Adarsh Palm Acres - Phase 1-Part A
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Adarsh Nivaas · Bengaluru North · K-RERA PRM/KA/RERA/1251/309/PR/181025/008181
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Send the checklist to the family group Read it here →ADARSH PALM ACRES PHASE 3 covers 30.9 acres with 196 towers, providing a mix of 2, 3, and 4-bedroom units, with an estimated project cost of ₹409.1 crore. At 6.3 homes per acre it sits at the 4th percentile of 521 Bengaluru North projects on this register (median 75.3). Its declared completion date is 30 September 2031; no occupancy certificate is on record.
Each context percentile names its exact comparison set, drawn from Quietlist’s full register store. The paid report adds drawing-read rows to this same table — what the filed plans show about the site, its edges and the unit layouts.
On the register
In context
Values as crawled from the official K-RERA record; context percentiles name their comparison population.
What you can verify free on this page
The official K-RERA filing record, in plain English
Registration and delivery
Adarsh Palm Acres Phase 3 is registered with K-RERA as PRM/KA/RERA/1251/309/PR/181025/008181, and the promoter has declared completion for 30 Sep 2031.
30 Sep 2031
declared completion
Figures are the promoter's own filings as they stood when Quietlist last read the register. A declared completion date is a filing, not a handover commitment.
Source · K-RERA project register · read 10 Sep 2026
Project scale
Adarsh Palm Acres Phase 3 spans 125,045 sq m (30.90 acres), comprises 196 towers, registers 196 units, and is declared to cost ₹409.05 cr.
₹409.05 cr
declared project cost
30.90acres
125,045 sq m
196units
on the registration
0.492FAR
sanctioned
Scale and cost as the promoter registered them. The declared cost is the promoter's own estimate on the filing, not a valuation and not a price to a buyer.
Source · K-RERA project registration · read 10 Sep 2026
Promoter record
Adarsh is the promoter of record on 18 projects registered with K-RERA, 13 of which are past their declared completion dates on the register.
18projects
registered with K-RERA
13past declared date
on the register
70%
average construction reported
Counted across Quietlist's full K-RERA register store, matched on the promoter name as it appears on each filing.
Source · K-RERA register, all projects · read 10 Sep 2026
Construction
Adarsh Palm Acres Phase 3 reports 2% construction progress in its most recent quarterly filing with K-RERA.
2%
reported construction progress
The percentage the promoter filed at the last quarterly report. It is a filed figure, not an inspection, and it can lag site conditions between filings.
Source · K-RERA quarterly progress report · read 10 Sep 2026
Sales
Adarsh Palm Acres Phase 3 reports 37 of 196 units booked in its most recent quarterly filing with K-RERA, about 19%.
19%booked
37 of 196 units
Booked share as the promoter filed it at the last quarterly report; this is the filed position, not current availability.
Source · K-RERA quarterly progress report · read 10 Sep 2026
🔒 What I’d do as a buyer here · Drawings Report
The report opens with what this project really is — read from its approved drawings — then the specific calls: the cheapest good way to buy here, the plot to say no to, what you can stop worrying about, and what to get in writing before you sign anything.
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 | 196 | Total inventory registered with K-RERA. |
| Official carpet area | 50,033 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 63,058 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 125,045 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 0.492 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 196 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 196 total (196 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 01/DP/17/2012-13 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 13-01-2021 | |
| Project start date | 10-09-2025 |
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 |
|---|---|---|---|
| 4 BHK | 146 | 74% | 40,857 sqm |
| 3 BHK | 46 | 23% | 8,628 sqm |
| 2 BHK | 4 | 2% | 547 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Villa No 9 | 1 | 1 | 1 | 7.85 m |
| Villa No 109 | 1 | 1 | 1 | 7.85 m |
| Villa No 146 | 1 | 1 | 1 | 7.85 m |
| Villa No 154 | 1 | 1 | 1 | 7.85 m |
| Villa No 155 | 1 | 1 | 1 | 7.85 m |
| Villa No 156 | 1 | 1 | 1 | 7.85 m |
| Villa No 157 | 1 | 1 | 1 | 7.85 m |
| Villa No 158 | 1 | 1 | 1 | 7.85 m |
Showing first 8 of 196 tower/wing rows.
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 196 official flat/unit rows, matching the 196 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 |
|---|---|---|---|---|
| 4 BHK | 146 | 238.8-305.5 sqm | 0.0 sqm | 146 |
| 3 BHK | 46 | 176.5-202.9 sqm | 0.0 sqm | 46 |
| 2 BHK | 4 | 136.9 sqm | 0.0 sqm | 4 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Villa No 109 | 1 | 136.9 sqm | 0.0 sqm | 1 |
| Villa No 146 | 1 | 136.9 sqm | 0.0 sqm | 1 |
| Villa No 154 | 1 | 255.7 sqm | 0.0 sqm | 1 |
| Villa No 155 | 1 | 255.7 sqm | 0.0 sqm | 1 |
| Villa No 156 | 1 | 255.7 sqm | 0.0 sqm | 1 |
| Villa No 157 | 1 | 255.7 sqm | 0.0 sqm | 1 |
| Villa No 158 | 1 | 182.7 sqm | 0.0 sqm | 1 |
| Villa No 159 | 1 | 182.7 sqm | 0.0 sqm | 1 |
| Villa No 160 | 1 | 182.7 sqm | 0.0 sqm | 1 |
| Villa No 161 | 1 | 182.7 sqm | 0.0 sqm | 1 |
| Villa No 162 | 1 | 182.7 sqm | 0.0 sqm | 1 |
| Villa No 163 | 1 | 182.7 sqm | 0.0 sqm | 1 |
Showing first 12 of 196 tower/wing groups.
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 9 | Villa No 9 | 0 | 2 BHK | 136.9 sqm | 0.0 sqm | 1 |
| 109 | Villa No 109 | 0 | 2 BHK | 136.9 sqm | 0.0 sqm | 1 |
| 146 | Villa No 146 | 0 | 2 BHK | 136.9 sqm | 0.0 sqm | 1 |
| 154 | Villa No 154 | 0 | 4 BHK | 255.7 sqm | 0.0 sqm | 1 |
| 155 | Villa No 155 | 0 | 4 BHK | 255.7 sqm | 0.0 sqm | 1 |
| 156 | Villa No 156 | 0 | 4 BHK | 255.7 sqm | 0.0 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.
🔒 Which plot to ask for · Drawings Report
The plot-level read: which parts of the layout to prefer and which to avoid, what the approved layout puts against each boundary — roads, drains, open land — and the things on this site nobody at the sales desk will tell you about.
No litigation declared on this project's K-RERA filing.
All 10 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.
Complaints on this project's K-RERA page (1 complaint listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/221011/0010086 11-10-2022 | Delay in Refunding theToken amount after canceling the booking due to insufficient legal docs | Adarsh Palm Acres - Phase 1-Part A (another project by this promoter) | 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.
Clean approvals profile: every applicable statutory NOC is on file — including 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. Note Fire NOC is not among the approvals K-RERA marks applicable to this project — if the named-approvals check shows it as "not found in catalog", that is why; ask the builder directly whether it applies here. Since these are developer-filed portal statuses, have your lawyer confirm them against the linked NOC copies.
7 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 19-07-2022 | CFE.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 20-01-2022 | SEIAA.pdf |
| Airport Authority of India | Approved | 07-04-2015 | Airport NOC.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 | Mahesh B S | 220945 | 2008 | Bengaluru Urban, Karnataka - 560078 |
| Engineer | Rajesh N T | BCC/BL-3.6/SE-0129/2023-24 | 2023 | Bengaluru Urban, Karnataka - 560025 |
| Architect | Vishwaradhya R E | BCC/BL-3.6/A:2957/2019-20 | 2005 | Bengaluru Urban, Karnataka - 560025 |
| Contractor | Adarsh Developers | - | 1990 | Bengaluru Urban, Karnataka - 560025 |
Adarsh has 18 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Adarsh Nivaas”) (average reported construction progress 70%). 13 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 (2026-Q1): ₹0.00 Cr collected from buyers, ₹0.41 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹0.41 Cr) exceeded buyer collections (₹0.00 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 0% → 2% (+2 pts) |
| Units sold/booked as registered | 37/196 (19%) |
| Escrow withdrawals in available QPRs | ₹0.89 Cr |
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 ₹208.7 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: Union Bank of India. 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 ~14 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 6 km |
| Outer Ring Road / Manyata | 14 km |
| MG Road / city centre | 22 km |
| Whitefield IT hub | 23 km |
| Bellandur–Marathahalli belt | 25 km |
| Electronic City | 35 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.
The approved drawings
A thin filing
The crawled listing for ADARSH PALM ACRES PHASE 3 shows no approved drawings — not enough drawn material for a useful unit-level read, and we would rather tell you that than sell you a thin report. The register record above is what this filing carries.
Want this project read from its filed drawings?
159 of the 196 plots are not yet sold in the latest quarterly filing, so which one you take is a real choice. With 2% reported construction progress, there is no finished building to walk through — the approved drawings are the only place to see what you are buying. We read every approved drawing on ADARSH PALM ACRES PHASE 3’s file and tell you which plots we would ask for, what sits around them, and what to get in writing before you pay the token.
This page is the free K-RERA filing summary. For ADARSH PALM ACRES PHASE 3: what the approved drawings and filed papers say about the plots, the parking, the approvals — and what to get in writing before you sign. That is the Drawings Report.
Drawings Report · ₹4,999
This project has a thin public drawing file — the crawled listing shows one approved drawing or none. We check the current filing first, and only take payment if there is enough to read.
Paying from outside India? Pay $59 (Drawings Report) 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 Adarsh Nivaas. View Adarsh Nivaas'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: 10 Sep 2026