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RERA Property Intelligence Report · Preview
Nitin A Shirgurkar · · K-RERA PRM/KA/RERA/1249/447/PR/060723/006049
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 | 15 | Total inventory registered with K-RERA. |
| Official carpet area | 4,153 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 4,422 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 3,642 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | ~1.18 | Sanctioned floor-area ratio (≈4,314 sqm sanctioned FAR area ÷ 3,642 sqm land) — higher means a denser vertical build. |
| Registered towers/wings | 1 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 15 total (30 covered, 0 open) — 1.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BGM-LPAS-18592/21-22/BP | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 20-05-2022 | |
| Project start date | 01-05-2023 |
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 |
|---|---|---|---|
| 8BHK | 1 | 7% | 242 sqm |
| 2BHK | 1 | 7% | 108 sqm |
| 9BHK | 1 | 7% | 317 sqm |
| 11BHK | 1 | 7% | 424 sqm |
| 8BHK | 1 | 7% | 489 sqm |
| 8BHK | 1 | 7% | 364 sqm |
| 11BHK | 1 | 7% | 369 sqm |
| 5BHK | 1 | 7% | 208 sqm |
| 9BHK | 1 | 7% | 268 sqm |
| 4BHK | 1 | 7% | 163 sqm |
| 7BHK | 1 | 7% | 1,231 sqm |
| 3BHK | 1 | 7% | 132 sqm |
| 8BHK | 1 | 7% | 299 sqm |
| 2BHK | 1 | 7% | 134 sqm |
| 6BHK | 1 | 7% | 203 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Exotica | 0 | 15 | 15 | 11 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 15 official flat/unit rows, matching the 15 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 |
|---|---|---|---|---|
| 8BHK | 4 | 242.3-489.9 sqm | 190.0-369.9 sqm | 8 |
| 11BHK | 2 | 369.9-424.3 sqm | 235.0-258.2 sqm | 4 |
| 2 BHK | 2 | 108.9-134.9 sqm | 117.8-136.2 sqm | 4 |
| 9BHK | 2 | 268.0-317.6 sqm | 188.7-211.9 sqm | 4 |
| 3 BHK | 1 | 132.3 sqm | 125.3 sqm | 2 |
| 4 BHK | 1 | 163.6 sqm | 147.9 sqm | 2 |
| 5 BHK | 1 | 209.0 sqm | 168.8 sqm | 2 |
| 6BHK | 1 | 203.7 sqm | 157.2 sqm | 2 |
| 7BHK | 1 | 231.1 sqm | 168.3 sqm | 2 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Exotica | 15 | 108.9-489.9 sqm | 117.8-369.9 sqm | 30 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| Plot 1 | Exotica | 0 | 3 BHK | 132.3 sqm | 125.3 sqm | 2 |
| Plot 2 | Exotica | 0 | 2 BHK | 134.9 sqm | 117.8 sqm | 2 |
| Plot 3 | Exotica | 0 | 2 BHK | 108.9 sqm | 136.2 sqm | 2 |
| Plot 4 | Exotica | 0 | 6BHK | 203.7 sqm | 157.2 sqm | 2 |
| Plot 5 | Exotica | 0 | 7BHK | 231.1 sqm | 168.3 sqm | 2 |
| Plot 6 | Exotica | 0 | 9BHK | 268.0 sqm | 188.7 sqm | 2 |
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.
⚠ 7 of 43 compliance document slots are filed as under process / not yet usable: Completion Certificate, Electricity Permission Letter, Water Permission Letter, Urban Land Ceiling, Collaboration Agreement/Development Agreement/Joint Development Agreement/Other Agreement and more.
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.
Clean approvals profile: every applicable statutory NOC is on file. 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, environmental clearance and pollution-control clearance (KSPCB) 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.
8 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 06-01-2018 | NOC_compressed.pdf |
| KPTCL- BESCOM | Approved | 01-02-2018 | NOC_compressed.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 | RAJENDRA SANJEEV AND COMPANY | 028005 | 1998 | Belagavi, Karnataka - 590011 |
| Engineer | SUNIL MUTALIK | 027187 | 1998 | Pune, Maharashtra - 411007 |
| Architect | DISHA NITIN SHIRGURKAR | CA/2018/90576 | 2018 | Bengaluru Urban, Karnataka - 560046 |
| Contractor | Nitin Shirgurkar | - | 2000 | Belagavi, Karnataka - 590006 |
Latest quarterly filing (2025-Q3): ₹0.00 Cr collected from buyers, ₹0.00 Cr withdrawn from the project's escrow account.
| Construction progress | 51% → 51% (+0 pts) |
| Units sold/booked as registered | 6/15 (40%) |
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 ₹72.6 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: Industrial Development Bank of India tilakwadi, Belagavi IFSC Code : IBKL0000555 Pin Code : 590006. 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 ~7 km away — a manageable everyday commute to a major job hub.
| Landmark | Straight-line |
|---|---|
| Electronic City | 7 km |
| MG Road / city centre | 13 km |
| Bellandur–Marathahalli belt | 13 km |
| Outer Ring Road / Manyata | 20 km |
| Whitefield IT hub | 21 km |
| Kempegowda Int'l Airport | 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 EXOTICA?
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 Nitin Shirgurkar.
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: 16 Jul 2026