Hilly Farms
- AVA00014Channapatna, Karnataka, India
Hilly Farms
- AVA00014Channapatna, Karnataka, India
Escape to Hilly Farms, a premium collection of farm plots nestled in the serene landscapes of Channapatna, Bengaluru, offering an idyllic retreat from the city's hustle. These expansive plots, starting at 6500 sq.ft., present a unique opportunity to build your dream home amidst nature or cultivate a fulfilling farm life. Hilly Farms combines the tranquility of rural living with convenient access to urban amenities, ensuring a balanced lifestyle. Families will appreciate the proximity to esteemed educational institutions like St. Joseph's School (1 km) and St Anne's P.U. College (2 km). Essential services are also within easy reach, with the Government Hospital in Channapatna just 1.5 km away and the Channapatna Local Market at 3.5 km for daily needs. Commuting is a breeze with the Channapatna Bus Stand (1 km) and Railway Station (1.5 km) nearby, offering seamless connectivity, while Mysore Road NH-275 (6 km) provides quick access to major destinations; for air travel, Kempegowda International Airport is approximately 100 km away.
Property Details
- Micro-market
- Channapatna
- Configuration
- Farm Plot
- Plot Area
- 6,500 sq ft
- Property Type
- Managed Farmland
- Built-up Area
- 6,500 sq ft
- Status
- Completed
Project Timeline
Key milestones for this project, updated as the developer confirms them.
Project announcement
Booking Started
Development Started
Completion
Available Properties
Project variants for under-construction developments - unit types, sizes, starting prices and possession dates.
Inventory Type
| Variant | Size | Starting Price | Possession | CTA |
|---|---|---|---|---|
| Farm Plot | 6,500 sq ft | Price on request | Ready to move |
Property Information
- Community: Hilly Farms
- Project Name: Hilly Farms
- Listing Price: ₹35 L
- List Date: Dec 28, 2025
- Listing ID: AVA00014
- Status: Completed
Legal Information
Indicative legal & tax information based on available documents; verify with your lawyer before transacting.
- Occupancy Certificate
- No
- Fire NOC
- No
Can you own this, and how?
Ownership rights depend on three things: the type of asset, where it sits, and who you are as a buyer. Here is the framework for this property, before you speak to a lawyer.
I am buying as:
- Status
- Permitted, no agriculturist test
- What you actually hold
- You hold freehold agricultural title recorded in the record of rights and the pahani.
- Key rules and restrictions
- Karnataka repealed sections 79A and 79B in 2020, so a non-agriculturist may now buy agricultural land in the state.
- Ceiling limits still apply and were raised to 20 units for a family or an individual.
- Inam land, grant land and land allotted to a scheduled caste or scheduled tribe grantee carry alienation bars that survive the 2020 amendment.
- Building on the land needs a conversion order under the Karnataka Land Revenue Act.
- Sales that breached the old sections 79A and 79B before 2020 were not all cured, so an old defect can still sit in the chain.
- Funds and process
- Domestic funds. Cash consideration of Rs 20,000 or more is barred under section 269SS. The buyer deducts 1% TDS under section 194-IA where the consideration is Rs 50 lakh or more.
- Taxes
- Stamp duty in Karnataka is 5% above Rs 45 lakh, 3% between Rs 21 lakh and Rs 45 lakh and 2% below Rs 20 lakh, plus 1% registration fee and a cess. Agricultural land beyond the notified distance from a municipality is not a capital asset, so a sale can fall outside capital gains tax.
- Verify before you buy
- Read the RTC or pahani for the last 30 years and match every mutation entry.
- Run a check for inam, grant and Bhoodan tenure in the village record.
- Confirm the ceiling position for the whole family, not just the buyer.
- Check whether the land falls inside a green belt or an approved planning authority zone.
Buyer orientation, not legal advice. Ownership rules change and turn on specifics. Confirm with a qualified lawyer in India before you commit.
Investment Information
- Capital Appreciation: 8%
About the developer
Location
Hilly Farms, Channapatna, Bengaluru, Karnataka, 562160
- Airport: Kempegowda International Airport - 92 km
- Railway: Channapatna Railway Station - 1.5 km
- Highway: Mysore Road NH-275 - 6 km
- Hospital: Government Hospital - 1.5 km
- Grocery: Channapatna Local Market - 3.5 km
Nearby Attractions
Fine-grained ratings and travel times for popular spots nearby.
| Rating | Attraction | Type | Best Time to Visit | Distance |
|---|---|---|---|---|
| 4.3 / 10 | Janapada Loka | Tourist Attraction | October to March | 7.25 km |
| 8.6 / 10 | Channapatna Toys Village | Tourist Attraction | October-March | 3.5 km |
| 8 / 10 | Kanva Reservoir | Tourist Attraction | Post monsoons | 8.8 km |
| 8.4 / 10 | Kengal Hanumanthaiah Tree Park | Park | Evening | 2.9 km |
Ownership economics
Will this home pay for itself?
1Buy
What you pay to own it.
2Earn
Two streams: the estate payout, plus farm-stay rental if you build.
3Grow
What it could be worth.
Social Infrastructure
Key education, healthcare, and dining amenities near this property.