Raagam Phase-1
RERA Property Intelligence Report · Preview
ONE BANGALORE LUXURY PROJECTS · Devanahalli · K-RERA PRM/KA/RERA/1250/303/PR/110825/007990
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 | 298 | Total inventory registered with K-RERA. |
| Official carpet area | 31,712 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 49,916 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 14,211 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 0.58 | 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 | 298 total (298 covered, 0 open) — 1.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BIAAPA/TP/CC/331/2024-25/25-26/888 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 25-06-2025 | |
| Project start date | 15-08-2025 |
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 |
|---|---|---|---|
| 2B+3T | 8 | 3% | 767 sqm |
| 2B+2T | 4 | 1% | 301 sqm |
| 3B+2T | 172 | 58% | 16,545 sqm |
| 3B+3T | 106 | 36% | 12,233 sqm |
| 5B+5T [Duplex] | 8 | 3% | 1,866 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| T24 | 12 | 75 | 75 | 40.1 m |
| T25 | 12 | 75 | 75 | 40.1 m |
| T26 | 12 | 74 | 74 | 40.1 m |
| T27 | 12 | 74 | 74 | 40.1 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 298 official flat/unit rows, matching the 298 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 |
|---|---|---|---|---|
| 3B+2T | 172 | 92.2-99.1 sqm | 48.2-52.1 sqm | 172 |
| 3B+3T | 106 | 112.5-117.2 sqm | 59.7-61.1 sqm | 106 |
| 2B+3T | 8 | 94.8-99.2 sqm | 48.5-50.1 sqm | 8 |
| 5B+5T [Duplex] | 8 | 229.1-237.5 sqm | 119.6-122.2 sqm | 8 |
| 2B+2T | 4 | 75.3 sqm | 40.4-41.2 sqm | 4 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| T24 | 75 | 75.3-237.5 sqm | 40.4-122.2 sqm | 75 |
| T25 | 75 | 75.3-229.1 sqm | 40.7-119.6 sqm | 75 |
| T26 | 74 | 75.3-229.1 sqm | 41.2-121.0 sqm | 74 |
| T27 | 74 | 92.2-237.5 sqm | 48.2-121.1 sqm | 74 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 001 | T24 | 0 | 3B+2T | 98.7 sqm | 51.0 sqm | 1 |
| 002 | T24 | 0 | 3B+2T | 98.7 sqm | 51.0 sqm | 1 |
| 004 | T24 | 0 | 2B+3T | 99.2 sqm | 50.1 sqm | 1 |
| 005 | T24 | 0 | 3B+3T | 117.1 sqm | 60.8 sqm | 1 |
| 006 | T24 | 0 | 3B+3T | 117.2 sqm | 60.2 sqm | 1 |
| 101 | T24 | 1 | 3B+2T | 98.7 sqm | 51.0 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.
⚠ 2 of 25 compliance document slots are filed as under process / not yet usable: Proforma of Agreement for Sale, Proforma of Allotment Letter.
1 additional compliance slots are filed as Not Applicable.
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.
10 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|
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 | Mutra Rajasekhar Reddy | 245001 | 2019 | Bengaluru Urban, Karnataka - 560043 |
| Engineer | Vishnu Kumar | M-59398/7 | 1993 | Bengaluru Urban, Karnataka - 560050 |
| Architect | Srimathi J Adiga | CA/98/23892 | 2007 | Bengaluru Urban, Karnataka - 560061 |
| Contractor | One Bangalore Luxury Projects LLP | - | 2024 | Bengaluru Urban, Karnataka - 560025 |
One Bangalore has 15 other K-RERA-registered projects in our records (average reported construction progress 45%). 1 is 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): ₹48.43 Cr collected from buyers, ₹70.76 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹70.76 Cr) exceeded buyer collections (₹48.43 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 4% → 6% (+2 pts) |
| Units sold/booked as registered | 261/298 (88%) |
| Buyer collections in available QPRs | ₹93.74 Cr |
| Escrow withdrawals in available QPRs | ₹152.83 Cr (1.63x 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 ₹93.0 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.
The nearest major job hub is ~26 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 | 7 km |
| Outer Ring Road / Manyata | 26 km |
| Whitefield IT hub | 32 km |
| MG Road / city centre | 33 km |
| Bellandur–Marathahalli belt | 36 km |
| Electronic City | 46 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 Varnam Phase 1C?
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 One Bangalore. View One Bangalore'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