AB Gardenia
RERA Property Intelligence Report · Preview
S & S Properties · · K-RERA PRM/KA/RERA/1250/303/PR/280324/006747
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 | 26 | Total inventory registered with K-RERA. |
| Official carpet area | 5,502 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 6,625 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 9,903 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 0.9 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 1 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 26 total (26 covered, 0 open) — 1.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BIAAPA/TP/CC/191/2022-23 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 28-12-2022 | |
| Project start date | 28-12-2022 |
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 |
|---|---|---|---|
| Villas | 26 | 100% | 6,266 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| 0 | 0 | 26 | 0 | 0 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 26 official flat/unit rows, matching the 26 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 |
|---|---|---|---|---|
| 4 BHK | 26 | 167.0-218.0 sqm | 52.0-112.0 sqm | 26 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 0 | 26 | 167.0-218.0 sqm | 52.0-112.0 sqm | 26 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 1 | 0 | 0 | 4 BHK | 217.0 sqm | 66.0 sqm | 1 |
| 2 | 0 | 0 | 4 BHK | 217.0 sqm | 91.0 sqm | 1 |
| 3 | 0 | 0 | 4 BHK | 217.0 sqm | 89.0 sqm | 1 |
| 4 | 0 | 0 | 4 BHK | 217.0 sqm | 86.0 sqm | 1 |
| 5 | 0 | 0 | 4 BHK | 217.0 sqm | 83.0 sqm | 1 |
| 6 | 0 | 0 | 4 BHK | 217.0 sqm | 112.0 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.
⚠ 13 of 29 compliance document slots are filed as under process / not yet usable: Certificate from Chartered Account, Electricity Permission Letter, Water Permission Letter, Project Specifications, Certificate from Registered Engineer indicating the structural safety of the building and more.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 27 Dec 2024 — which has passed with no OC on file.
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 | N Venkataramana | 211457 | 2000 | Bengaluru Urban, Karnataka - 560038 |
| Engineer | Basayya S K | BCC/BL/3.6/S-1415/2014-15 | 2014 | Bengaluru Urban, Karnataka - 560019 |
| Architect | Chidanandamurthy S | BCC/BL/3.2.C/A538/93-94 | 1993 | Bengaluru Urban, Karnataka - 560003 |
| Contractor | Ranjith | - | 2013 | Bengaluru Urban, Karnataka - 560036 |
Amp; Properties has 2 other K-RERA-registered projects in our records. 0 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 ₹84.6 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.
RERA 70% project account is on file: HDFC Sadahalli IFSC Code : HDFC0001078 Pin Code : 562110. RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~19 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 | 6 km |
| Outer Ring Road / Manyata | 19 km |
| MG Road / city centre | 26 km |
| Whitefield IT hub | 29 km |
| Bellandur–Marathahalli belt | 31 km |
| Electronic City | 40 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 AR VILLAS?
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
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Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
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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.
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Built by Amp; Properties.
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.
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Last checked against the RERA register: 4 Jul 2026