Arvind Forest Trails
RERA Property Intelligence Report · Preview
Arvind SmartSpaces · Bengaluru North · K-RERA PRM/KA/RERA/1251/309/PR/190823/002822
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 | 116 | Total inventory registered with K-RERA. |
| Official carpet area | 10,435 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Registered land area | 4,140 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | ~3.25 | Sanctioned floor-area ratio (≈13,454 sqm sanctioned FAR area ÷ 4,140 sqm land) — higher means a denser vertical build. |
| Registered towers/wings | 1 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 294 total (24 open) — 2.53 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 29-06-2019 |
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 |
|---|---|---|---|
| Showrooms & Professional Offices | 116 | 100% | 10,435 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| A | 13 | 116 | 294 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 116 official flat/unit rows, matching the 116 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 |
|---|---|---|---|---|
| SHOP | 116 | 36.3-312.9 sqm | 0.0 sqm | 0 (116 with 0) |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| A | 116 | 36.3-312.9 sqm | 0.0 sqm | 0 (116 with 0) |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 00 1 | A | 0 | SHOP | 174.9 sqm | 0.0 sqm | 0 |
| 00 2 | A | 0 | SHOP | 245.5 sqm | 0.0 sqm | 0 |
| 00 3 | A | 0 | SHOP | 119.5 sqm | 0.0 sqm | 0 |
| 00 4 | A | 0 | SHOP | 88.5 sqm | 0.0 sqm | 0 |
| 00 5 | A | 0 | SHOP | 128.8 sqm | 0.0 sqm | 0 |
| 101 | A | 1 | SHOP | 312.9 sqm | 0.0 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 48 standard compliance document 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.
K-RERA enforcement record (the regulator's own defaulter list & penalty orders)
2 K-RERA orders on this project (PROJECT EXTENSION, PROJECT MODIFICATION) — 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 |
|---|---|---|---|
| PRABHAKAR H N vs THE EDGE | Looking forward for refund of Booking Amount along with interest | AUTHORITY | 11/06/2024 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
Complaints on this project's K-RERA page (3 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190720/0003648 20-07-2019 | Open Car Parking Selling and Allotment | Arvind Sporcia (another project by this promoter) | DISPOSED AUTHORITY FULLBENCH |
| CMP/200622/0006062 22-06-2020 | Non refundable of booking amount of Rs 6,17,695.00 by builder (10% amount) | Arvind Skylands (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/221230/0010581 30-12-2022 | Seepage and Legal Documents | Arvind Sporcia (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.
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.
3 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 12-03-2019 | Edge BWSSB NOC.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 18-05-2019 | Edge CTE KSPCB NOC.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 27-03-2019 | Edge MOEF NOC.pdf |
| KPTCL- BESCOM | Approved | 22-12-2018 | Edge BESCOM NOC.pdf |
| Fire and Safety | Approved | 11-01-2019 | Arvind Edge Fire CC Final.pdf |
| Airport Authority of India | Approved | 07-01-2019 | Edge AAI NOC.pdf |
| BSNL/Telecommunication Department | Approved | 14-12-2018 | 35BSNL NOC.pdf |
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 | Apurva Amin Architects | - | 1996 | Off. Sindhu Bhavan Road, Bodakdev |
| Contractor | BHAIRAVA EARTH MOVERS | - | 2014 | OMBR LAYOUT, BANASWADI |
| Structural engineer | ALFA Consultancy services | - | - | - |
Arvind Smartspaces has 3 other K-RERA-registered projects in our records (average reported construction progress 50%). 2 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.
Latest quarterly filing (2025-Q3): ₹0.26 Cr collected from buyers, ₹3.16 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹3.16 Cr) exceeded buyer collections (₹0.26 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 100% → 100% (+0 pts) |
| Units sold/booked as registered | 52/116 (45%) |
| Buyer collections in available QPRs | ₹0.26 Cr |
| Escrow withdrawals in available QPRs | ₹3.16 Cr (12.07x 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 ₹40.9 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: YES BANK C. G. Road Branch (IFSC YESB0000007, a/c …0154). 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 ~2 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Bellandur–Marathahalli belt | 2 km |
| Electronic City | 8 km |
| MG Road / city centre | 10 km |
| Whitefield IT hub | 10 km |
| Outer Ring Road / Manyata | 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 The Edge?
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
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Built by Arvind Smartspaces.
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