Swarna Griha 3 Annexe
RERA Property Intelligence Report · Preview
FELICITY ADOBE · · K-RERA PRM/KA/RERA/1249/447/PR/231123/006430
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 | 612 | Total inventory registered with K-RERA. |
| Official carpet area | 32,547 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 35,551 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 20,785 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 3.25 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 6 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 306 total (312 covered, 204 open) — 0.50 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | 01/2020-21/4186 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 25-11-2021 | |
| Project start date | 01-11-2023 |
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 | 404 | 66% | 214,473 sqm |
| 3 BHK | 208 | 34% | 133,674 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| A1-2 | 12 | 104 | 52 | 39.45 m |
| A1-3 | 12 | 104 | 52 | 39.45 m |
| A1-4 | 12 | 104 | 52 | 39.45 m |
| A1-5 | 11 | 92 | 46 | 36.45 m |
| B1-2 | 12 | 104 | 52 | 39.45 m |
| B1-3 | 12 | 104 | 52 | 39.45 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 612 official flat/unit rows, matching the 612 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 | 404 | 514.1-548.0 sqft | 146.2 sqft | 202 (202 with 0) |
| 3 BHK | 208 | 629.8-655.5 sqft | 333.1 sqft | 104 (104 with 0) |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| A1-2 | 104 | 514.1-548.0 sqft | 146.2 sqft | 52 (52 with 0) |
| A1-3 | 104 | 514.1-548.0 sqft | 146.2 sqft | 52 (52 with 0) |
| A1-4 | 104 | 514.1-548.0 sqft | 146.2 sqft | 52 (52 with 0) |
| B1-2 | 104 | 629.8-655.5 sqft | 333.1 sqft | 52 (52 with 0) |
| B1-3 | 104 | 629.8-655.5 sqft | 333.1 sqft | 52 (52 with 0) |
| A1-5 | 92 | 514.1-548.0 sqft | 146.2 sqft | 46 (46 with 0) |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A1-2 - 001 | A1-2 | 0 | 2 BHK | 548.0 sqft | 146.2 sqft | 1 |
| A1-2 - 002 | A1-2 | 0 | 2 BHK | 548.0 sqft | 146.2 sqft | 0 |
| A1-2 - 003 | A1-2 | 0 | 2 BHK | 548.0 sqft | 146.2 sqft | 1 |
| A1-2 - 004 | A1-2 | 0 | 2 BHK | 548.0 sqft | 146.2 sqft | 0 |
| A1-2 - 005 | A1-2 | 0 | 2 BHK | 514.1 sqft | 146.2 sqft | 1 |
| A1-2 - 006 | A1-2 | 0 | 2 BHK | 514.1 sqft | 146.2 sqft | 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.
10 of 31 compliance document slots are filed as Not Applicable; the remaining 21 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.
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.
Clean approvals profile: every applicable statutory NOC is on file — including Fire NOC, environmental clearance and pollution-control clearance (KSPCB), the clearances buyers most often find still pending. 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. Since these are developer-filed portal statuses, have your lawyer confirm them against the linked NOC copies.
5 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 19-04-2021 | NOC WATER SUPPLY SG 04 P2.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 27-04-2022 | NOC KSPCB-CFE 27 04 2022 SG 04 P2.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 13-10-2021 | NOC SEIAA 13 10 2021 SG 04 P2.pdf |
| KPTCL- BESCOM | Approved | 23-04-2021 | NOC HESCOM 23 04 2021 SG 04 P2.pdf |
| Fire and Safety | Approved | 22-01-2024 | NOC FIRE EMERGENCY 04 01 2021 SG 04 P2.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 | POONACHA S S | 237362 | 2015 | Bengaluru Urban, Karnataka - 560043 |
| Engineer | RAJESH M H | BCC/BL-3.6/SE-292/2018-19 | 2011 | Bengaluru Urban, Karnataka - 560043 |
| Architect | SUKHEN P | CA/92/15089 | 1992 | Bengaluru Urban, Karnataka - 560043 |
| Contractor | FELICITY ADOBE LLP | - | 2018 | Bengaluru Urban, Karnataka - 560043 |
Felicity Adobe has 6 other K-RERA-registered projects in our records (average reported construction progress 79%). 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.
Latest quarterly filing (2025-Q4): ₹10.71 Cr collected from buyers, ₹10.65 Cr withdrawn from the project's escrow account.
| Construction progress | 40% → 57% (+17 pts) |
| Units sold/booked as registered | 367/612 (60%) |
| Buyer collections in available QPRs | ₹21.59 Cr |
| Escrow withdrawals in available QPRs | ₹21.16 Cr (0.98x 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 ₹12.7 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: Canara Bank TRINITY CIRCLE IFSC Code : CNRB0000792 Pin Code : 560008. 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 ~11 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| MG Road / city centre | 7 km |
| Electronic City | 11 km |
| Bellandur–Marathahalli belt | 11 km |
| Outer Ring Road / Manyata | 15 km |
| Whitefield IT hub | 19 km |
| Kempegowda Int'l Airport | 34 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 - 4 PHASE 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 →
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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