Under The Sun – Luxury Villa Lifestyle By Fortius
RERA Property Intelligence Report · Preview
AAROHANA PROJECTS · Devanahalli · K-RERA PRM/KA/RERA/1250/303/PR/300626/008779
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 140 | Total inventory registered with K-RERA. |
| Official carpet area | 13,839 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 27,618 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 7,637 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.49 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 2 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 140 total (168 covered, 0 open) — 1.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BIAPPA/TP/CC/210/2025-26/26-27 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 15-05-2026 | |
| Project start date | 01-06-2026 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| 4 BHK | 9 | 6% | 1,459 sqm |
| 2 BHK | 22 | 16% | 1,587 sqm |
| 3 BHK | 109 | 78% | 10,793 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Wing 1 | 13 | 46 | 46 | 44.95 m |
| Wing 2 | 13 | 94 | 94 | 44.95 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 140 official flat/unit rows, matching the 140 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 3 BHK | 109 | 85.4-180.8 sqm | 45.8-95.9 sqm | 109 |
| 2 BHK | 22 | 70.2-74.0 sqm | 38.7-39.8 sqm | 22 |
| 4 BHK | 9 | 150.3-171.2 sqm | 75.7-88.6 sqm | 9 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Wing 2 | 94 | 70.2-180.8 sqm | 38.7-95.9 sqm | 94 |
| Wing 1 | 46 | 85.4-166.7 sqm | 45.8-82.9 sqm | 46 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| W- 1 101 | Wing 1 | 1 | 3 BHK | 85.4 sqm | 47.3 sqm | 1 |
| W- 1 103 | Wing 1 | 1 | 3 BHK | 97.0 sqm | 49.9 sqm | 1 |
| W- 1 104 | Wing 1 | 1 | 3 BHK | 87.7 sqm | 45.8 sqm | 1 |
| W- 1 201 | Wing 1 | 2 | 3 BHK | 85.4 sqm | 47.3 sqm | 1 |
| W- 1 203 | Wing 1 | 2 | 3 BHK | 97.0 sqm | 49.9 sqm | 1 |
| W- 1 204 | Wing 1 | 2 | 3 BHK | 87.7 sqm | 45.8 sqm | 1 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
No litigation declared on this project's K-RERA filing.
2 of 24 compliance document slots are filed as Not Applicable; the remaining 22 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
K-RERA names 4 project professional/vendor rows across Chartered accountant, Engineer, Architect, Contractor. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Chartered accountant | C Venkatesulu | 019659 | 2000 | Bengaluru Urban, Karnataka - 560011 |
| Engineer | Srinivasa Rao Bolimunta | BCCL/BL-3.6/SE-0043/21-22 | 2021 | Bengaluru Urban, Karnataka - 560083 |
| Architect | DISHA K N | CA/2025/193125 | 2025 | Bengaluru Urban, Karnataka - 560070 |
| Contractor | AAROHANA PROJECTS | - | 2023 | Bengaluru Urban, Karnataka - 560070 |
Rohan has 24 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Aarohana Projects”) (average reported construction progress 58%). 10 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
⚠ No quarterly financial disclosures (collections, escrow withdrawals) on record, despite no completion certificate yet — meaning we can't verify the project's cashflows against its construction progress. Worth asking the builder directly why no quarterly filings are available.
Declared construction cost ÷ registered units averages to ₹74.3 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
The nearest major job hub is ~25 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 5 km |
| Outer Ring Road / Manyata | 25 km |
| Whitefield IT hub | 31 km |
| MG Road / city centre | 32 km |
| Bellandur–Marathahalli belt | 34 km |
| Electronic City | 45 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
Should you buy in AAROHANA ADIRA?
This page is the free K-RERA filing summary. The full RERA Property Intelligence Report gives you buyer-complaint history, regulatory flags, builder track record, the official unit register, land title, NOCs, and (where the sanctioned plans support it) room-by-room unit data and an annotated site plan. See a real one first:
Sample: Sobha Silicon Oasis → · browse all sample reports →
Compliance Report · ₹999
The regulator’s filing record, read · 1 working day
Scan with any UPI app to pay · quietlist@kotak
Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
Not useful to your decision? Full refund — no questions asked.
Scan with any UPI app to pay · quietlist@kotak
Paying from outside India? Pay $15 (Compliance) or $39 (Unit Guidance) via PayPal, or email hello@quietlist.in for a card invoice. Prefer to talk first, or have a portfolio to check? Same address. An information aid for your own due diligence, not legal or investment advice.
Free · Watch this project
We'll email you when this project's RERA record changes.
Built by Aarohana Projects. View Aarohana Projects's full track record →
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
Own a unit in Aarohana Adira?
Sell directly to Quietlist's pre-screened buyer list — flat fee, no broker commission.
Last checked against the RERA register: 27 Jul 2026