OM SAI Heritage
RERA Property Intelligence Report · Preview
OM SAI BUILDERS AND DEVELOPERS · · K-RERA PRM/KA/RERA/1257/334/PR/311024/007199
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 | 35 | Total inventory registered with K-RERA. |
| Official carpet area | 2,789 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 4,529 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 1,487 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.39 | 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 | 31 total (30 covered, 1 open) — 0.89 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | A4/BA-44/2023-24 (174642) | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 14-02-2024 | |
| Project start date | 15-09-2024 |
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 |
|---|---|---|---|
| 3 BHK | 5 | 14% | 583 sqm |
| 2 BHK | 25 | 71% | 1,966 sqm |
| 1 BHK | 5 | 14% | 239 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| SAI KALYANI SEA SHELL | 6 | 35 | 31 | 17.7 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 35 official flat/unit rows, matching the 35 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 |
|---|---|---|---|---|
| 2 BHK | 25 | 65.1-100.4 sqm | 2.3-3.5 sqm | 25 |
| 1 BHK | 5 | 47.9 sqm | 1.9 sqm | 0 (5 with 0) |
| 3 BHK | 5 | 116.7 sqm | 4.1 sqm | 5 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| SAI KALYANI SEA SHELL | 35 | 47.9-116.7 sqm | 1.9-4.1 sqm | 30 (5 with 0) |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 101 | SAI KALYANI SEA SHELL | 2 | 3 BHK | 116.7 sqm | 4.1 sqm | 1 |
| 102 | SAI KALYANI SEA SHELL | 2 | 2 BHK | 84.1 sqm | 3.0 sqm | 1 |
| 103 | SAI KALYANI SEA SHELL | 2 | 2 BHK | 100.4 sqm | 3.5 sqm | 1 |
| 104 | SAI KALYANI SEA SHELL | 2 | 2 BHK | 76.2 sqm | 2.8 sqm | 1 |
| 105 | SAI KALYANI SEA SHELL | 2 | 1 BHK | 47.9 sqm | 1.9 sqm | 0 |
| 106 | SAI KALYANI SEA SHELL | 2 | 2 BHK | 67.4 sqm | 2.4 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.
6 of 31 compliance document slots are filed as Not Applicable; the remaining 25 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.
10 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|
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 | TALAPADY RAMACHANDRA RAO | 019293 | 1983 | Dakshina Kannada, Karnataka - 575002 |
| Engineer | VIJAYARAJ | MNG/BL/10800/23-24 | 2015 | Dakshina Kannada, Karnataka - 575004 |
| Architect | SHALINI SURESH | CA/2006/38323 | 2010 | Udupi, Karnataka - 576101 |
| Contractor | OM SAI BUILDERS AND DEVELOPERS | - | 2024 | Dakshina Kannada, Karnataka - 575004 |
Latest quarterly filing (2025-Q4): ₹3.96 Cr collected from buyers, ₹4.16 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹4.16 Cr) exceeded buyer collections (₹3.96 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 60% → 70% (+10 pts) |
| Units sold/booked as registered | 16/35 (46%) |
| Buyer collections in available QPRs | ₹7.18 Cr |
| Escrow withdrawals in available QPRs | ₹7.58 Cr (1.06x 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 ₹24.5 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: STATE BANK OF INDIA. 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 ~8 km away — a manageable everyday commute to a major job hub.
| Landmark | Straight-line |
|---|---|
| MG Road / city centre | 6 km |
| Bellandur–Marathahalli belt | 8 km |
| Electronic City | 10 km |
| Outer Ring Road / Manyata | 13 km |
| Whitefield IT hub | 15 km |
| Kempegowda Int'l Airport | 32 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 SAI KALYANI SEA SHELL?
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 Om Sai.
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