and development) rules 2017 | 8 Dec 2025 | Posted for orders — adjudicating officer |
| 01450/2025 | Memorandum of complaint under section 31 read with sections 18, 19 and 61 of the real estate (regulation and development) act, 2016. | 8 Dec 2025 | Under enquiry — authority bench 4open |
| CMP/220922/0010040 | Booking amount Not returned on Cancellation | 22 Sep 2022 | Disposed — authority bench 4 |
What the builder declared
Declared to RERA Karnataka- Litigation
- None declared in this filing
Only what the builder declared, or what RERA Karnataka records itself, can appear here — a case filed elsewhere and never declared would not.
Not a verdict. A complaint can be dismissed and a case can be won; an order can be appealed.
Not a clean bill. An empty record means nothing was filed with RERA Karnataka, or that this register doesn’t publish it — never that nothing happened.
07
Other projects nearby
The register · within 25 km198 plotted projects still under way within 25 km. Step out ring by ring:
Of the 417 projects the radar draws within 6 km — every kind, every stage — 1 is a plotted project still under way. This list keeps only those, and looks further out.
1 project between 3 and 6 km — showing the nearest 1.
Projects within 25 km, nearest first — closed ones excluded, nothing ranked. Distances from the filed coordinates.
What this record cannot tell you
- Build quality — no filing records how well it was actually built.
- Private disputes — only complaints escalated to the authority appear here.
- What it will be worth — the record is the past; it does not price the future.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with RERA Karnataka, as the builder submitted it.
- 02Builder's track record
- RERA Karnataka: the builder's registration.
- The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
- 03Location & price analysis
- Address, pincode and declared cost: the RERA Karnataka filing.
- Coordinates: geocoded by Horizon from the filed address with Google Geocoding, matched to the exact address.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- The Horizon Radar: the RERA-registered projects Horizon holds within 6 km of these coordinates.
- Map: © OpenStreetMap contributors (ODbL).
- 04Government Guidance Rate
- No government guidance rate could be matched to this project from Karnataka's published schedules.
- 05Planning authority
- RERA Karnataka: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 06Complaints & litigation
- Complaints before RERA Karnataka.
- 07Other projects nearby
- The RERA-registered projects Horizon holds within 25 km of these coordinates.
Compiled by Horizon from public records. Each fact is reproduced as its source publishes it, and Horizon does not verify filings on the ground. The live record: gethorizon.in/projects/tivoli-hills-phase-3-bengaluru-north-36xvnn9b.
Horizon does not rate, review, score or signal, and it gives no verdict, opinion or forecast. Its only aim is to seek the truth through data: what the public record says, where each fact comes from, and where the record is silent. Nothing in this document is legal, financial or investment advice; what to make of it is yours to decide.