Pages that rank for this search are mostly developer blogs listing benefits. They skip the questions that decide a purchase: what land you actually own, which approvals and khata to check, how shared walls are maintained, and what these homes really cost.

Row house vs villa vs townhouse: what is the difference?

If you are still deciding between formats, our comparison is at Villa or Apartment in Bangalore: Which Is Better in 2026?.

  • Villa: a standalone home on its own plot, with the owner holding both the land and the building and bearing all upkeep.
  • Row house: one of a line of attached homes sharing common walls, each with its own entrance. Land is often a defined plot under each home, but in some projects it is an undivided share of the project land. Common areas are maintained jointly.
  • Townhouse: in Bangalore usage, another name for a row house.
  • Duplex or triplex: describes floors, not the format. Many row houses are duplex (two floors) or triplex (three floors).
  • Apartment: you own a flat and an undivided share of land, with no private ground-level garden in most cases.

Where are row houses built in Bangalore?

Row houses need land, so they cluster on the city's edges, mostly in the North and along the outer East and South corridors. Examples with published details:

  • Devanahalli (North): Sobha Oakshire, 80 four-bed row houses of 3,441 to 3,467 sq ft on 8 acres 35 guntas, from ₹5.3 crore (developer price as of June 2026). RERA completion dates run from December 2026 to December 2027 across three phases. Sobha Oakshire Off Bellary Road Devanahalli
  • Off Hennur Main Road (North): Sattva La Vita, 63 G+2 row houses of 3,260 sq ft on 3 acres, each with a basement for two cars and a private top-floor terrace. Listed with us from ₹5.83 crore. Sattva La Vita Off Hennur Main Road North Bengaluru
  • Kanakapura Road (South): Sattva Springs, 66 four-bedroom row houses on 5 acres 34 guntas, each with three car parks; listed with us from ₹5.17 crore. Sattva Springs Kanakapura Main Road Near Art Of Living
  • Whitefield–Hoskote Road (East): Sobha Galera, 4 BHK duplex row houses of 3,009 to 3,032 sq ft and triplex homes of 4,308 to 4,340 sq ft. The developer does not publish a price.

How much does a row house cost in Bangalore?

In the projects above, starting prices run from ₹5.17 crore to ₹5.83 crore. Where sizes are published (3,260 sq ft at Sattva La Vita, 3,441 to 3,467 sq ft at Sobha Oakshire), that is roughly ₹15,000 to ₹18,000 per sq ft of built area. For Sobha Oakshire, ₹5.3 crore ÷ 3,441 sq ft = about ₹15,400 per sq ft. For Sattva La Vita, ₹5.83 crore ÷ 3,260 sq ft = about ₹17,900 per sq ft.

That is above the per sq ft rate of a flat in the same area because you are paying for land under the home, a private garden or terrace and fewer neighbours per acre. Sattva La Vita has 63 homes on 3 acres; a high-rise on the same land would hold several times as many flats.

  • Worked example, Sobha Oakshire at ₹5.3 crore: stamp duty 5% = ₹26,50,000; cess 10% of duty = ₹2,65,000; surcharge 2% of duty = ₹53,000; registration 2% = ₹10,60,000. Total ₹40,28,000 before GST.
  • If bought before completion, add GST. Check with the developer whether the 5% residential rate applies to your agreement and how land value is treated in the invoice.

What do you actually own in a row house?

This is the most important question and the one developer pages answer least. There are two common structures:

  • Plot plus house: the sale deed schedules a specific plot with boundaries and the house on it. You own that land outright, plus a share of the common roads and amenities. This is closest to a villa.
  • Undivided share (UDS): you own the home and a percentage of the whole project land, as in an apartment. Your share is not a demarcated plot.

Neither is wrong, but they affect resale, loans and what you can build later. Ask for the draft sale deed early and check the schedule of property: plot number, plot area and boundaries, or the UDS in sq ft.

7 legal and approval checks before you buy

  • K-RERA registration. Any project on more than 500 sq m of land or with more than eight units must register under Section 3 of the RERA Act. Sobha Oakshire, Sattva La Vita and Sattva Springs all publish RERA numbers.
  • Which authority sanctioned the plan: GBA (formerly BBMP) inside city limits, or BDA, BMRDA or BIAAPA outside. See BDA vs BMRDA vs BIAAPA Approved Layouts: Which Authority Governs Your Plot?.
  • Land use: if the project land was agricultural, ask for the conversion order for residential use.
  • Title: a 30-year title search by your own lawyer, and the encumbrance certificate.
  • Khata: after completion, each home needs its own khata. Ask how the developer will bifurcate the project khata (see Khata Bifurcation Online in Bengaluru: eAasthi 2.0 Rules), and confirm e-Khata is available for registration.
  • Occupancy certificate for your phase before you take possession.
  • Design rules: many projects restrict changes to facades, extra floors and terraces. Read them before you plan a renovation.

Maintenance and shared walls

Row house owners maintain their own home and share the cost of common roads, landscaping, security and the clubhouse through the owners' association. Sobha's own comparison describes row house upkeep as shared with neighbours, and villas as the owner's full responsibility.

The shared wall is the part buyers forget. Ask the developer what the agreement says about repairs to party walls, waterproofing where roofs meet, and noise insulation. If one neighbour extends a terrace or adds a floor, it affects you, which is why the association's design rules matter.

Row house vs a 4 BHK flat: is the premium worth it?

Compare on cost per sq ft. The median 4 BHK flat listed on Property Point starts at about ₹3.46 crore for 2,500 sq ft, about ₹13,840 per sq ft. The row houses above work out to about ₹15,400 to ₹17,900 per sq ft. You pay more per sq ft for land, a private garden or terrace, no flat above or below you, and a lower density of homes.

You also take on more: stairs inside the home, more facade and roof to maintain, and usually a location further out than a comparable flat. For buyers who want land without a row house premium, standalone villas and plots in outer areas are the other route; see Villas in Bangalore Under ₹1 Crore, ₹2 Crore and Beyond (2026): What Your Budget Buys.

Questions to ask the developer

  • Is the land a defined plot in my name, or an undivided share? What is the area?
  • What is the RERA number of my phase, and what completion date is on record?
  • Which authority approved the plan, and is a copy of the sanctioned plan available?
  • Who repairs a shared wall or roof junction, and how is the cost split?
  • What is the expected monthly maintenance, and is there a corpus fund?
  • Can I add a room, a pergola or a pool later, and who approves it?

Who should buy a row house?

Row houses sit alongside villas in our listings; filter by format and budget to compare them.

  • Families who want a garden, a private entrance and more floor area than a flat, without paying for a standalone villa plot.
  • Buyers who accept a longer commute: almost all supply is on the city's edges.
  • Long-term owners: there are far fewer row houses than flats, so resale takes time.