NVT Under the Open Sky, Budigere Cross: 74 Villas on 6.5 Acres off Old Madras Road

At a Glance

Highlights

• Configuration: 4 BHK villas
• Price ₹5.11 Cr onwards*
• Land: 6.5 acres
• Built-up: 3,446–4,240 sq ft
• Homes74 villas
• Density: ~11 villas an acre
• Floors Ground + 2
• Possession from 2027 onwards (reported)

Project Overview

NVT Under the Open Sky puts 74 villas, a clubhouse and a long list of outdoor courts on 6.5 acres. That’s about 11 homes an acre, and every buyer gets a private plot with a backyard.

NVT Under the Open Sky has three villa types, and they differ by more than size. All are ground plus two floors on a 32 ft-wide plot, with a double-height living room, a two-car carport and a ground-floor bedroom. The top floor is where they split.

The name comes from the terraces. Every NVT Under the Open Sky villa has a large open terrace on the second floor, and two types have two.

NVT Under the Open Sky location: where it actually is

NVT’s brochure gives the site as Survey Nos. 59/3 and 59/4, Nimbekaipura village, Bidrahalli Hobli, Budigere Cross, Bengaluru 560049. NVT’s website calls it “Budigere, Whitefield”. It’s closer to Budigere than to Whitefield proper, and outside the old BBMP limits.

Channel partners place NVT Under the Open Sky on Nimbekaipura Road, off Old Madras Road.

Our Budigere Cross area guide covers what the neighbourhood is like to live in today.

NVT Under the Open Sky master plan: how the site is laid out

The NVT Under the Open Sky master plan has one entrance from the main road, an avenue running north to south, and nine rows of villas off it. The clubhouse, pool, tennis court and cricket pitch sit at the far end of the avenue, away from the gate.

By our count from NVT’s colour key, there are 24 Aurora, 17 Breeze and 33 Celeste villas. The plan marks the land beyond the southern edge as “future development”. Ask NVT what’s planned there, and whether it’s theirs.

Who This Suits

It works if

You want a villa with a garden at a price below Whitefield. NVT Under the Open Sky starts at about ₹5.11 Cr for a 1,824 sq ft plot. NVT’s own Oikos in Whitefield is quoted at ₹6.55 Cr for 1,840 sq ft. Our guide to villas in Budigere Cross compares land rates.

You work in north-east Bengaluru. From NVT Under the Open Sky, ITPL, KR Puram and Manyata Tech Park are all within 15 km in a straight line.

You’d like neighbours, not a crowd. 74 families is enough for a working clubhouse and few enough to know. Our checklist for gated community villas in Bangalore covers what to ask a developer.

It doesn’t work if

You need the metro now. The nearest operating station is about 7 km from NVT Under the Open Sky.

You need a lift in the mid-size villa. NVT’s Breeze plans show no lift. Aurora and Celeste do. Our triplex vs duplex villa guide covers life on three floors.

You need finished roads and shops at the gate of NVT Under the Open Sky. Budigere is still building out.

NVT Under the Open Sky review: our verdict

Our NVT Under the Open Sky review: a sensible density, real outdoor amenities, three distinct plans and a RERA number on file. Against that, the location is a drive from the nearest metro, the price and possession date come from channel partners, not NVT, and the Breeze has no lift. Get both in writing before you pay a token.

About the Developer

NVT Quality Lifestyle is part of the NVT Group, which says it was founded in 1995 and is run by IIT, Carnegie Mellon, Purdue and Wharton alumni. It builds only villa communities in east and south-east Bengaluru.

Its one completed project, Stopping by the Woods, is also in Budigere, so you can see NVT’s finished work a short drive from NVT Under the Open Sky. NVT is also building NVT Oikos in Whitefield.

Our guide to NVT Quality Lifestyle projects sets out what’s on record, and what isn’t.

The check before you book: visit Stopping by the Woods and ask residents how close to the promised date they got their keys. Then read the RERA quarterly updates for NVT Under the Open Sky.

Pricing

NVT doesn’t publish an NVT Under the Open Sky price on its website. The figures below are a channel partner’s quotes, read on 22 October 2026.

*Approximate all-inclusive prices from a channel partner. They cover land, construction, legal fees, clubhouse charges, corpus, maintenance deposit, and BWSSB and BESCOM charges. Preferred location charges, franking, stamp duty and registration are extra.

NVT Under the Open Sky price: what it works out to

On built-up area, the three NVT Under the Open Sky types sit close together: about ₹14,800 a sq ft for Celeste, ₹15,000 for Breeze and ₹15,100 for Aurora. On plot area, Celeste is the dearest, at about ₹28,000 a sq ft against ₹27,400.

NVT’s brochure says prices are based on carpet area, so ask for that figure first. Our explainer on carpet area vs built-up area shows how the rate changes.

What You’ll Actually Pay

Here’s an NVT Under the Open Sky Celeste villa at the quoted ₹5.11 Cr, with government charges. The site is outside the old BBMP limits, so the 3% surcharge applies. Our guide to property outside BBMP limits covers khata, tax and water too.

That’s ₹64.6 lakh on top, about 12.7%, for an all-in of roughly ₹5.76 Cr. On the Aurora at ₹6.42 Cr, the same charges come to about ₹81 lakh.

Two traps. The channel partner’s list of extras doesn’t mention GST either way. If GST is already in the ₹5.11 Cr, take ₹25.55 lakh off the total; if it isn’t, the sheet above stands. And Karnataka doubled registration to 2% on 31 August 2025, so older quotes understate it.

Not included above: location charges for corner or park-facing villas, franking and maintenance. For how the duty and fee are worked out, see registration charges in Karnataka.

Floor Plans

NVT’s brochure has an NVT Under the Open Sky floor plan for each type and facing. Aurora comes east, west and north facing; Breeze and Celeste come east and west facing.

NVT’s website lists the configuration as “4 BHK + Home Office + Media Room”. None of the brochure plans has a room labelled home office, and the Celeste plans have no media room. Ask which room NVT means.

NVT Under the Open Sky floor plan: three things to ask for

RERA carpet area. NVT doesn’t publish it, and it sets prices on carpet area. This is the number you’re paying for.

Lift: installed or provision. The Aurora and Celeste plans show a 4 ft 11 in × 5 ft 1 in lift shaft. Ask whether the lift itself is in the price. Our guide to the home lift for a villa covers costs if it isn’t.

Plot boundary. Ask for your villa number’s plot dimensions on the approved layout, and check them against the area in your sale deed.

Amenities

The clubhouse has a pool, gym, badminton court, table tennis, a games room, a co-working space, a multipurpose hall and a terrace deck. Outdoors there’s a tennis court, a cricket pitch, a basketball dribbling court, a yoga deck, an outdoor gym, a pet park, a kids’ play area, a jogging track and an open-air theatre with a stage.

The NVT Under the Open Sky specifications on NVT’s website: imported marble in the living areas, wooden laminate in bedrooms, Jaquar fittings, three-track uPVC windows, six-stage waterproofing and 5 kW of DG backup. A channel partner adds up to 10 kW of power per villa, AC points, CCTV and an intercom.

Do the ratio. 74 villas share the pool, clubhouse and courts at NVT Under the Open Sky. Ask for the clubhouse size and an estimated monthly charge before you book. Our guide to villa maintenance charges explains the bill.

Ask too where NVT Under the Open Sky will get its water: BWSSB, borewell or tanker.

Investment Opportunity

The NVT Under the Open Sky investment case is the corridor. Budigere Cross sits between Whitefield, Old Madras Road and the airport road, and several large developers are building here. Our look at Old Madras Road property prices tracks what nearby homes sell and rent for.

The honest arithmetic

All-in at about ₹5.76 Cr for a Celeste, a 3% gross yield needs ₹1.44 lakh a month in rent. Villa rents in Budigere don’t get there today. Treat NVT Under the Open Sky as a home or a long hold, not an income property.

What works against it

Few buyers shop above ₹5 Cr, so selling can take time. And a resale NVT Under the Open Sky Celeste will compete with 32 identical neighbours.

Still deciding between a villa and a flat? Our comparison of villas, plots and apartments sets out the trade-offs.

Location Advantages

Channel partners put NVT Under the Open Sky about 8.4 km from ITPL, 10.8 km from KR Puram railway station, 14.1 km from Manyata Tech Park and 16.1 km from the airport, in a straight line. The nearest operating metro station is about 7 km away.

Apartment projects are going up near NVT Under the Open Sky too. One is Ruchira The Rise, if you want a sense of how the area is filling in.

What to check before you believe the map

Drive from NVT Under the Open Sky to your office at 8.30am on a weekday, and back at 6pm. The roads to Old Madras Road, Hoskote and Whitefield are slow at peak, and straight-line kilometres can double on the road.

We haven’t published an NVT Under the Open Sky map pin. NVT’s brochure gives Survey Nos. 59/3 and 59/4, Nimbekaipura. Ask for the approved plan and check the site boundary yourself.

Construction Status

NVT lists NVT Under the Open Sky as under construction. The RERA number PRM/KA/RERA/1251/446/PR/200924/007053 was filed on 20 September 2024.

NVT doesn’t publish an NVT Under the Open Sky completion date. One channel partner gives possession as 2027 onwards; one portal says March 2029. Confirm the date on the RERA portal, and ask NVT what’s built so far. Our guide to a construction linked payment plan explains how payments should follow progress.

Check the agent, too. Many sites selling NVT Under the Open Sky aren’t NVT’s. Make sure any booking amount goes to NVT’s project account, not the agent’s.

Before You Book

1. Get a written NVT Under the Open Sky price for a named villa, with its type, facing and any location charge.
2. Get the RERA carpet area, since NVT prices on carpet.
3. Check the RERA record for the completion date.
4. Ask whether GST is in the quote, and what the all-inclusive price covers.
5. Confirm the lift for Aurora and Celeste: installed or shaft only.
6. Ask what “home office” means on your villa’s plan.
7. Ask about the land marked “future development” on the master plan.
8. Visit Stopping by the Woods and ask about the handover.
9. Drive to work at peak, and check the water source.

Frequently Asked Questions

Important Information

Official, from NVT’s website and brochure (read 22 October 2026): 6.5 acres, 74 villas, 4 BHK, the three villa types with plot and built-up areas, floor plans and facings, master plan and amenities, specifications, survey numbers and village, and the RERA number. The villa count per type is our own count from NVT’s master plan.

Not published by NVT on its website: price, possession date, carpet area, clubhouse size and maintenance charge. NVT’s own page gives 6.5 acres in its fact table and “spread over 7 acres” in its text; we’ve used 6.5.

From channel partners and portals (read 22 October 2026), not confirmed by NVT: the ₹5.11–6.42 Cr prices and what they include, possession from 2027 or in March 2029, the 10 kW power and other added specifications, and the straight-line distances. Where a source gave a different Aurora plot size or more waterproofing stages, we’ve used NVT’s figures.

Statutory rates checked 17 October 2026: stamp duty 5%, cess 10% of duty, surcharge 3% outside the old BBMP limits, registration 2%, GST 5%. Confirm them on the day you register.

Nothing here is an offer. Verify the registration on the Karnataka RERA portal.

Check current prices and availability with the developer at qualitylifestyle.in.