📍 Area photo · Doddaballapur Road© Shishirdasika · CC BY-SA 4.0PlotGoyal Orchid Nirvana Plots
by Goyal & Co. (Hariyana Group) · Kurubarakunte, North Bengaluru · North Bengaluru
Project score only — not a price check or legal clearance.
Price is from a listing or old data. We give no fair-price or buy verdict until it's checked.
Scored on 3 of 6 factors · #311 of 325. Analysis, not a recommendation.
No RERA number on file. Title and approvals need a lawyer — Legal Desk.
We don't give a buy or negotiate verdict yet — either the price hasn't been verified with the developer, or unit sizes aren't published so the real ₹/sqft can't be checked. Get the builder's own cost sheet before deciding.
Why
- ● Price and details come from a third-party listing (Square Yards) and haven't been checked with the developer yet.
- ● Possession is about 53 months away — factor in rent and delay risk.
- ● Goyal & Co. (Hariyana Group) is not yet rated by AlphaDesk — check its RERA history before booking.
Plot planner
Site cost at ₹8,000/sqft · area plot benchmark ₹6,750/sqft (19% above)
| Site | Land | + registration | House you can build | Plot + house |
|---|---|---|---|---|
| 20×30 · 600 sqft | ₹48 L | +₹4 L | 1,050 sqft | ₹81 L |
| 30×40 · 1,200 sqft | ₹96 L | +₹7.7 L | 2,100 sqft | ₹1.62 Cr |
| 30×50 · 1,500 sqft | ₹1.2 Cr | +₹9.5 L | 2,625 sqft | ₹2.03 Cr |
| 40×60 · 2,400 sqft | ₹1.92 Cr | +₹15 L | 4,200 sqft | ₹3.25 Cr |
- • DC (land-use) conversion order for the layout
- • Approved layout plan with your site number
- • Site release order from the approving authority
- • Clean title deed and 30-year EC
House size assumes a buildable ratio (FAR) of 1.75 and ₹2,800/sqft standard construction — both estimates; your road width and contractor quotes decide the real numbers.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Dasarahalli (Green) — 25.64 km, a drive away. Doddajala on the Blue line (7.2 km) is still under construction.✕ Doesn't hold
- “Best price / launch offer”We haven't verified this price with the developer yet, so we don't judge it — compare the builder's cost sheet with nearby projects.? Verify
- “Possession by Mar 2031”Compare it with the completion date registered on K-RERA. This builder's public record reads as high delay risk — a qualitative read, not odds for this project.✕ Doesn't hold
- “Great investment, high appreciation”Likely ~7.7% a year (appreciating) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.45 Cr in 5 years.? Verify
- “24×7 water, premium living”In Doddaballapur Road & Rajanukunte, tanker and borewell dependence is common; flood risk is low. Ask residents of nearby buildings about summer water.✕ Doesn't hold
- “Trusted developer”Goyal & Co. (Hariyana Group) isn't rated by AlphaDesk yet — check its past projects and complaints on rera.karnataka.gov.in.? Verify
- “All approvals in place”Ask for the RERA number, title deed + 30-year EC, sanctioned plan and (if ready) OC — and verify each yourself.? Verify
Is the price fair?
Fair range estimated from Doddaballapur Road & Rajanukunte's typical rate and other projects in the area.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹2.7 L / ₹5.4 L / ₹11 L in rent + loan interest.
Open the engine →Bear · base · bull yearly return on your cash if rented out, under assumed area growth and rent. Not a forecast.
Open the engine →There's no checked price to negotiate from yet — ask for the builder's itemised cost sheet.
Open the engine →GST, stamp duty and registration on top of the listed ₹88 L (₹99 L in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Doddaballapur Road & Rajanukunte's assumed growth and rent, 25% down and an 8.5% loan. Delivery risk is a qualitative read of the builder's record — not a probability for this project.
What taxes add to the listed price
GST, stamp duty, cess and registration on the price on a public listing of ₹88 L. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GSTdepends
- Stamp duty @ 5%+₹4.4 L
- Cess (10% of duty)+₹44,000
- Surcharge (2% of duty)+₹8,800
- Registration fee @ 2%+₹1.8 L
Karnataka rules as listed in the Builder Quote Analyzer. Stamp duty is charged on the higher of the price and the guidance value.
Your real commute from here
Peak-hour door-to-door estimates to Bengaluru's big job hubs — by road and, where it's faster, by running metro.
- Airport / Aerospace Park10.7 km🚗 Road58 min
- Manyata Tech Park22.4 km🚗 Road116 min
- Yeshwanthpur / WTC / Peenya26.9 km🚗 Road138 min
- Bagmane / CV Raman Nagar30.2 km🚗 Road154 min
- MG Road / CBD30.5 km🚗 Road155 min
- Whitefield / ITPL31.8 km🚗 Road162 min
Model estimate: road ≈ 17 km/h at peak; metro adds walk/auto to the station and ~2.2 min a stop. Test it once at 9 am before you book.
Score breakdown
The AlphaScore is an analytical project score — not a price check and not a legal clearance. Weights shown in brackets. Left out for lack of evidence: price fairness, builder trust, investment return — the score is re-weighted over the rest, never filled with a guess.
Connectivity, jobs, schools and daily needs
How quickly and well it would sell later
Layout, amenities, maintenance and water
What it costs you every month
Smallest unit (₹88 L), 70% loan at 8.5% for 20 years.
- EMI₹53,458
- Property tax₹587
Estimates: maintenance ≈ ₹4/sqft/month, property tax ≈ 0.08% of value a year. Your bank's rate and the builder's maintenance figure will change these.
Can I afford it?
For a ₹88 L home, 20-year loan.
EMI under 35% of income — healthy. If rates rise 2%, EMI becomes ₹65,893 (26% of income).You're short ₹7.7 L in upfront cash (banks lend at most 75%).
Illustration: 5 years at the area's trend
A what-if, not a forecast: the listed (unverified) price grown at Doddaballapur Road & Rajanukunte's estimated trend of 12% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 2.7% a year — roughly ₹19,800 a month on a ₹88 L home.
Questions to ask the sales team
Built from what's still unknown about this project. Ask them in writing — keep the answers.
- 1What is the RERA registration number for the tower/phase I'm buying in?
- 2What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 3Is Mar 2031 the RERA-committed date, and what delay compensation does the agreement promise?
- 4Which projects has Goyal & Co. (Hariyana Group) delivered in Bengaluru, and were they on time?
- 5Can I see the DC conversion order, the approved layout plan and the site-release order for my plot?
- 6What is the monthly maintenance for the layout before and after I build, and who maintains it?
- 7How wide is the road in front of my plot, and how many floors can I build?
- 8Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
Goyal Orchid Nirvana Plots: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Goyal Orchid Nirvana Plots?
Listings show Goyal Orchid Nirvana Plots from about ₹88 L, but this price has not been checked with Goyal & Co. (Hariyana Group) — ask the developer for the latest itemised cost sheet before deciding.
Where is Goyal Orchid Nirvana Plots located?
Goyal Orchid Nirvana Plots is in Kurubarakunte, North Bengaluru, in the Doddaballapur Road & Rajanukunte area of North Bengaluru, about 25.64 km (straight line) from Dasarahalli metro station.
When is possession of Goyal Orchid Nirvana Plots?
Possession of Goyal Orchid Nirvana Plots is Mar 2031. Compare it with the date in your agreement.
What home sizes does Goyal Orchid Nirvana Plots offer?
Goyal Orchid Nirvana Plots offers Plots, sized 1,100–2,400 sqft.
Who is the developer of Goyal Orchid Nirvana Plots?
Goyal Orchid Nirvana Plots is by Goyal & Co. (Hariyana Group). AlphaDesk hasn't rated Goyal & Co. (Hariyana Group)'s delivery record yet — check its past projects on the RERA portal.
Is Goyal Orchid Nirvana Plots a good buy?
AlphaDesk doesn't give a buy verdict on Goyal Orchid Nirvana Plots until its price is checked with the developer. Its project score is 58/100 on location, builder record and living comfort.
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Scores use AlphaDesk market reference data reviewed July 2026 and analyst assessments; prices change, so confirm the current price list with the builder. Guidance only, not legal or financial advice.