Swarna Griha - 4 Phase 2
RERA Property Intelligence Report · Preview
FELICITY ADOBE · · K-RERA PRM/KA/RERA/1272/394/PR/180905/001993
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 | 979 | Total inventory registered with K-RERA. |
| Official carpet area | 41,633 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Registered land area | 18,419 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 3 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 10 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 270 total (314 open) — 0.28 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. Read this together with the official unit register below: it allots 229 parking lots across 229 of 979 unit rows — the low form figure is the separately-disclosed lots (often the for-sale ones), not the project's total supply. Make sure your specific slot (covered/open, level, bay number) is named in your sale agreement, not just promised verbally. |
| Project start date | 05-05-2018 |
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 |
|---|---|---|---|
| 1BHK & 2 BHK | 1,132 | 100% | 41,633 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| A1 | 12 | 103 | 27 | - |
| A2 | 12 | 103 | 27 | - |
| A3 | 12 | 103 | 27 | - |
| A4 | 12 | 103 | 27 | - |
| A5 | 12 | 103 | 27 | - |
| A6 | 12 | 103 | 27 | - |
| A7 | 12 | 103 | 27 | - |
| A8 | 12 | 103 | 27 | - |
Showing first 8 of 10 tower/wing rows.
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 979 official flat/unit rows, matching the 979 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 | 979 | 45.0 sqm | 17.6 sqm | 229 (750 with 0) |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| A1 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A2 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A3 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A4 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A5 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A6 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A7 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A8 | 103 | 45.0 sqm | 17.6 sqm | 23 (80 with 0) |
| A9 | 90 | 45.0 sqm | 17.6 sqm | 23 (67 with 0) |
| A10 | 65 | 45.0 sqm | 17.6 sqm | 22 (43 with 0) |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A1011 | A1 | 0 | 2BHK | 45.0 sqm | 17.6 sqm | 1 |
| A1013 | A1 | 0 | 2BHK | 45.0 sqm | 17.6 sqm | 0 |
| A1014 | A1 | 0 | 2BHK | 45.0 sqm | 17.6 sqm | 0 |
| A1015 | A1 | 0 | 2BHK | 45.0 sqm | 17.6 sqm | 1 |
| A1016 | A1 | 0 | 2BHK | 45.0 sqm | 17.6 sqm | 0 |
| A1017 | A1 | 0 | 2BHK | 45.0 sqm | 17.6 sqm | 0 |
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 18 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 04 Apr 2021, extended (Section 6 Extension) to 04 Jan 2023 — both dates have passed with no OC on file. The extension on file was granted on 28 Sep 2022 (K-RERA extension no. EX/PRM/KA/RERA/1272/394/PR/220928/001993) — 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 complaint orders (1 complaint against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| Umesh Kondajji vs FELICITY ADOBE LLP | Registration of sale deed & interest on delay period | AUTHORITY | 03/06/2026 |
⚠ 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 (1 complaint listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/220329/0009277 29-03-2022 | Not giving my money back | Swarna Griha - 2 - Phase II (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
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.
Felicity Adobe has 6 other K-RERA-registered projects in our records (average reported construction progress 74%). 0 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. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
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 ₹6.9 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 Maharashtra City Market (IFSC MAHB0000304, a/c …5070). 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 ~79 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 78 km |
| Outer Ring Road / Manyata | 79 km |
| MG Road / city centre | 82 km |
| Bellandur–Marathahalli belt | 92 km |
| Whitefield IT hub | 95 km |
| Electronic City | 96 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 Swarna Griha - 2?
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 Felicity Adobe. View Felicity Adobe'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: 16 Jul 2026