Goyal Kannuru Review: A Pre-RERA Hennur Bagalur Road Filing Weighed for Buyers

On October 7, 2026, the Reserve Bank of India raised the repo rate by 25 basis points to 5.50 percent, its first hike since February 2023, and said a near-term cut was off the table. Three weeks before that, on September 17, a company called Goyal Hariyana Developers quietly filed an environmental proposal for an apartment project with a clubhouse in Kannuru village on Hennur Bagalur Road, at a filed cost of about Rs 208 crore. That filing is all that exists of Goyal Kannuru today. This review explains what a buyer can and cannot judge from it, and what to do while rates rise and the paperwork catches up.

Short answer: Goyal Kannuru is a proposed apartment project with a clubhouse by Goyal and Co (Hariyana Group) at Kannuru, Hennur Bagalur Road, North East Bengaluru. It is RERA-pending and not yet registered, there is no price, no configuration list and no possession date, and the environmental file is still at the Terms of Reference stage. The single biggest trade-off is that you would be judging a developer, not a project. Track it, but do not pay anything before K-RERA registration.

What is Goyal Kannuru, and who is it for?

Goyal Kannuru is a working name for a residential apartment project that exists, so far, only as a filing. The Goyal Kannuru project page records proposal SIA/KA/INFRA2/589372/2026 on PARIVESH, submitted to the State Environment Impact Assessment Authority, for apartments with a clubhouse in Kannuru village, Bengaluru East taluk. The marketing name, land extent, unit count and built-up area are not public.

It is for a patient buyer who has already decided on the Hennur and Kannur belt, likes what Goyal and Co has built nearby, and is willing to wait for a registered launch with a full plan. It is not for anyone who needs to move in by 2028, anyone comparing projects on price per sq ft today, or an investor hoping to lock a pre-launch rate on a verbal promise.

Is Goyal and Co a builder you can trust?

Goyal and Co is an established name in this exact corridor, which is the strongest thing in this project's favour. The group, the Bengaluru and Mumbai property arm of the Hariyana Group, says it has completed more than 250 projects over its history. Two of its local projects are already finished, according to listing platforms: Orchid Greens, an apartment block on Hennur Road, and Alanoville, 75 villas on about 5 acres off Kannur Road.

Under way in Bengaluru are Orchid Salisbury at Jakkur, the Riviera Glade villas at Yelahanka, Orchid Life in Gunjur, Orchid Bloomsberry in Balagere, Orchid Platinum in Whitefield and Orchid South Park at Huskur, which is K-RERA registered. That is a broad book of work, but scale cuts both ways: a developer running many sites at once can stretch its own timelines. Visit Orchid Greens and Alanoville, talk to residents about finish quality and handover, and search the promoter's history on the RERA portal for any complaints or extensions.

How good is the Kannuru location?

Kannuru is a two-way location that works for both Manyata Tech Park and the airport side, held back by one crowded road. It sits on Hennur Bagalur Road beyond Kothanur and Chikkagubbi, in a belt that has moved from plotted layouts and villas to high-rise apartments in recent years. South, Hennur Road leads to the Outer Ring Road junction, Manyata and Hebbal. North, the road runs to Bagalur, the KIADB Aerospace Park and Kempegowda International Airport.

There is no metro here. The Phase 2B airport line, an under-construction 17-station corridor costing about Rs 9,616.51 crore according to The Metro Rail Guy, runs along the Outer Ring Road side and will help residents who drive down to it, but it does not reach Kannuru. Schools, hospitals and shops are filling in along Hennur Road and Thanisandra, while the Kannuru stretch still depends on the main road for daily errands. Do a peak-hour drive before you shortlist.

What homes will Goyal Kannuru offer?

Nobody outside the developer knows yet, and PropNewz is not guessing. All the filing says is apartments plus a clubhouse. That points to a gated campus with common facilities, not one standalone block. Towers, floors, configurations, unit sizes and the amenity list have not been disclosed, and the filing summary does not give a site or built-up area.

The filed cost offers one rough clue. About Rs 208 crore points to a mid-sized project, larger than Goyal's Sulakunte filing from the same month, but cost is not a unit count. Goyal's earlier homes in the corridor, Orchid Greens and Alanoville, show the developer's style, but a new apartment plan must be judged on its own drawings. When the registration arrives, read the carpet areas, the number of homes per floor, the tower spacing and the open-space percentage before anything else.

What will a home at Goyal Kannuru really cost?

There is no price, and any number quoted today is unofficial. The useful benchmark is the registered competition. On the same corridor, Concorde Sienna starts at about Rs 1.26 crore and Living Walls True North at about Rs 2.21 crore, according to PropNewz project records. Goyal's own Orchid South Park at Huskur is indicated from about Rs 1.51 crore. Those figures frame the range, not the final Kannuru price.

When a cost sheet appears, ask for every head in writing: car parking, clubhouse membership, water and power infrastructure charges, floor rise and preferred location charges, legal fees, the corpus fund and advance maintenance, with GST, stamp duty and registration shown separately. Financing matters too. The RBI's move to 5.50 percent and its stance of calibrated tightening mean floating home loan rates are more likely to rise than fall over the next year, so build your EMI plan at a higher rate than today's offer.

What is the RERA status, and when is possession?

Goyal Kannuru is not yet registered with Karnataka RERA, and no possession date exists. The approval status is Under Process. The environmental application, SIA/KA/INFRA2/589372/2026, is at the Terms of Reference stage with SEIAA and was shown as under verification. Environmental clearance, a sanctioned building plan and K-RERA registration must all follow before the project can be advertised or sold.

That order matters for your money. Section 3 of the RERA Act bars a promoter from advertising, marketing, booking or selling homes in a project that needs registration but has not got it. Section 13 caps the advance at 10 percent of the cost until a registered agreement for sale is signed. A pre-launch expression of interest paid before registration sits outside those protections. Once a registration appears, check that the promoter named on it is the same entity that filed on PARIVESH, Goyal Hariyana Developers, and find out whether the developer owns the land or has a joint development deal with a landowner.

How does Goyal Kannuru compare with nearby options?

Every serious alternative nearby is already registered, which is the main gap Goyal Kannuru has to close. DNR Parklink at Chikkagubbi on Hennur Main Road has the earliest date of the group. Concorde Sienna in Kannuru is the closest like-for-like option on price and location. Living Walls True North on Hennur Bagalur Main Road is the premium benchmark.

What are the biggest risks and trade-offs?

The biggest risk is that everything material is still unknown: name, size, density, price and timeline. The plan can change during environmental review. Supply is the second risk. Sobha, DNR, Concorde and others are launching large projects on Hennur Bagalur Road, so a new entrant will compete for the same buyers now and the same tenants and resale buyers later. The third is daily life: one main road carries most of the traffic. The fourth is financing, with rates now rising. Use this checklist once a launch is announced.

Our verdict: should you consider Goyal Kannuru?

Goyal Kannuru is worth tracking, not booking. Its real strength is a developer with finished homes a short drive away, which few early-stage filings can offer. Its weakness is that there is nothing else to assess yet: no registration, no plan, no price and no date, on a corridor where registered alternatives are already selling. Revisit it once the K-RERA registration and price list are public, and compare it then against DNR Parklink and Concorde Sienna on carpet area, price and completion date.

What do buyers ask most about Goyal Kannuru?

What is the price of Goyal Kannuru?

There is no price yet. Goyal Kannuru has not been launched or registered with K-RERA, so any figure you hear is informal. The filed cost of about Rs 208 crore is a construction estimate for the environmental application, not a selling price. Registered neighbours such as Concorde Sienna start around Rs 1.26 crore.

Is Goyal Kannuru RERA registered?

No. Goyal Kannuru is RERA-pending and not yet registered with Karnataka RERA as of October 25, 2026. Its environmental application, SIA/KA/INFRA2/589372/2026, is at the Terms of Reference stage under verification. Do not pay any booking or expression of interest amount until a registration appears on rera.karnataka.gov.in under the promoter's name.

When will Goyal Kannuru be ready?

No possession date exists. The project still needs environmental clearance, a sanctioned building plan and K-RERA registration before it can be sold, so any handover year quoted today is a guess. The binding date will be the completion date the promoter declares on the K-RERA portal once the project is registered.

What is Goyal and Co's track record near Kannuru?

Goyal and Co, part of the Hariyana Group, has finished homes in this corridor. Its Orchid Greens apartments on Hennur Road and the 75-villa Alanoville community off Kannur Road are listed as ready to move. It is also building Orchid Salisbury near Jakkur and Orchid South Park at Huskur in Bengaluru.

This review reflects information available as of October 25, 2026.

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By PropNewz Team