Rhythms of Trees Review: Bellary Road Pre-Launch 3 to 4 BHK Homes Weighed for Buyers

On the Tula Properties website, the Bellary Road apartment project still carries a word most buyers skim past: codename. As of November 12, 2026, Rhythms of Trees is an upcoming launch with a 7-acre site at Hunasamaranahalli, a plan for 293 homes in four towers, an indicative entry price of about Rs 2.19 Cr, and no Karnataka RERA registration that we could find. The enquiry form on the developer's website already talks about priority booking.

Real land and a real plan, but no registration: that is the whole story for a buyer right now. This review separates what is confirmed from what is indicative.

Short answer: Rhythms of Trees is a pre-launch, RERA-pending project of 3, 3.5 and 4 BHK homes (about 1,900 to 2,800 sq ft) on Bellary Road at Hunasamaranahalli, with indicative prices from about Rs 2.19 Cr. The low density is a genuine draw, but the biggest trade-off is a first-time apartment developer with no registration, no possession date and no delivered high-rise to inspect.

What is Rhythms of Trees, and who is it for?

Rhythms of Trees is a planned gated community of 293 apartments on 7 acres along International Airport Road, laid out as four towers of basement, ground and 13 floors. That is about 41 homes an acre, and the channel-partner listing says close to 5 acres will stay open.

Three plans make up the mix: a three-bedroom of about 1,900 sq ft, a three-and-a-half-bedroom of about 2,300 sq ft and a four-bedroom of about 2,801 sq ft, all super built-up. The developer's own page quotes 1,890 to 2,800 sq ft, a small variance the RERA filing should settle. The listing pairs the three-bedroom with two covered car parks and the four-bedroom with three, and says homes face north, east or west.

Amenities lean on open ground rather than gadgets: landscaping by VPA Architects, a fruit orchard, a greenhouse and a 20,000 sq ft clubhouse, with architecture by Kembhavi Architects. The plan also claims IGBC Platinum, on-site solar and water self-sufficiency, which are intentions until certified. No pool or detailed clubhouse schedule has been published.

It is drawn for a family moving up from a two-bedroom flat in Hebbal, Jakkur or Yelahanka who wants a bigger home on the airport side, not for someone who needs a firm move-in year.

Who is Tula Properties, and what has it delivered?

Tula Properties, which also uses the name Tula Projects, is a Jakkur-based developer whose own site lists exactly two projects, and neither is a finished apartment building. Its corporate office is on KV Jayaram Road in MCHS Layout, Jakkur.

The ongoing project is Rhythms of Earth, a 65-acre managed farmland estate of 220 plots (5,500 to 14,000 sq ft) on NH 44 near Chikkaballapur, with an orchard and a 3.5-acre man-made lake, according to its project page. That page states neither a completion date nor a RERA number. The leadership page gives no founding year or list of completed projects.

What we could not verify: any completed and handed-over project, the company's legal entity and finances, and whether the Rhythms of Trees land is owned outright or held under a joint development agreement. We found no independent press coverage of the developer. That is not evidence of a problem, but there is no finished tower to walk through.

How well connected is the Hunasamaranahalli site?

The site sits directly on NH 44 at Hunasamaranahalli, opposite an ITC facility and next to an A2B restaurant, in PIN 562157, which makes the airport a straight run north and Yelahanka a short drive south.

The listing places a Bellary Road bus stop about 3 minutes away and Phoenix Mall of Asia about 15 minutes by road. Commutes to Manyata Tech Park and Hebbal all run on NH 44, so test the drive at a weekday peak.

The metro claim needs care. The listing puts an upcoming Bettahalasur station on the airport line about 5 minutes away. That station has a patchy history: BMRCL shelved it in 2022 when the private partner meant to fund it pulled out, as IIFL reported, and it returned to the plan in 2023 under a privately funded arrangement, per Construction World. Separately, the Hebbal to airport stretch of the Blue Line is now targeted for September 2027, with the full line by March 2028, according to a report from October 9, 2026. Treat the metro as a likely benefit a few years out, not a present amenity.

What will it really cost, and how firm are the prices?

Nothing about the price is firm yet: indicative figures start at about Rs 2.19 Cr for the three-bedroom, about Rs 2.65 Cr for the three-and-a-half-bedroom and about Rs 3.22 Cr for the four-bedroom, roughly Rs 11,500 per sq ft. These numbers come from a channel-partner listing described as all-inclusive. The developer has published no prices and no cost sheet.

When a cost sheet arrives, check what all-inclusive really covers: car parking, clubhouse membership, electricity and water deposits, maintenance advance, legal charges, and GST at 5 percent on under-construction homes. Stamp duty and registration add several percent more.

What does RERA-pending mean for anyone thinking of booking?

It means no booking should happen yet. Under Section 3 of the Real Estate (Regulation and Development) Act, 2016, a promoter cannot advertise, market, book or sell apartments in a project that requires registration until it is registered with the state authority. As of November 12, 2026, we found no Karnataka RERA registration for Rhythms of Trees in any public source, and the developer's site still lists it as a codename upcoming launch.

Pre-launch projects often collect expressions of interest (EOIs) before registration, sometimes pitched as priority booking, the phrase on Tula's enquiry form. An EOI is not an agreement for sale. It gives you no allotted unit, no price that RERA will enforce and no possession date anyone is bound to. If you pay one anyway, get full refundability in writing, pay only to the company's account, and keep it small.

Section 13 of the Act also caps any advance at 10 percent of the cost before a registered agreement for sale. We treat this project as RERA-pending until a number appears on the Karnataka RERA portal.

How does Rhythms of Trees compare with nearby projects?

Against nearby options in the Yelahanka belt, Rhythms of Trees is pricier at entry than the two registered projects and, like DivyaSree Quiet Side, has no filed completion date.

The useful comparison is not just price. Casagrand Promenade offers a registered December 2029 date in Yelahanka Old Town, and Embassy South Reserve brings a large developer's township setting at Tarahunise. Our Rhythms of Trees project page holds the unit-level data as it stands.

What are the honest risks and trade-offs?

Execution risk comes first: Tula has run a farmland estate, not a 13-storey tower.

Corridor maturity is next: the stretch lacks walkable shops and schools, and highway frontage brings noise and dust. Supply is heavy too, with several large branded projects selling on the same road.

Ticket size cuts both ways. Homes above Rs 2 Cr draw a narrower pool of resale and rental buyers, so the metro opening and the finish quality matter more for liquidity here than at lower price points. The data also has gaps: the developer calls the locality Yelahanka while the listing says Hunasamaranahalli.

What should you check before booking?

Run these seven checks before any money moves, starting with the registration itself.

Is Rhythms of Trees worth considering?

Yes, as a shortlist candidate to revisit after RERA registration, not as a project to put money into today. The low density and large plans are real strengths. Against that, the developer has no delivered apartment project we could verify, and nothing about price or timelines is yet on record.

If you need a home by a fixed year or want a proven builder, the registered alternatives above are the safer place to start.

What do buyers ask most about Rhythms of Trees?

What is the price of Rhythms of Trees?

Indicative prices start at about Rs 2.19 Cr for a roughly 1,900 sq ft three-bedroom home and run to about Rs 3.22 Cr for the 2,801 sq ft four-bedroom. That works out to about Rs 11,500 per sq ft. These figures come from a channel-partner listing, not a developer cost sheet, so treat them as indicative.

Is Rhythms of Trees RERA registered?

No. As of November 12, 2026, we found no Karnataka RERA registration for Rhythms of Trees, and the developer's own site still calls it a codename and an upcoming launch. Until a registration number appears on the Karnataka RERA portal, the project cannot legally be marketed or booked, so any expression of interest carries extra risk.

When is possession expected at Rhythms of Trees?

No possession date exists yet. The project has not launched or registered under RERA, and the RERA filing will carry the first legally binding completion date. For a four-tower, 13-floor project, buyers should plan for a multi-year build after launch and should not rely on any verbal timeline offered before registration.

What is Tula Properties' track record?

Tula Properties, based in Jakkur, lists only two projects: Rhythms of Earth, a 65-acre managed farmland estate of 220 plots near Chikkaballapur, and Rhythms of Trees. We could not find a completed apartment project, a published delivery record or a RERA registration for either in public sources, so its execution history is unverified.

This review reflects information available as of November 12, 2026.

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By PropNewz Team