Goyal & Co | Hariyana Group · Thirumalashettyhalli, Soukya Road, Bengaluru
Goyal Soukya Road
The largest apartment proposition on this road, and the least documented. Twelve-plus acres and 1,500-plus homes are the figures in circulation; at the density this corridor actually builds, 12 acres supports about 1,000 apartments. Nothing here is confirmed against a sanctioned plan.
02 LocationThirumalashettyhalli on the Soukya Road corridor — Goyal Soukya Road
Where Goyal Soukya Road Sits, and Why the Road Geometry Matters
Soukya Road runs east from Hope Farm junction towards Chikka Tirupathi. It is not the Whitefield–Hoskote road; that is SH-35, a separate corridor running north from the same junction. The distinction changes every distance a buyer cares about. From Hope Farm the named stretch runs 9.7 km east, and a BMTC stop at the western end is signed "Hope Farm (Towards Chikka Thirupathi)". Gran County Address keeps the wider Bengaluru context in view, especially when buyers are weighing format, commute patience, and how much certainty they need before shortlisting.
West to east the road passes Channasandra, Thirumalashettyhalli, Koralur, Samethanahalli, Bodana Hosahalli, Kacharakanahalli, Dodda Dunnasandra and Bisanahalli. The parcel described in circulation sits in the Thirumalashettyhalli–Samethanahalli stretch, about 2 km in a straight line, and 3.5 km by road, from SOUKYA, Dr Mathai's roughly 30-acre holistic health campus, which the road is named after. public mapping records records the village as Thirumalashettihalli and the search corpus carries Thirumalashettyhally; all three spellings are the same place, and this site uses all three deliberately.
Both villages return PIN 560067 and Hoskote taluk — Bengaluru Rural, under the Hoskote Planning Authority — while the Kadugodi and Hope Farm end of the corridor sits under Bengaluru East City Corporation. Five kilometres of one road changes the sanctioning authority, the water utility and the khata regime.
The nearest metro is 5.1 km by road, and it is not the station everyone names
By road the Purple Line ranks Kadugodi Tree Park 5.1 km, Hopefarm Channasandra 5.3 km, Whitefield (Kadugodi) terminus 6.4 km. Free-flow road figures from the same routing origin — the Birla Alokya node at 12.98890 N, 77.78913 E, about 1.2 km from the village pin published above, because that is the point a router snaps reliably to Soukya Road: Hope Farm junction 4.5 km, Whitefield railway station 4.9 km, ITPL 6.9 km, KR Puram 16.9 km, the airport 43.5 km — 41 minutes free-flow, 60 to 90 in reality. From the village pin itself Hope Farm reads 3.8 km, so treat these as belt distances rather than gate-to-gate ones.
NH-648 runs 0.78 km away, and the segment that matters was not open
The Satellite Town Ring Road, designated NH-648 here, passes 0.78 km from this belt in a straight line; SH-35 is 3.43 km away and NH-75 (Old Madras Road) 7.61 km. That is the corridor's largest structural advantage, and it is routinely understated — one widely circulated figure puts the STRR ramp at 6 to 8 km, an order of magnitude wrong.
The caveat is larger than the advantage. The 80 km Dabaspete–Hoskote section opened on 11 March 2024, but the stretch that actually runs past Soukya Road — Hoskote to the Tamil Nadu border — was not open in the most recent reporting we could verify: 20.25 km of 20.9 km built, blocked by a roughly 650 m gap at a rail overbridge, targeted for June 2026 after a sixteen-month slip. Whether that gap has since closed is worth checking on the day you visit; no page, this one included, should assert it without a fresh check.
The road
Soukya Road is the east–west axis from Hope Farm towards Chikka Tirupathi
It is not the Whitefield–Hoskote road, which is SH-35 and runs north
NH-648 (STRR) runs 0.78 km away
Jurisdiction
Hoskote taluk, Bengaluru Rural, PIN 560067
Hoskote Planning Authority under BMRDA, not BBMP
The e-khata queue here is not the BBMP one
Everyday
Water is the corridor's real weak point, and it is not a Cauvery story
The registered neighbours are the best guide to the address
The published pin is a village node, not a site boundary
05 Master planIndicative master plan, six towers on 12 acres — Goyal Soukya Road
Master Plan and Amenity Highlights
No sanctioned plan has been published, so there is no master plan to reproduce — only arithmetic, tested against what this corridor builds.
The circulating 1,500 homes on 12 acres would be 125 per acre, and nothing here is built that way
Three verified high-rise densities frame the question: Provident Botanico at 1,275 units on 17 acres (75 per acre), Godrej Parkshire at 1,132 on 13.5 acres (84), and Goyal's own densest Bengaluru project, Orchid South Park, at about 88. The mean is 82.1 units per acre, and 12 acres at that density gives 985 homes — rounded here to about 1,000 apartments.
The circulating 1,500-plus would need 125 per acre: 67% above Provident Botanico (75.0), the densest scheme registered on Soukya Road itself; 49% above Godrej Parkshire (83.9), the densest under the same taluk code though 8 km north and off this road; 43% above Goyal Orchid South Park (87.5), the densest scheme Goyal has built anywhere in Bengaluru; and above the 100-per-acre figure the industry treats as high-density. It would take eight to ten towers at B+G+32, or about six at G+40 — an envelope Goyal has not built in Bengaluru. The reconciliation the evidence favours is simpler than a contradiction. Goyal's holding here is described in channel-partner copy as roughly 36 acres, of which Riviera Uno takes 12.36; the remaining ~24 acres at ordinary corridor density would carry about 1,490 homes. 12-plus acres is most plausibly the phase in the market; 1,500-plus is most plausibly the whole holding across more than one phase — both numbers can be true, describing different scopes.
The floor-area consequence nobody has published
Twelve acres is 522,720 sqft. At the locked mix the weighted average unit is 1,492.5 sqft, so 1,000 homes is 1,492,500 sqft saleable — a saleable-to-plot ratio of 2.86, implying an FAR near 2.2 once loading and non-FAR areas are allowed for. Read literally, 1,500 homes gives 4.28 and an FAR near 3.3: the first is unremarkable for a large group-housing parcel, the second sits at the top of the BDA's own base-FAR regime, on a parcel governed by neither BDA nor BBMP. We could not establish the Hoskote Planning Authority's FAR cap here, and this page states that as an open question rather than assuming either way.
Six towers is likewise arithmetic rather than a plan: a thousand homes across six towers is 167 each, and over 24 upper floors that is 6.9 — seven homes on a typical plate, an ordinary 2/3 BHK core-and-corridor layout, sitting between Godrej Parkshire's ~226 per tower and Provident Botanico's ~142. It assumes a uniform tower type, no podium retail and no low-rise cluster. No height in metres appears on this site, because none is derivable from anything held.
Amenities: an indicative set, with no numbers attached
The amenity schedule is indicative and unconfirmed against a sanctioned plan: clubhouse, swimming pool and gymnasium; landscaped open space; children's play area, multipurpose sports court and jogging track; basement parking; a sewage treatment plant; rainwater harvesting alongside borewell supply. Deliberately absent are a clubhouse area, an open-space percentage, a parking-bay count, an STP capacity and a tree count — figures that circulate freely for pre-launch projects and none of which is knowable here.
Configurations and the Price Picture for Goyal Soukya Road Apartments
No configuration sheet or rate card exists; what follows is derived, with the working shown so it can be argued with.
Configuration
Indicative size
Central
Indicative price
Share of mix
2 BHK Apartment
1,100–1,300 sqft
1,200 sqft
Rs 1.34 Cr (Rs 1.23–1.46 Cr)
~35%
3 BHK Apartment
1,500–1,800 sqft
1,650 sqft
Rs 1.85 Cr (Rs 1.68–2.02 Cr)
~65%
The sizes come from the closest precedents available: Goyal's own Orchid South Park runs 2 and 3 BHK from 1,266 to 1,758 sqft, Provident Botanico on this road 986 to 1,480 sqft, Godrej Parkshire — a priced comparable 8 km north, not on Soukya Road — 1,095–1,224 and 1,615–1,803 sqft. The 3 BHK lead is not a guess either: Square Yards' demand panel puts 3 BHK at 85% of configuration demand on this road. There is no 2.5 BHK and no 4 BHK here; the 4 BHK search on this corridor is villa demand.
Three methods converge inside an Rs 1,100 spread
Corridor project rates, escalated. Provident Botanico implies Rs 9,117 and Rs 9,595 per sqft, midpoint Rs 9,356; Godrej Parkshire Rs 10,685 and Rs 10,760, midpoint Rs 10,723. Escalated at a conservative 12% a year: Rs 12,197 and Rs 11,474 — mean Rs 11,836.
Locality averages, quality-filtered. 99acres reads Rs 11,150 per sqft for Soukya Road, Square Yards Rs 10,350 for Samethanahalli — mean Rs 10,750.
The developer's own ladder. Riviera Uno's villas on this holding work out at Rs 12,034 per sqft; escalated 1.5 years at 10% and multiplied by the 0.78 apartment-to-villa factor this corridor implies, about Rs 11,000.
Mean of the three is Rs 11,195, locked at an indicative Rs 11,200 per sqft within Rs 10,500–12,000. The second method is not fully independent of the first — both lean on the same portal — but the third is, and it agrees. Entry pricing at 1,100 sqft gives Rs 1.23 Cr, 5% above Godrej Parkshire's January 2026 opening.
Two locality figures were discarded, and why
Soukya Road's portal average rests on only 6 projects and 167 listings, and two nearby figures were discarded. Koralur reads Rs 6,850 per sqft — 51% below Samethanahalli, 2.1 km away in a straight line and 2.8 km by road in the same taluk and PIN, a data break rather than a market. Kannamangala, 5 km north on SH-35, reads Rs 12,050, byte-identical to Dodda Nekkundi's figure in the same widget: a template collision. Every locality there also reports the same 3.9% rental yield: a constant, not data.
2 BHK Floor Plan
2 BHK Floor Plan — 1,100–1,300 sq ft — Goyal Soukya Road
3 BHK Floor Plan
3 BHK Floor Plan — 1,500–1,800 sq ft — Goyal Soukya Road
No developer render has been published, because no project has been announced. Two of the images here are photographs of the corridor itself; the rest are indicative visualisations, and each one is labelled.
Indicative exterior, no developer render has been published — Goyal Soukya RoadThe Soukya Road parcel belt from the air, the outline is indicative and the pin we publish is a village node, not a surveyed boundary — Goyal Soukya RoadSoukya Road runs east from Hope Farm, not north to Hoskote, that is SH-35 — Goyal Soukya Road
Images are artist's impressions and reference material; the actual project may vary.
Not one amenity below has been announced with a figure against it – no clubhouse area, no pool length, no bay count. The list is what the corridor's own projects carry, and it is published here as an expectation rather than a specification.
● Clubhouse (indicative - no area published)
● Swimming Pool (indicative)
● Gymnasium (indicative)
● Landscaped Open Space (indicative - no percentage published)
● Children's Play Area (indicative)
● Multipurpose Sports Court (indicative)
● Jogging and Walking Track (indicative)
● Basement Car Parking (indicative - no bay count published)
● Sewage Treatment Plant (indicative - no capacity published)
● Rainwater Harvesting and Borewell Supply (indicative - the parcel is outside the BBMP Cauvery Stage V boundary)
No price has been issued by the developer. Three independent methods – corridor project rates escalated to today, quality-filtered locality averages, and the developer's own rate ladder from Riviera Uno – converge on an indicative Rs 11,200 per sq ft inside a band of Rs 10,500 to Rs 12,000.
2 BHK Apartment
~Rs 1.23 Cr (derived) Indicative super built-up1,100–1,300 sq ftBedrooms2Central estimate1,200 sq ft super built-upShare of the mix~35 per centBasisDerived at Rs 11,200/sq ft
3 BHK Apartment
~Rs 1.85 Cr (derived) Indicative super built-up1,500–1,800 sq ftBedrooms3Central estimate1,650 sq ft super built-upShare of the mix~65 per cent, the lead plateBasisDerived at Rs 11,200/sq ft
Read this first: These are our estimates with the arithmetic published, not the developer's price. Two locality figures were discarded outright, and the page that follows says which and why.
The registration. Search rera.karnataka.gov.in yourself. Until a project-class number is issued, no booking amount, allotment letter or agreement to sell is lawful.
The parcel. Ask for the survey numbers, the sanctioned plan and which authority issued it. The pin here is a village node at Thirumalashettyhally, not a site boundary.
The scope. Ask whether the 12-plus acres and the 1,500-plus homes describe the same land — and if so, what FAR the Hoskote Planning Authority has sanctioned.
Water and the highway. The borewell yield test and sanctioned source, in writing; and whether the Hoskote-to-Tamil-Nadu-border section of NH-648 has opened.
When Goyal & Co | Hariyana Group publishes a name, a sanctioned plan and a registration number, this page will be rewritten against them. The working above is published so it can be checked when the real numbers arrive.
Goyal & Co | Hariyana Group, the Developer of Goyal Soukya Road
10 The developer
The Developer: Goyal & Co | Hariyana Group
Goyal & Co was founded in Ahmedabad in 1971 and lists 40 residential projects there, 15 in Bengaluru and 3 in Mumbai. The Bengaluru business trades as the joint venture Goyal & Co | Hariyana Group, with the BSE-listed Hariyana Group, from Barton Centre on MG Road.
The countable record is the useful one: 11 Karnataka RERA registrations between December 2017 and May 2026, held through six separately named entities — a sustained pipeline, not a first-time entrant. On this road one Goyal-marketed project is real and registered: Riviera Uno, 12.36 acres of 4 BHK villas, registered 6 February 2025, possession stated for around January 2030, with NIRVANA DEVELOPERS as its promoter of record. Searches for complaints, consumer-forum orders and insolvency filings against any Goyal Hariyana entity returned nothing, but the Karnataka RERA complaints portal was never queried directly. That is absence of evidence, not a clean record.
The project is absent from the developer's own portfolio
goyalco.com's residential listing enumerates 15 Bengaluru projects under filters that include "Newly Launched" and "On Going". None is this one. Filtering the K-RERA registry on taluk code 1250/304 — the Hoskote code carried by Birla Alokya, Provident Botanico, Godrej Parkshire, Sobha OneWorld and Riviera Uno alike — returns 224 registrations current to 28 July 2026, of which exactly one belongs to the Goyal family, and it is the villa project. Those are positive listing tests against two authoritative lists, not failed keyword searches.
Three further names appear in circulating township copy for this road: "Royale Ville", "Riviera Apartments" and "Orchid Soukya Road". None is on the developer's site or in the registry, one of their channel-partner domains now serves an unrelated Kanakapura Road project and another is dead in DNS. The "36-acre township" framing is a channel-partner claim.
Goyal Soukya Road is the high-rise apartment development that Goyal & Co | Hariyana Group is indicated to be preparing at Thirumalashettyhalli, on Soukya Road in Hoskote taluk, East Bengaluru. Among the Soukya Road upcoming projects currently in circulation it is the largest apartment proposition on the road, and also the least documented. The pre-launch information in circulation puts the parcel at 12-plus acres and the programme at 1,500-plus homes. Neither figure has been confirmed against a sanctioned plan, no developer rate card exists, and the project is not registered with Karnataka RERA.
This page keeps two kinds of statement apart, line by line. Corridor facts — where the road runs, which authority sanctions plans, what registered neighbours cost — are verified and stated plainly. Project specifications, which nobody corroborates, are attributed or derived here with the arithmetic shown.
08 Regulatory position
The Regulatory Position
The Regulatory Position
Goyal Soukya Road is not registered with Karnataka RERA. The status is not pending and not applied for. Under Section 3 of the Real Estate (Regulation and Development) Act 2016 a project of this size may not lawfully be advertised, booked or sold until it is registered — so no booking amount, allotment letter or agreement to sell can be executed until a number is issued. Any registration here should carry taluk code 1250/304 and the ordinary project-class form, PRM/KA/RERA/.../PR/.... Verify at rera.karnataka.gov.in.
Possession follows the same logic: five corridor projects show a registration-to-completion gap averaging 4.84 years, which applied to an earliest credible 2027 registration gives not before 2032 — a floor derived from corridor behaviour, binding on nobody until a number exists.
Goyal Soukya Road FAQs
Where exactly is Goyal Soukya Road?
On Soukya Road at Thirumalashettyhalli, with Samethanahalli immediately east, in Hoskote taluk, Bengaluru Rural, PIN 560067. Soukya Road is the east-west axis running from Hope Farm junction towards Chikka Tirupathi - it is not the Whitefield-Hoskote road, which is SH-35 and runs north from the same junction. The pin we publish, 12.98484 N, 77.78384 E, is the mapped node for Thirumalashettihalli village. We do not hold a survey number or a site boundary for this parcel, so treat the pin as corridor-representative rather than as the project gate.
Is Goyal Soukya Road registered with Karnataka RERA?
No. Filtering the K-RERA project registry on taluk code 1250/304 - the Hoskote code carried by Birla Alokya, Provident Botanico, Godrej Parkshire and Goyal's own Riviera Uno - returns 224 registrations current to 28 July 2026, of which exactly one belongs to the Goyal family and it is a villa project. There is no registration for this apartment development. Under Section 3 of the Real Estate (Regulation and Development) Act 2016 a project of this size may not lawfully be advertised, booked or sold until it is registered, which means no booking amount, allotment letter or agreement to sell can be executed until a number is issued. The status is not pending and not applied for - it is not registered. Verify for yourself at rera.karnataka.gov.in.
How many apartments are there, and on how much land?
The figures circulating ahead of launch are 12-plus acres and 1,500-plus homes. Those two numbers do not sit together comfortably: 1,500 on 12 acres is 125 homes per acre, against 75 for Provident Botanico on this road, 84 for Godrej Parkshire and 88 for Goyal's own densest Bengaluru project. The reading the evidence favours is that they describe different scopes - 12 acres is the phase in the market, while 1,500-plus covers the wider Goyal holding across more than one phase. At the density this corridor actually builds, about 82 homes per acre, 12 acres supports roughly 1,000 apartments. That is our estimate, and the full arithmetic is on the master-plan page. None of it is confirmed against a sanctioned plan.
What configurations and unit sizes are expected?
No configuration sheet has been published. The indicative mix is 2 BHK and 3 BHK only, led by the 3 BHK: Square Yards' own demand panel puts 3 BHK at 85 per cent of configuration demand on this road, and Goyal's most recent registered apartment project runs 2 and 3 BHK from 1,266 to 1,758 sqft. On that basis the indicative bands are 1,100 to 1,300 sqft for the 2 BHK and 1,500 to 1,800 sqft for the 3 BHK. There is no 2.5 BHK and no 4 BHK - the 4 BHK searches on this corridor are villa demand, and this is an apartment project. Treat every size here as provisional until the developer publishes a floor plate.
What is the expected price of Goyal Soukya Road?
No developer price exists. We derived one three ways and published the working. Corridor project rates escalated to today give Rs 11,836 per sqft; quality-filtered locality averages give Rs 10,750; the developer's own rate ladder, worked back from Riviera Uno's villa pricing on the same holding, gives about Rs 11,000. The three converge on an indicative Rs 11,200 per sqft within a Rs 10,500 to Rs 12,000 band, which implies roughly Rs 1.23 Cr for an entry 2 BHK and about Rs 1.85 Cr for a 3 BHK. For context, Godrej Parkshire opened at Rs 1.17 Cr in January 2026. These are estimates, not a rate card.
When is possession likely?
No possession date has been announced, and until the project is registered no date would be binding on the promoter in any case. Five projects on this corridor give a consistent gap between registration and stated completion: Provident Botanico 4.75 years, Riviera Uno 4.9, Godrej Parkshire 4.9, Riviera Glade 4.75 and Orchid South Park 4.9 - a mean of 4.84 years. If registration lands in 2027, that points to completion in or after 2032. Read 2032 as an earliest credible date derived from corridor behaviour, not as a commitment anyone has made.
Which authority approves projects on Soukya Road, and is it BDA or BBMP?
Neither. Thirumalashettihalli and Samethanahalli fall in Hoskote taluk, Bengaluru Rural, under the Hoskote Planning Authority - one of the twelve Local Planning Authorities listed by BMRDA, with its office on Mission Hospital Road, Hoskote 562114. The Kadugodi and Hope Farm end of the corridor is a different jurisdiction again, sitting under Bengaluru East City Corporation. BMRDA or Local Planning Authority sanction is a valid approval route, but it is not the same regime as a BDA sanction, and buyers should ask which authority actually issued the plan and confirm the khata class before paying anything.
Which metro station is nearest to Soukya Road?
By road, Kadugodi Tree Park on the Purple Line, at about 5.1 km from this belt. Hopefarm Channasandra is 5.3 km and the Whitefield (Kadugodi) terminus is 6.4 km. The terminus is the closest in a straight line at 3.5 km, which is why almost every page on this corridor names it, but it carries a road-to-straight-line detour factor of 1.84 against 1.12 for Kadugodi Tree Park. Rank stations by the road you would actually drive, not by the crow-fly distance.
Where does the water come from, and does Cauvery supply reach here?
It does not. Cauvery Stage V serves the 110 villages added to BBMP; these parcels are in Hoskote taluk, outside BBMP entirely, so the scheme's boundary does not reach them. Borewell supply with tanker top-up is the realistic base case for the Soukya Road belt, and any project here will depend on its own sump, treatment and recharge infrastructure. Ask for the borewell yield test and the sanctioned water source in writing. Separately, the wider Whitefield belt flooded in May 2026, with the Whitefield-Hoskote arterial waterlogged, so storm-water levels and the nearest rajakaluve are worth checking on site.
Who is the developer, and what is the difference between Goyal & Co and Goyal & Co | Hariyana Group?
Goyal & Co was founded in Ahmedabad in 1971 and builds in Ahmedabad, Bengaluru and Mumbai. The Bengaluru business trades as the joint venture Goyal & Co | Hariyana Group, with the BSE-listed Hariyana Group, from an office at Barton Centre on MG Road. It has 11 Karnataka RERA registrations between December 2017 and May 2026, held through six separately named entities - Goyal Hariyana Constructions, Infrastructures, Realty, Associates, Enterprises and Developers. One further point matters if you check the registry yourself: no project name in it contains the word Goyal, and Riviera Uno on this road is registered to a promoter called NIRVANA DEVELOPERS. The Goyal prefix is a marketing convention, so search the registry by project name and promoter, not by brand.
Is there a Goyal Soukya Road brochure, floor plan or master plan I can download?
Nothing official exists. The developer has not published a project name, a rate card, a floor plate or a sanctioned plan for this parcel, so anything circulating as a "Goyal Soukya Road brochure" originates with an intermediary rather than with Goyal & Co | Hariyana Group. Several of the channel-partner pages on this corridor are titled to look like document downloads - "Brochure | Master Plan" is a common pattern - and at least two of them are demonstrably recycled template shells. A brochure is not a sanction in any case: the documents that matter are the approved layout, the plan sanction letter naming the issuing authority, and the RERA registration certificate. Ask for those three and treat everything else as artwork.
What is the RERA number for Goyal Riviera Uno, and why does the registry show NIRVANA DEVELOPERS?
Riviera Uno on Soukya Road is registered as PRM/KA/RERA/1250/304/PR/060225/007489, dated 6 February 2025, for 12.36 acres of four-bedroom villas. Its promoter of record in the registry is NIRVANA DEVELOPERS - a string that contains neither "Goyal" nor "Hariyana" - even though the project is marketed as a Goyal & Co development. That is not an anomaly on this one project: no project name anywhere in the 9,880-row Karnataka registry contains the token "Goyal" at all, because the brand prefix is a marketing convention and the registered names are bare. The practical consequence is that this number covers Riviera Uno's villas and nothing else, and that searching the registry by the word "Goyal" will not enumerate the developer's footprint. Search by project name and by promoter instead.
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