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RERA Property Intelligence Report · Preview
SHELL PROMOTERS AND INFRA · Bengaluru South · K-RERA PRM/KA/RERA/1251/310/PR/270723/006098
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 | 80 | Total inventory registered with K-RERA. |
| Official carpet area | 6,725 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 10,152 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 4,047 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.25 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 89 total (89 covered, 0 open) — 1.11 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | EM/EO-1/TA-4/East/46/2022-23 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 28-02-2023 | |
| Project start date | 15-05-2023 |
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 |
|---|---|---|---|
| 2 BHK | 36 | 45% | 2,768 sqm |
| 3BHK | 36 | 45% | 3,168 sqm |
| 2 .5 BHK | 8 | 10% | 784 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Wing 1 | 3 | 24 | 27 | 14.95 m |
| Wing 2 | 3 | 32 | 35 | 14.95 m |
| Wing 3 | 3 | 24 | 27 | 14.95 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 80 official flat/unit rows, matching the 80 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 | 36 | 72.0-83.0 sqm | 44.0-53.0 sqm | 36 |
| 3 BHK | 28 | 72.0-99.0 sqm | 44.0-63.0 sqm | 28 |
| 2.5 BHK | 16 | 86.0-93.0 sqm | 52.0-55.0 sqm | 16 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Wing 2 | 32 | 78.0-99.0 sqm | 47.0-63.0 sqm | 32 |
| Wing 1 | 24 | 72.0-92.0 sqm | 44.0-57.0 sqm | 24 |
| Wing 3 | 24 | 72.0-94.0 sqm | 44.0-56.0 sqm | 24 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 1101 | Wing 1 | 0 | 2 BHK | 78.0 sqm | 47.0 sqm | 1 |
| 1102 | Wing 1 | 0 | 2 BHK | 76.0 sqm | 46.0 sqm | 1 |
| 1103 | Wing 1 | 0 | 2 BHK | 78.0 sqm | 50.0 sqm | 1 |
| 1104 | Wing 1 | 0 | 3 BHK | 90.0 sqm | 57.0 sqm | 1 |
| 1105 | Wing 1 | 0 | 2 BHK | 72.0 sqm | 44.0 sqm | 1 |
| 1106 | Wing 1 | 0 | 3 BHK | 92.0 sqm | 55.0 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.
All 43 standard compliance document slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 07 Feb 2025, extended (Section 6 Extension) to 07 Feb 2026 — both dates have passed with no OC on file. The extension on file was granted on 29 May 2026 (K-RERA extension no. EX/PRM/KA/RERA/1251/310/PR/260529/006098) — it has been used, its deadline has also passed, and no further extension is recorded.
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 enforcement record (the regulator's own defaulter list & penalty orders)
⚠ Listed on K-RERA's official DEFAULTER list.
K-RERA complaint orders (1 complaint against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| A CHANDRA SHEKHAR vs SHELL PROMOTERS AND INFRA LLP | Refund of Booking Amount of Rs 1 lakh along with interest @ 12% per annum from the date of booking | AUTHORITY | 12/09/2024 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder 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 | HARI BABU | 22361 | 1998 | Hyderabad, Telangana - 500015 |
| Engineer | R VASANTHMADHAVA | BCC/BL-3.6/E:3213 : 08-09 | 2018 | Bengaluru Urban, Karnataka - 560004 |
| Architect | Kalyan Rao | 94/17643 | 1995 | Bengaluru Urban, Karnataka - 560075 |
| Contractor | Siddaraju | - | 2019 | Bengaluru Urban, Karnataka - 560035 |
⚠ 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 ₹37.5 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: Bank of Baroda Indiranagar IFSC Code : BARB0BANGBS Pin Code : 560038. 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 ~4 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Electronic City | 4 km |
| Bellandur–Marathahalli belt | 8 km |
| Whitefield IT hub | 13 km |
| MG Road / city centre | 15 km |
| Outer Ring Road / Manyata | 21 km |
| Kempegowda Int'l Airport | 37 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 SHELL SAPPHIRE?
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 Shell Promoters.
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