Avantikaa
RERA Property Intelligence Report · Preview
S2 HOMES · Anekal · K-RERA PRM/KA/RERA/1251/308/PR/180222/001666
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 | 98 | Total inventory registered with K-RERA. |
| Official carpet area | 4,979 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Registered land area | 6,171 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.73 | 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 | 105 total (0 open) — 1.07 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 01-01-2016 |
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 |
|---|---|---|---|
| APARTMENT | 36 | 100% | 4,979 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| 1 | 4 | 10 | 20 | - |
| 2 | 4 | 16 | 20 | - |
| 3 | 4 | 36 | 20 | - |
| 4 | 4 | 36 | 45 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 98 official flat/unit rows, matching the 98 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 |
|---|---|---|---|---|
| 3BHK | 52 | 1.0-12.0 sqm | 3.0-4.0 sqm | 56 |
| 2BHK | 36 | 1.0 sqm | 4.0 sqm | 36 |
| DUPLEX | 10 | 23.0 sqm | 22.0 sqm | 20 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 3 | 36 | 1.0 sqm | 4.0 sqm | 36 |
| 4 | 36 | 1.0 sqm | 4.0 sqm | 36 |
| 2 | 16 | 12.0 sqm | 3.0 sqm | 20 |
| 1 | 10 | 23.0 sqm | 22.0 sqm | 20 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 1 | 1 | 1 | DUPLEX | 23.0 sqm | 22.0 sqm | 2 |
| 2 | 1 | 1 | DUPLEX | 23.0 sqm | 22.0 sqm | 2 |
| 3 | 1 | 1 | DUPLEX | 23.0 sqm | 22.0 sqm | 2 |
| 4 | 1 | 1 | DUPLEX | 23.0 sqm | 22.0 sqm | 2 |
| 5 | 1 | 1 | DUPLEX | 23.0 sqm | 22.0 sqm | 2 |
| 6 | 1 | 3 | DUPLEX | 23.0 sqm | 22.0 sqm | 2 |
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 15 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 31 Jan 2020, extended (Extension) to 15 Nov 2023 — both dates have passed with no OC on file. The extension on file was granted on 20 Jun 2022 (K-RERA extension no. EX/PRM/KA/RERA/1251/308/PR/220620/001666) — 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.
1 K-RERA order on this project (PROJECT EXTENSION) — read the order copies on the K-RERA portal.
K-RERA complaint orders (15 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| MR P K CHAKKARAVARTHY & ANOTHER vs M/S S2 HOMES & OTHERS | direct the Respondent to pay Delay Compensation for having failed to handover the possession of the flat as agreed by them under the Sale Agreement dated 10.05.2019 | AUTHORITY | 20/12/2023 |
| Masowon Hongray vs S2 HOMES | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 20/02/2026 |
| Suhas Dwarakanath vs S2 HOMES | Ensure completion of the project within one month and pay interest on delay period, or refund the agreement amount with compensation | AUTHORITY | 06/09/2024 |
| Chihomi Hongray vs S2 HOMES | Refund of Rs. 29,89,333 as agreed after cancelling the agreement. | AUTHORITY | 06/05/2026 |
| PAUL NOEL VINCENT vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| Ramapally Pradeep vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| D VIKRAM CHOWDARY & D BHANU vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| Venkatesh Padarti vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| CHINMOY BHATTACHARYA vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| Jijesh K vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| PRATEEK SRIVASTAVA vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| ABHINEET RAJ & NAVNEET RAJ vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| MADDELA KAMALAKAR & RONITA MONDAL vs S2 HOMES & OTHERS | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation | AUTHORITY | 04/02/2025 |
| Aneesh Biswas & another vs S2 HOMES & Others | Ensure completion of the project within one month and compensate for delay, or refund the agreement amount with compensation. | AUTHORITY | 04/02/2025 |
| Menaka Singri vs S2 HOMES & OTHERS | Ensure completion of the project within one month and provide interest on the period delayed as per RERA guidelines | AUTHORITY | 04/02/2025 |
⚠ 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 (2 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/200915/0006589 15-09-2020 | Breach of agreement and delay in delivery | THE WATERGROVE | DISPOSED AO |
| CMP/221010/0010073 10-10-2022 | COMPENSATION FOR DELAY IN GIVING POSSESSION | THE WATERGROVE | DISPOSED AUTHORITY BENCH4 |
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.
S2 Homes has 3 other K-RERA-registered projects in our records. 3 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 higher 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 ₹14.9 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: Axis Bank KARTHIK NAGAR (IFSC UTIB0002766, a/c …5508). 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 ~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 | 11 km |
| Whitefield IT hub | 17 km |
| MG Road / city centre | 18 km |
| Outer Ring Road / Manyata | 25 km |
| Kempegowda Int'l Airport | 41 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 WATERGROVE?
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
Scan with any UPI app to pay · quietlist@kotak
Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
Not useful to your decision? Full refund — no questions asked.
Scan with any UPI app to pay · quietlist@kotak
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.
Free · Watch this project
We'll email you when this project's RERA record changes.
Built by S2 Homes.
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.
Own a unit in THE Watergrove?
Sell directly to Quietlist's pre-screened buyer list — flat fee, no broker commission.
Last checked against the RERA register: 27 Jul 2026