Living Atlas / project dossier
Shizen Valley Homes
Costs, daily life, future evidence and your decision — in order.
Money
Developer cost break-up sheet · Shizen villas: GST included in the cost sheet; stamp duty and registration extra at actual. Shizen plots: no GST; Tamil Nadu stamp duty and registration are extra. Indicative; subject to revision.
₹6,500 per sq ft built-up (basic). GST included in the cost sheet; stamp duty and registration extra at actual.
Plots from about ₹5,882 to ₹6,000 per sq ft of land (indicative, confirm with sales) · Owner-stated, indicative · No GST on plots. Tamil Nadu stamp duty and registration are extra. Indicative; subject to revision.
2,130 sq ft built-up · 1,200 sq ft site
Total consideration: ₹1,53,79,750 · excl. stamp duty/registration
Basic: ₹6,500/sq ft built-up · All-in, excl. stamp duty: ₹7,221/sq ft built-up
| Basic value | ₹1,38,45,000 |
|---|---|
| TANGEDCO & power back-up | ₹2,50,000 |
| Clubhouse, amenities & facilities | ₹5,32,500 |
| Service charges (legal & registration) | ₹50,000 |
| GST (5% on 2/3rds of items 5–8) | ₹4,89,250 |
| Individual villa plan approval fees | ₹2,13,000 |
2,550 sq ft built-up · 1,500 sq ft site
Total consideration: ₹1,83,51,250 · excl. stamp duty/registration
Basic: ₹6,500/sq ft built-up · All-in, excl. stamp duty: ₹7,197/sq ft built-up
| Basic value | ₹1,65,75,000 |
|---|---|
| TANGEDCO & power back-up | ₹2,50,000 |
| Clubhouse, amenities & facilities | ₹6,37,500 |
| Service charges (legal & registration) | ₹50,000 |
| GST (5% on 2/3rds of items 5–8) | ₹5,83,750 |
| Individual villa plan approval fees | ₹2,55,000 |
Built-up area on request · 900 sq ft site
Price on request
900 sq ft land
Indicative basic value: ₹52,93,800–₹54,00,000 · Indicative basic value, before Tamil Nadu stamp duty, registration and other charges. No GST on plots. Subject to revision. · No GST on plots. Tamil Nadu stamp duty and registration are extra. Indicative; subject to revision.
1,200 sq ft land
Indicative basic value: ₹70,58,400–₹72,00,000 · Indicative basic value, before Tamil Nadu stamp duty, registration and other charges. No GST on plots. Subject to revision. · No GST on plots. Tamil Nadu stamp duty and registration are extra. Indicative; subject to revision.
1,500 sq ft land
Indicative basic value: ₹88,23,000–₹90,00,000 · Indicative basic value, before Tamil Nadu stamp duty, registration and other charges. No GST on plots. Subject to revision. · No GST on plots. Tamil Nadu stamp duty and registration are extra. Indicative; subject to revision.
about 2,500–3,000+ sq ft
Price on request
Price vs micro-market · plot land rates only
Shizen plots: about ₹5,882–₹6,000/sq ft · no GST; Tamil Nadu stamp duty and registration extra · Owner-stated, indicative. Neutral position against unverified listings; not a valuation.
Housing.com listing · 2026 · Listing, unverified
Housing.com listing · 2026 · Listing, unverified
Housing.com listing · 2025 · Listing, unverified
NoBroker blog, Jun 2026 · 2026 · Listing, unverified
99acres / Square Yards via developer plan · 2026 · Listing, unverified
99acres / Square Yards via developer plan · 2026 · Listing, unverified
99acres / Square Yards via developer plan · 2026 · Listing, unverified
99acres / Square Yards via developer plan · 2026 · Listing, unverified
Older Hosur layouts list at ₹900 to ₹1,100 per sq ft; these are mature, much larger layouts and are not like-for-like with a new gated villa and plot community.
Bagalur Road average sale price · ₹6,400/sq ft · Locality average, mixed property types; not a plot benchmark · Square Yards locality page · 2026 · Listing, unverified
Bagalur Road resale-plot listings · Seller listings include DTCP-approved inventory from Lux Grand Properties and NBR Builders; prices and availability are unverified · Square Yards Bagalur Road resale listings · 2026 · Listing, unverified
Price vs micro-market · villas only
Mahidhara Fortune City, Attibele · Villas from ₹63.2 lakh · · JLL Homes listing · 2026 · Listing, unverified. Different villa specification; not a like-for-like valuation.
Sree Kayilash Enclave · ₹5,200/sq ft · ₹45 lakh–₹84.99 lakh · 2 BHK 900 sq ft; 3 BHK 1,400 sq ft; 4 BHK 1,600 sq ft · Housing.com listing · 2026 · Listing, unverified. Different villa specification; not a like-for-like valuation.
Booking advance · 10% · ₹15,37,975
Within 15 days of booking · 25% · ₹38,44,937.50
Plinth level · 7.5% · ₹11,53,481.25
Columns for GF · 7.5% · ₹11,53,481.25
GF roof concreting · 7.5% · ₹11,53,481.25
Columns for FF · 7.5% · ₹11,53,481.25
FF roof concreting · 7.5% · ₹11,53,481.25
Brick walls & plastering · 7.5% · ₹11,53,481.25
Flooring · 7.5% · ₹11,53,481.25
Electrical & plumbing · 7.5% · ₹11,53,481.25
Handover · 5% · ₹7,68,987.50
Developer cost break-up sheet · Shizen villas: GST included in the cost sheet; stamp duty and registration extra at actual. Shizen plots: no GST; Tamil Nadu stamp duty and registration are extra. Indicative; subject to revision.
Construction-linked. Stamp duty and registration extra at actual.
Enter your figures to calculate. No rate or income is assumed.
Plots earn no rent. The following figures are nearby house comparables, not rents achieved at this villa. Nallur / Hosur — comparable houses and villas · Nearby comparable rental evidence · 2026-09
2 BHK: ₹18,000–₹22,000/month · maintenance ₹0–₹1,500
3 BHK: ₹22,000–₹30,000/month · maintenance ₹0–₹3,000
Vacancy: 45–60 days · Comparable rented houses in the micro-market
Gross yield using nearby comparables: 1.40–2.34%. Annual rent ÷ your purchase price, before costs or vacancy. Not a rental projection for this villa.
Enter all values to see an outcome. No growth assumption is prefilled.
Illustrative. Not a forecast or assured return.
Resale score: 57/100 · Risk and exit depend on verified market liquidity.
Handover stage: see Overview. Employment depth: see Location.
Potential resale alternatives are mapped nearby; check actual transactions before relying on any exit estimate.
Overview
This pin is approximate; the site may be nearby, not exactly here. · 12.80005, 77.83171
Google Maps: https://www.google.com/maps/search/?api=1&query=12.8000493,77.8317069
Shizen Valley Homes
Nallur, Hosur, Tamil Nadu 635103
From developer brochure, to be verified
Buyers who can verify local amenities in person
You need approvals or specifications not yet documented
Developer: Sambhav Homes
Configurations: 30 × 30 plot · 900 sqft; 30 × 40 plot · 1,200 sqft; 30 × 50 plot · 1,500 sqft; Odd-size plots · about 2,500–3,000+ sqft; Villa · 30 × 40 plot · 2,130 sqft built-up; 1,200 sqft land; Villa · 30 × 50 plot · 2,550 sqft built-up; 1,500 sqft land
Plot dimensions: 30 × 30 ft (900 sq ft), 30 × 40 ft (1,200 sq ft), 30 × 50 ft (1,500 sq ft), Odd-size plots (about 2,500–3,000+ sq ft)
Handover: Phased handover
- 40 ft and 30 ft RCC roads with 5 ft footpaths
- Landscaped park and senior citizens' park
- Underground concealed services
- Centralised water supply with underground and overhead tanks
- STP
- Storm-water drains
- Solar street lights
- 360-degree CCTV
- Gated entry with security room
- Gym, yoga and physiotherapy centre
- Party hall and mini theatre
- Indoor games
- Pool with deck
- Badminton court
- Children's play area
Sambhav Homes
RERA: TNRERA/50/LO/2891/2025
Other Atlas projects: Krishna Mystiq
Location
Shizen Valley — the full area story
Nallur sits in Hosur, the Tamil Nadu side of the Bengaluru–Hosur belt. Each point below links to its source; distances are straight-line km.
Hosur sits at about 880 m above sea level — higher than most of the plains, one reason for its milder weather.
Wikipedia · Hosur · 2026
Hosur is nicknamed "Little England" and "Flower City".
Wikipedia · Hosur · 2026
Average temperature about 24.8°C; April warmest (about 29°C), December coolest (about 21°C); about 897 mm rain a year, wettest in October.
Note: Satellite-model data, not an IMD ground station.
Krishnagiri district's normal rainfall is 850.7 mm a year (actual 1,204.6 mm in 2022, 729.2 mm in 2023).
Hosur has an official CPCB air-quality monitoring station at SIPCOT Phase-1, so buyers can check live readings themselves.
aqicn.org (CPCB data) · 2026
Hosur's CPCB records average an AQI of about 90 ("Satisfactory"): cleanest in August (about 55), worst in December (about 109). About 74% of monitored days were Good or Satisfactory, and none were Severe.
Note: Based on 96 monitored days from one station. PM2.5 is still above the WHO guideline.
Live reading: check today's Hosur AQI.
Hosur Corporation is served by the Hogenakkal Combined Water Supply Scheme (Cauvery water), ₹1,928.80 crore, supplying 145 MLD across the district.
Tamil Nadu Government press release · 30 Sep 2025
Hogenakkal Phase 3 was cleared at ₹8,428.50 crore to treat 242.5 MLD more for Hosur, Krishnagiri and Dharmapuri — 38.81 lakh people.
Note: Approved; not yet delivering water.
Times of India · 2 Oct 2025
Hosur's ₹87.91 crore AMRUT water-distribution upgrade was over 95% complete in 2020.
The Hindu · 29 Jan 2020
Groundwater rating: Hosur block was rated "Safe", using 70% of its yearly recharge. Nearby Shoolagiri was 94% (Critical) and Krishnagiri 144% (Over-exploited).
Note: Latest block-wise table we could open; newer national figures are in the CGWB 2025 compilation.
Tamil Nadu PWD groundwater categorisation (G.O. Ms. 52) · Assessment as of Mar 2009
District groundwater in 44 observation wells sat about 5.8–11 m below ground (2020–2024 averages).
The Hosur Forest Division includes the Cauvery North Wildlife Sanctuary; Tamil Nadu notified three elephant corridors there in Aug 2026, all inside reserved forest.
The Hindu · 28 Aug 2026
Kelavarapalli Dam on the Thenpennai river — reservoir and park about 10 km from Hosur, irrigating 8,000 acres of Hosur and Shoolagiri farmland in 2025.
Krishnagiri District · The Hindu · Feb 2025
Sanamavu Reserve Forest lies near Hosur on the NH 844 corridor, with an elephant underpass proposed by NHAI.
The Hindu · 29 Apr 2023
Chandra Choodeswarar Temple, Hosur — hilltop Shiva temple with 11th-century Chola inscriptions; car festival every March–April.
Krishnagiri District · 2026
Kelavarapalli Dam Park — picnic spot about 10 km from Hosur.
Krishnagiri District · 2026
Rayakottai Fort — 14th-century Vijayanagara hill fort taken from Tipu Sultan in 1791; ASI-protected, on the NH 844 corridor.
Wikipedia · Rayakottai · 2026
Tata Electronics' Hosur iPhone campus grew to about 75,000 workers by Apr 2026 (from about 15,000 in 2023).
Economic Times · 30 Apr 2026
Hosur hosts Ashok Leyland, Titan, TVS Motor, Ather Energy, Stellantis, Caterpillar and Schaeffler.
Wikipedia · Hosur · 2026
SIPCOT Hosur (Phase I & II) was among SIPCOT's first two industrial estates; Ola Electric's ₹2,500 crore Future Factory is at Pochampally nearby.
The Hindu · 7 Apr 2022
A new 1,882-acre, ₹1,003 crore Shoolagiri industrial park is proposed, expected to employ about 14,000.
Note: Proposed; environmental clearance applied.
LiveChennai · 19 Jul 2025
Hosur became Tamil Nadu's 13th municipal corporation on 13 Feb 2019.
NH 44 (Bengaluru–Hosur Road) carries over 1.2 lakh vehicles (PCU) a day; NHAI is adding service roads at Chandapura, Veerasandra and other junctions.
Times of India · 2 Mar 2026
Satellite Town Ring Road (288 km): the Hoskote–Hosur Road interchange opened Sep 2026, linking Hosur to the outer ring towards Whitefield-side and the airport side.
Oneindia · 22 Sep 2026
Metro: a Yellow Line extension Bommasandra–Attibele (about 10.5 km) has an approved DPR; a 23 km Hosur link is under feasibility study.
Note: Not approved for construction; BMRCL called a direct link technically not feasible in Oct 2025.
New Indian Express · TalkingLands · 5 Aug 2026
From Bengaluru / Attibele: NH 44 through Hosur town.
Times of India · 2026
From Sarjapur / Bagalur: Sarjapur–Bagalur–Hosur Road (NH 648), widened under a ₹51 crore MoRTH contract.
ProjectX India · 8 Oct 2020
From Hoskote / Whitefield side: STRR to the Hosur Road interchange.
Oneindia · Sep 2026
From Rayakottai / Dharmapuri: six-lane NH 844, built to take traffic off NH 44.
The Hindu · 2023
Two job markets in reach: Hosur's factories (Tata Electronics alone ~75,000 workers) plus Bengaluru's Electronic City and Bommasandra belt across the border.
Economic Times · 2026
Cauvery water scheme already serves Hosur, with a ₹8,428 crore Phase 3 approved.
Tamil Nadu Government · 2025
Tamil Nadu's sale-deed costs are 7% stamp duty + 2% registration (registration cut from 4% in Apr 2023); plots carry no GST.
TN Stamps & Registration schedule · 22 Jan 2025
Compared with nearby plotted layouts, use the Compare tab: it puts Shizen beside plot benchmarks for plots and villa benchmarks for villas, never mixed.
Atlas benchmarks · 2026
Not yet confirmed
- A newer (2022–2025) block rating for Hosur groundwater — not yet found in an openable table.
- Distances to Hogenakkal, Thally, Denkanikottai — no published figure; ask sales.
- Hosur airport: rejected twice by the Defence Ministry (Jan 2026); TIDCO plans to resubmit — not counted as growth.
Select a landmark below to open its mapped position.
Open project pin in Google Maps ↗1.3 km · straight-line · Google Places pin already recorded in Atlas · 2026-10-06
Primary mapped row
1.7 km · straight-line · OpenStreetMap · 2026-10-06 · Source ↗
Straight-line from the owner-supplied site point
2.7 km · straight-line · OpenStreetMap · 2026-10-06 · Source ↗
Straight-line from the owner-supplied site point
3.9 km · straight-line · OpenStreetMap · 2026-10-06 · Source ↗
Straight-line from the owner-supplied site point
5.8 km · straight-line · OpenStreetMap · 2026-10-06 · Source ↗
Straight-line from the owner-supplied site point
Distance to project: to be measured · Narayana Schools · 2026 · Source ↗
CBSE school in the Bagalur Road belt; distance to project to be measured
Distance to project: to be measured · Bagalur belt public listing · 2026
Distance to project to be measured
Distance to project: to be measured · Sri Vijay Vidyalaya · 2026 · Source ↗
Bagalur campus; distance to project to be measured
Distance to project: to be measured · Square Yards listing · 2026 · Source ↗
Listing states 1.4 km from Zuzuvadi; distance to Shizen Valley to be measured
Distance to project: to be measured · Justdial Nallur schools listing · 2026 · Source ↗
Directory lists 20+ schools; individual distances to project to be measured
Not published yet · Ask sales · Not published yet · 2026-10-06
Ask sales for this
Location, connectivity and lifestyle are reflected in the Living score. See the mapped evidence above.
Growth
Qualified future amenities
Only projects with an approved DPR, an awarded contract or works already under way. Checked 6 Oct 2026.
Contract awarded · Utility
Contract dated 26 Mar 2026; 1,095-day completion period
Contract value ₹17,00,32,100 (tender estimate ₹19,54,17,000)
Site: SIPCOT Industrial Park, Hosur Phase-II to Tata Electronics, Thimjepalli, Krishnagiri district
Industrial water supply for the Tata Electronics site supports continued operations and hiring in the Hosur belt.
Exact site location not published; no map pin added.
Tender result (SIPCOT NIT No. 31/CD/T.No.31/2025-26) ↗Works under way · Road
94.89% complete; rail-overbridge girder cleared by South Western Railway; target end-Nov 2026
Part of the ₹14,655 crore STRR programme (six packages)
Site: Greenfield section from Hoskote to the Karnataka–Tamil Nadu border
Links the Hosur side to the ring road around Bengaluru, bypassing the city for highway traffic.
Linear road; not shown as a single pin. Completion dates have slipped before.
The Times of India, 5 Aug 2026 (Rajya Sabha reply) ↗Hosur greenfield international airport: Only a consultant RFP for a techno-economic report (Nov 2025); no approved DPR or award. Source ↗
Hosur integrated bus stand & commercial hub (PPP): Tender bids closed 30 Sep 2026; no award published. Source ↗
Hosur–Bommasandra metro: Proposal being pursued by Tamil Nadu; not approved. Source ↗
0 operational / under construction · 6 announced / proposed
announced
Employment · 10 Sep 2026 · announced
Announced for SIPCOT Industrial Park, Shoolagiri (Hosur area), with initial capacity of 250,000 vehicles a year. Land allotment is to be facilitated; jobs are announced, not yet realised.
Source ↗Employment · Sep 2025 · announced
Investment intent across the district; MoUs do not establish completed projects.
Source ↗proposed
Transport · 10 Feb 2026 · proposed
The proposed airport is separate from the existing private Hosur airfield. The Centre did not recommend the proposal, citing HAL and defence priorities; it is not approved and the exact parcel remains unmapped.
Source ↗Metro · 20 Oct 2025 · proposed
BMRCL studied an approximately 11 km extension with 7–8 stations. A continuous Namma Metro line into Hosur was described as technically infeasible because the proposed systems use different traction; this is not an approved operational line.
Source ↗Employment · 14 Sep 2025 · proposed
TIDCO invited consultants for a proposed roughly 30 sq km IT, R&D and education zone along the Outer Ring Road, Satellite Town Ring Road and bypass corridors. This is at planning stage.
Source ↗Transport · 3 Mar 2025 · proposed
TNRDC planned a feasibility study for a ring road associated with the Zuzuvadi–Perandapalli corridor. No project timeline or cost was announced.
Source ↗Compare & decide
Your alternatives
10 projects to consider
Same home type first · source-linked catalog suggestions. Wider-area options are not necessarily local rivals.
Competition
0 mapped rivals within 8 km
0 source-linked · 0 to verify · your pin is locality-level, distances approximate
Price position: no ₹/sqft is published for 0 of 0 rivals yet, so the price scale stays hidden until rates are sourced.
No verified local rival positions inside this radius yet. Catalog alternatives above remain available; no nearby rivalry is implied.
Awaiting RERA/builder verification (not mapped): NVT A Wonderful World Villas, Bren Park City, Villa / gated-plot projects in Hosur, Bagalur (TN), Attibele.
Distances are straight-line km. Home type: plot. No price, RERA or possession figure is guessed.
| Measure | Shizen Valley Homes |
|---|---|
| Price / rate | ₹1,53,79,750 villa incl. land; excl. stamp duty/registration; plots about ₹5,882–₹6,000/sq ft land (no GST; stamp duty extra) |
| Unit sizes | 900 sqft, 1,200 sqft, 1,500 sqft, about 2,500–3,000+ sqft, 2,130 sqft built-up; 1,200 sqft land, 2,550 sqft built-up; 1,500 sqft land |
| Approvals | TNRERA/50/LO/2891/2025 |
| Handover | Phased handover |
| Living | 68 |
| Growth | 62 |
| Rental | 63 |
| Resale | 57 |
| Rent range | ₹18,000–₹30,000 |
| Developer | Sambhav Homes |
Nearby alternatives · listing data
about 77 acres · · JLL Homes listing · 2026 · Listing, unverified
Decision checklist
Am I buying land or a house?
Both formats exist here — villa plots and independent villas at Nallur, on the Hosur side. Plots are a land-led purchase: you control the build and the appreciation sits in the land.
This is Tamil Nadu, not Karnataka. Does that matter?
Yes, practically. Registration, RERA (TN-RERA) and local approvals follow Tamil Nadu rules, and stamp duty differs from Karnataka. Get the TN-RERA number and the DTCP/local layout approval before booking.
Confirm with sales before quoting
Why buy in Hosur at all?
Hosur has turned into a manufacturing magnet — Ultraviolette has announced a ₹779 crore BIGGA factory with capacity for 5 lakh units a year and around 3,000 jobs, and the state signed ₹24,307 crore of investment MoUs at the Hosur conclave projecting about 49,000 jobs. The Growth story section links every source.
What about the airport and the metro?
A Hosur airport has been proposed and site clearance applied for, and a Yellow Line extension to Attibele has cleared DPR preparation. Both are proposals — quote them as upside, never as committed infrastructure.
What are the plot sizes and the price?
Plot dimensions and the current rate card are with the sales desk — confirm before quoting, and ask whether the price is per sqft of land or an all-in plot price.
Confirm with sales before quoting
Can I get a loan on a plot?
Plot loans exist but usually carry a lower loan-to-value (typically around 70-75%) and shorter tenure than home loans. A composite plot-plus-construction loan is often the better structure.
Confirm with sales before quoting
What is the all-inclusive cost, not just the per-sqft rate?
Base rate x saleable area is only the start. On top of it a buyer pays floor rise / preferred-location charges where applicable, car park, club membership, infrastructure and maintenance deposit, GST (5% on under-construction, nil on ready homes with an Occupancy Certificate), stamp duty and registration (about 5% + 1% in Karnataka), and legal/documentation. Budget roughly 10-15% above the base value for an under-construction home.
Is the project RERA registered, and what is the number?
Ask for the K-RERA (or TN-RERA for Hosur) registration number and check it yourself on the state RERA portal — it shows approved plans, promised completion date and quarterly progress. Never pay a token on a project whose number you have not seen.
Confirm with sales before quoting
What is the Khata type — A Khata or B Khata?
A Khata means the property is fully compliant with the local body and is straightforward for home loans and resale. B Khata restricts loan options and resale value. Insist on seeing the Khata certificate and extract before booking.
Confirm with sales before quoting
Which banks have approved the project (APF)?
A project with APF approval from major lenders (SBI, HDFC, ICICI, LIC HFL, Bajaj) has already been through their legal and technical due diligence — that is an independent check on the title. Ask for the APF list.
Confirm with sales before quoting
What are the maintenance charges and the corpus deposit?
Typically quoted in ₹ per sqft per month, plus a one-time corpus/sinking fund. Ask what it covers (security, generator backup, clubhouse, STP, lifts, landscaping) and for how many months it is collected upfront.
Confirm with sales before quoting
Is there an Occupancy Certificate / Completion Certificate?
For a ready home the OC is non-negotiable — without it the building is legally not fit for occupation, GST treatment changes and resale gets difficult. For an under-construction home, ask when the OC is expected.
Confirm with sales before quoting
What is the carpet area versus the saleable area?
RERA requires carpet area to be stated. Loading (the difference between saleable and carpet) is usually 25-33% in Bengaluru. Compare projects on carpet area, not on the headline rate.
What is the payment schedule?
Usually a booking amount, then agreement within 15-30 days, then construction-linked instalments; ready homes are largely down-payment. Ask for the written schedule and the cancellation/refund clause before paying anything.
Confirm with sales before quoting
What is the penalty if possession is delayed?
RERA entitles you to interest on delay. Check the exact rate and the grace period written into the agreement — some agreements give the builder a 6-12 month grace window.
Confirm with sales before quoting
Where does the water come from, and is there power backup?
Ask whether it is Cauvery/BWSSB supply, borewell, or tanker-dependent, and what the STP/rainwater harvesting setup is. Also confirm DG backup — how many KVA per flat and whether common areas are fully backed up.
Confirm with sales before quoting
How many car parks are included, and is a second one available?
One covered park is usually included with 2 and 3 BHK. A second park, if available, is charged separately. Confirm covered vs open and whether an EV charging point can be provided.
Confirm with sales before quoting
What is the rental yield and resale demand here?
Bengaluru gross yields typically run 3-4% and depend far more on the employment catchment than on the building itself. Use the catchment scores and jobs metrics in this card as the honest answer, and quote actual rentals for comparable units in the same micro-market.
What is the builder's track record?
Ask for the list of completed projects with delivery dates, and check the promoter's history on the RERA portal for complaints. Visiting one delivered project tells a buyer more than any brochure.