Building plan (BDA)Sanctioned 17 Feb 2025No. 25/2024-25
RERA extensionsNone on the filingFiling read 20 Oct 2026
RERA complaints1×Red flagRed flag
Land conversionConverted 4 Jul 2024Revenue Department
Permits
Validity
Not verified yet
Approval letters
Disputes & cases
Are there court cases or buyer complaints on this project?
Locked
Cases on the landNot checked
Cases on the builder10 cases
RERA complaints1 case
Builder's other projects9 cases
Filed onCase no.Filed atWhat it's aboutStatus
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Contract & costs
What does a buyer commit to?
We haven't verified this for this project yet.
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Forfeiture, agreementNot verified yet
Forfeiture, allotment letterNot verified yet
Transfer feeNot verified yet
Maintenance includedNot verified yet
Cancellation
Forfeiture
Not verified yet
Agreement and allotment letter
Not verified yet
Payments
Payment plan
Not verified yet
Valuation
What is it worth?
We haven't verified the rest of this yet.
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Recent price, super built-upNot verified yet
Recent price, carpetNot verified yet
Phase 1 → Phase 2Not verified yet
Gross yield, per sq ftNot verified yet
This project
Price
Location & risks
What is the location like?
Review1 to review · 1 clear
Height above nearest drainNot verified yet
Groundwater, taluk average27.3 m below groundBengaluru East taluk, July 2023
Water supply, as filedLocal authority (Grama Panchayat Office Doddagubbi)Declared by the promoter
Metro, under construction5.3 kmNagawara, under construction
Construction & progress
How is it being built, and when will it be ready?
Clear1 clear
Completion40%As of Q2 2026-27, promoter's return
Possession, agreementNot verified yet
StructureNot verified yet
Structural safety certificateNot verified yet
Progress
Completion, as the promoter reported it
Developer
Can the developer deliver?
Review1 to review
Receivable, sold flats₹48.86 CrAs of Q3 2025-26
Cost left₹89.61 CrAs of Q1 2026-27
Sold90 / 188As of Q2 2026-27
Sold in Q2 2026-277 bookings cancelled or corrected (97 → 90 sold)!ReviewReview
Funding
Loan & collateral
Can it be financed?
Value, 3BHK ANot verified yet
Max loan, 3BHK ANot verified yet
Borrower marginNot verified yet
Developer's project loanPrivate lender (individual) · ₹60.00 Cr disbursedAs declared in the K-RERA filing
Value & LTV
3BHK A
Not verified yet
Calculation
Not verified yet
Conditions
Collateral checks
Data room
Documents filed for this project
Documents filed124On K-RERA
Available12198% of filed
K-RERA only3
Approvals with a validity dateNone read
Approvals & NOCs
What we read
Environmental clearanceSEIAA 116 CON 2024Filed as SEIAA, p. 1
Environmental clearanceEC identification no. EC24C3801KA5186165NFiled as SEIAA, p. 1
Airport height NOCNOC ID BIAL/SOUTH/B/090924/1218064Filed as Airport Authority of India, p. 1
Available
Available
Available
Available
2 factsAvailable
Available
1 factAvailable
Available
Available
Available
K-RERA only
Available
K-RERA only
Available
Filed 5 Apr 2025Available
Filed 5 Apr 2025Available
Filed 5 Apr 2025Available
Filed 5 Apr 2025Available
Filed 23 Apr 2025Available
Source: K-RERA project page and the documents filed there, as read by us. 59 documents filed with K-RERA, identity papers and photographs, are left out of this list.
Unlock this full report₹99 for this report · opens Title & ownership and Disputes & casesUnlock
Clear 80–100
Review 60–79
Red flag, below 60
2 red flags · 3 to review · 3 clearHow it is scored
Every finding in the report counts: clear 1, to review ½, red flag 0. Any red flag caps the DOSL Score at 59. A project needs 4 findings to be scored. The same rule for every project, with every section counted, so the DOSL Score is the same for every reader.
Everything here is as filed by the promoter with Karnataka RERA or as recorded in Bhoomi land records, and can be stale or wrong at source. Verify against certified records before you transact. Open Aratt Alchemy Essence in the interactive atlas
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Title
Title report
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Charges
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Boundaries
Schedule in the EC vs KGIS neighbours
Not verified yet
Encumbrance certificate, Form 15
Not verified yet
Survey sketch
Survey sketch filed with K-RERA
Sketch, sanction and mutation vs KGIS map
Not verified yet
Land record
Survey plots · KGIS cadastral
Filing vs KGIS map
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₹ •.•• Cr
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The RTC of each filed survey
Not verified yet
Ownership
Share of sales revenue
Not verified yet
Joint development agreement
Not verified yet
Unlock this full report
₹99 for this report opens Title & ownership and Disputes & cases for this project, yours to read for good.
Building plan (BDA)
Sanctioned 17 Feb 2025 · No. 25/2024-25
Power NOC (BESCOM)
Filed with the registration
Fire NOC
Filed with the registration
Environmental clearance
SEIAA 116 CON 2024 · EC identification no. EC24C3801KA5186165N
✓Clear
Airport height NOC
NOC ID BIAL/SOUTH/B/090924/1218064
Pollution board (CFE)
Filed with the registration
Water supply NOC
Filed with the registration
RERA
K-RERA
RERA extensions
None on the filing
RERA complaints
1
RERA completion date
10 Mar 2030
Registration certificates
PRM/KA/RERA/1251/309/PR/030525/007710
Land use
Conversion order
Land conversion
Converted 4 Jul 2024 · Revenue Department
Survey numbers
110/1 · 111/2
₹99 for this report opens Title & ownership and Disputes & cases for this project, yours to read for good.
Land · ₹25.60 Cr 17.9%Development · ₹117.02 Cr 82.1%
Cost left vs buyer dues
Not verified yet
Form 4
Estimated cost
₹142.62 Cr
Cost incurred
₹49.61 Cr
Cost left
₹89.61 Cr
Collected from buyers
Not verified yet
Receivable, sold flats
₹48.86 Cr
Land cost revision
Not verified yet
Sales
Sold vs unsold, Q2 2026-27
Sold (90) 47.9%Unsold (98) 52.1%
Flats sold per quarter
K-RERA inventory
Sold, Q3 2025-26
114 / 188 · 74 available
Sold, Q4 2025-26
77 / 188 · 111 available
Sold, Q1 2026-27
97 / 188 · 91 available
Sold, Q2 2026-27
90 / 188 · 98 available
Unsold, Q2 2026-27
98
Sold in Q4 2025-26
37 bookings cancelled or corrected (114 → 77 sold)
Sold in Q1 2026-27
20
Sold in Q2 2026-27
7 bookings cancelled or corrected (97 → 90 sold)
Flats booked, Form 4 Q1 2026-27
95
Compliance
Escrow, Q2 2026-27
Escrow and filings
Escrow bank
ICICI Bank · ULSOOR ROAD
Designated account, collected
₹17.48 Cr in Q2 2026-27
Designated account, withdrawn
₹12.07 Cr in Q2 2026-27 (69% of that quarter's deposits)
Amount withdrawable, Form 4
₹42,78,60,000
Net amount withdrawable, Form 4
₹22,47,55,650
Escrow account, Q1 2026-27
₹8.40 Cr deposited from sales, ₹74.9 L other deposits, ₹9.15 Cr withdrawn
Escrow account, Q4 2025-26
Opened at ₹59.1 L
Escrow account to date, Q1 2026-27
₹30.35 Cr deposited from sales, ₹90.6 L other deposits, ₹30.53 Cr withdrawn
Share of collections deposited in escrow
100%
Unregistered agreements, over 10% paid
Not verified yet
RERA complaints
1
Track record
Average schedule slip
Not verified yet
DOSL builder track
K-RERA registrations under this promoter
11
Marked completed
4
Past promised date, not completed
3
Complaints filed against the promoter
1
Developer's project loan
Private lender (individual) · ₹60.00 Cr disbursed
Records searched to
Not verified yet
Building plan (BDA)
Sanctioned 17 Feb 2025
Unregistered agreements, over 10% paid
Not verified yet
Sale deed in favour of
Not verified yet
Escrow bank
ICICI Bank · ULSOOR ROAD
Stage
Progress as reported, by quarter
Site photos, Q1 2026-27
Basemap: Esri, OpenStreetMap contributors
Map of 4 projects within 4 km of the site that have a price confirmed from their Form 4 certificate: The Pearl Paradise, price locked; Adarsh Pinecourt, price locked; Sattva La Vita, price locked; Vkk Grand, price locked.
This project
Padlock: that project's price is part of its own report
Across Bengaluru East, the water table sat 27.3 m below ground in July 2023 (KSNDMC, a taluk average), shallower than the ten-year July mean of 30.5 m, and it recovered 1.9 m over the year.
Water at a glance
Groundwater
Bengaluru East taluk average, July 2023: 27.3 m below ground
What it means
Not verified yet
Water below ground
27.3 m, the taluk average
Through the year
Not verified yet
Water supply, as filed
Local authority (Grama Panchayat Office Doddagubbi)
Nearest city water main
1.7 km
!Review
Distances
Within 3 km
Basemap: Esri, OpenStreetMap contributors
Map of drains, lakes, metro, high-tension lines and government-flagged flood locations within 3 km of the site, with rings at 1 km and 3 km.
