Sipani Royal Heritage Phase-II
RERA Property Intelligence Report · Preview
sipani properties · Anekal · K-RERA PRM/KA/RERA/1251/308/PR/190809/002757
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 | 326 | Total inventory registered with K-RERA. |
| Official carpet area | 1,230 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Registered land area | 13,152 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.5 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 4 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 332 total (66 open) — 1.02 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 16-12-2019 |
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 |
|---|---|---|---|
| RESIDENTIAL | 124 | 100% | 1,230 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| A | 13 | 112 | 112 | - |
| B | 13 | 112 | 112 | - |
| C | 13 | 96 | 96 | - |
| RA | 10 | 6 | 12 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 326 official flat/unit rows, matching the 326 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 |
|---|---|---|---|---|
| 2BHK | 164 | 58.9-72.3 sqm | 31.6-40.5 sqm | 164 |
| 3BHK | 145 | 0.0-149.2 sqm | 41.1-131.3 sqm | 150 |
| 1BHK | 16 | 41.0-45.4 sqm | 23.0-25.6 sqm | 16 |
| 3 BHK | 1 | 149.2 sqm | 76.0 sqm | 2 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| A | 112 | 0.0-91.3 sqm | 23.1-50.3 sqm | 112 |
| B | 112 | 41.0-86.0 sqm | 23.0-45.7 sqm | 112 |
| C | 96 | 45.0-91.0 sqm | 25.5-50.7 sqm | 96 |
| RA | 6 | 148.8-149.2 sqm | 71.7-131.3 sqm | 12 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 001 | A | 0 | 3BHK | 78.1 sqm | 41.1 sqm | 1 |
| 002 | A | 0 | 1BHK | 41.0 sqm | 23.1 sqm | 1 |
| 003 | A | 0 | 1BHK | 45.4 sqm | 25.6 sqm | 1 |
| 004 | A | 0 | 3BHK | 86.2 sqm | 45.7 sqm | 1 |
| 005 | A | 0 | 3BHK | 78.1 sqm | 41.1 sqm | 1 |
| 006 | A | 0 | 1BHK | 41.0 sqm | 23.1 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.
11 of 50 compliance document slots are filed as Not Applicable; the remaining 39 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 28 Nov 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 enforcement record (the regulator's own defaulter list & penalty orders)
⚠ Listed on K-RERA's official DEFAULTER list.
1 K-RERA order on this project (PROJECT REGISTRATION) — read the order copies on the K-RERA portal.
K-RERA complaint orders (1 complaint against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| Serena Dominic A vs M/s.siani properties | Direct Respondent to allot basement parking for Flat B-1305 per Sale Deed; complete clubhouse, amenities & service lifts;impose penalty for work after RERA expiry; interest on delay period | AUTHORITY | 23/07/2026 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder 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/200624/0006069 24-06-2020 | Pre-emi refund | SIPANI ROYAL HERITAGE PHASE-II (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/200701/0006099 01-07-2020 | Booking Amount Not Refunded | sipani Royal Heritage Phase-I (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/211028/0008480 28-10-2021 | Refund and compensation U/s 18 of RERA | sipani jardin (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/220119/0008828 19-01-2022 | Delivery date exceeds as per agreement | sipani Royal Heritage Phase-I (another project by this promoter) | DISPOSED AUTHORITY BENCH5 |
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.
K-RERA names 3 project professional/vendor rows across Architect, Contractor, Structural engineer. 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 |
|---|---|---|---|---|
| Architect | vernekar associates pvt ltd | - | 2004 | No. 8 1st A main Stag Extn ST Bed, 4th Block koramangla BANGALORE-560 095 |
| Contractor | Lalitha constructions | - | 2000 | 38-A 6th main 8th cross Balaji layout, kODIGEHALLI BANGALORE 560094 |
| Structural engineer | Group Ventech VENKATESH BABU REDDY | - | - | - |
Sipani Properties has 6 other K-RERA-registered projects in our records (average reported construction progress 69%). 4 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.
⚠ 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 ₹18.1 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: ICICI Bank KORAMANGLA. 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.
K-RERA has 1 project-photo upload.
These are developer-uploaded progress photos in the official document catalog. We do not treat them as proof of current site condition; use them as a prompt to ask for newer dated photos or a site visit.
The nearest major job hub is ~1 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Electronic City | 1 km |
| Bellandur–Marathahalli belt | 11 km |
| MG Road / city centre | 17 km |
| Whitefield IT hub | 17 km |
| Outer Ring Road / Manyata | 23 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 SIPANI VIVEZA?
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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Built by Sipani Properties. View Sipani Properties'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