DS MAX Sahara Grand
RERA Property Intelligence Report · Preview
DS MAX PROPERTIES · Anekal · K-RERA PRM/KA/RERA/1251/308/PR/230126/008427
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 | 187 | Total inventory registered with K-RERA. |
| Official carpet area | 15,298 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 18,879 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 7,284 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.74 | 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 | 142 total (142 covered, 0 open) — 0.76 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | STRRPA/TP/CC/37/2022-23 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 11-03-2025 | |
| Project start date | 01-12-2025 |
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 |
|---|---|---|---|
| 2 BHK | 13 | 7% | 850 sqm |
| 3 BHK | 174 | 93% | 14,448 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Tower | 4 | 187 | 142 | 14.95 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 186 official flat/unit rows vs 187 registered units disclosed above; ask why the row count differs. 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 | 173 | 72.7-93.8 sqm | 31.2-41.5 sqm | 173 |
| 2 BHK | 13 | 54.0-70.7 sqm | 23.3-31.2 sqm | 13 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Tower | 186 | 54.0-93.8 sqm | 23.3-41.5 sqm | 186 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 001 | Tower | 0 | 2 BHK | 54.9 sqm | 24.0 sqm | 1 |
| 002 | Tower | 0 | 3 BHK | 73.4 sqm | 31.4 sqm | 1 |
| 003 | Tower | 0 | 3 BHK | 80.8 sqm | 34.2 sqm | 1 |
| 004 | Tower | 0 | 3 BHK | 73.4 sqm | 31.4 sqm | 1 |
| 005 | Tower | 0 | 3 BHK | 80.8 sqm | 34.2 sqm | 1 |
| 006 | Tower | 0 | 3 BHK | 80.8 sqm | 34.2 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 under process / not yet usable: Board Resolution for Authorized Signatory/Certificate of Authorization, Relinquishment Deed.
1 additional compliance slots are filed as Not Applicable.
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.
Complaints on this project's K-RERA page (4 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190225/0002292 25-02-2019 | Quality of work not maintained as promised | DS Max Silverwood (another project by this promoter) | DISPOSED AO |
| CMP/210303/0007734 03-03-2021 | refund with interest and compensation due to Quality issues and structural defects | DS MAX Smartnest (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/220209/0008992 09-02-2022 | INTERIORS EXECUTION BY 3RD PARTY DESIGN HOUSE_BONITO | DS MAX SONATA (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
| CMP/221013/0010093 13-10-2022 | Very worst Construction of structure | DS Max Silverwood (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
Clean approvals profile: every applicable statutory NOC is on file — including pollution-control clearance (KSPCB), the clearances buyers most often find still pending. Nothing is outstanding among the statutory NOCs — which compliance documents are filed versus still under process is a separate matter, covered in Litigation & compliance above. Note Fire NOC and environmental clearance are not among the approvals K-RERA marks applicable to this project — if the named-approvals check shows them as "not found in catalog", that is why; ask the builder directly whether they apply here. Since these are developer-filed portal statuses, have your lawyer confirm them against the linked NOC copies.
7 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 26-04-2022 | SPOORTHI NEST WATER NOC.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 31-05-2022 | SPOORTHI NEST KSPCB CFE.pdf |
| KPTCL- BESCOM | Approved | 18-09-2025 | Spoorthi Nest Bescom NOC_0001.pdf |
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 | CA K Somanatham | 217160 | 2005 | Bengaluru Urban, Karnataka - 560061 |
| Engineer | Swarapananda Goud K S | M-127665 9 | 2005 | Davangere, Karnataka - 577002 |
| Architect | Srimathi J Adiga | CA/1998/23892 | 2007 | Bengaluru Urban, Karnataka - 560061 |
| Contractor | DS MAX properties Pvt Ltd | - | 2006 | Bengaluru Urban, Karnataka - 560043 |
DS-MAX has 50 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 “Ds Max”) (average reported construction progress 54%). 27 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.
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.
Latest quarterly filing (2025-Q4): ₹1.05 Cr collected from buyers, ₹1.05 Cr withdrawn from the project's escrow account.
| Construction progress | 3% → 3% (+0 pts) |
| Units sold/booked as registered | 24/187 (13%) |
| Buyer collections in available QPRs | ₹1.05 Cr |
| Escrow withdrawals in available QPRs | ₹1.05 Cr (1.00x collections) |
QPR figures are developer-filed quarterly disclosures. Collections and withdrawals are not a project valuation; they are a sanity check for whether sales, construction progress, and escrow draws appear directionally aligned.
Declared construction cost ÷ registered units averages to ₹13.7 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: Indian Bank Kalyan nagar IFSC Code : IDIB000K545 Pin Code : 560043. 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 ~13 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Electronic City | 13 km |
| Bellandur–Marathahalli belt | 16 km |
| Whitefield IT hub | 17 km |
| MG Road / city centre | 25 km |
| Outer Ring Road / Manyata | 30 km |
| Kempegowda Int'l Airport | 43 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 DS MAX SPOORTHI NEST?
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 →
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Built by Ds Max. View Ds Max'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.
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Last checked against the RERA register: 27 Jul 2026