Adarsh Palm Retreat -Phase 3 Part B
RERA Property Intelligence Report · Preview
Akarsh Residence · Bengaluru East · K-RERA PRM/KA/RERA/1251/446/PR/311224/007335
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 | 122 | Total inventory registered with K-RERA. |
| Official carpet area | 11,361 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 22,667 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 7,064 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.24 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 5 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 130 total (130 covered, 0 open) — 1.07 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BBMP/Addl.Dir/JD/North/0013/22-23 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 22-04-2024 | |
| Project start date | 01-10-2024 |
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 |
|---|---|---|---|
| 3BHK | 44 | 37% | 5,021 sqm |
| 2BHK | 74 | 63% | 6,339 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Block A | 4 | 18 | 18 | 14.95 m |
| BLock B | 4 | 20 | 20 | 14.95 m |
| BLock C | 4 | 40 | 40 | 14.95 m |
| Block D | 4 | 40 | 40 | 14.95 m |
| Block E | 2 | 4 | 12 | 14.95 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 122 official flat/unit rows, matching the 122 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 | 74 | 85.7-85.7 sqm | 37.3-37.9 sqm | 74 |
| 3 BHK | 44 | 112.1-117.2 sqm | 50.2-52.9 sqm | 44 |
| 0 | 4 | 0.0-358.0 sqm | 0.0 sqm | 12 (3 with 0) |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| BLock C | 40 | 85.7 sqm | 37.3-37.9 sqm | 40 |
| Block D | 40 | 85.7-117.2 sqm | 37.3-50.5 sqm | 40 |
| BLock B | 20 | 112.1-113.8 sqm | 51.3-51.9 sqm | 20 |
| Block A | 18 | 112.8-116.1 sqm | 51.4-52.9 sqm | 18 |
| Block E | 4 | 0.0-358.0 sqm | 0.0 sqm | 12 (3 with 0) |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A - 002 | Block A | 0 | 3 BHK | 115.4 sqm | 52.5 sqm | 1 |
| A - 003 | Block A | 0 | 3 BHK | 113.8 sqm | 51.9 sqm | 1 |
| A - 101 | Block A | 1 | 3 BHK | 116.1 sqm | 52.9 sqm | 1 |
| A - 102 | Block A | 1 | 3 BHK | 115.4 sqm | 52.5 sqm | 1 |
| A - 103 | Block A | 1 | 3 BHK | 113.8 sqm | 51.9 sqm | 1 |
| A - 104 | Block A | 1 | 3 BHK | 112.8 sqm | 51.4 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.
⚠ 1 litigation case on record
⚠ 1 of 48 compliance document slots are filed as under process / not yet usable: Proforma For Sale Deed.
21 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.
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 |
|---|---|---|---|
| Water supply and sewage board | Approved | 13-12-2022 | BWSSB.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 20-01-2023 | CFE.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 22-07-2022 | MOEF_.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 | 012893S | 2008 | Bengaluru Urban, Karnataka - 560078 |
| Engineer | Rajesh M H | BCC/BL-3.6/SE-292/2018-19 | 2015 | Bengaluru Urban, Karnataka - 560072 |
| Architect | VISHWARADHYA R E | CA/2002/29004 | 2004 | Bengaluru Urban, Karnataka - 560025 |
| Contractor | Adarsh Developers | - | 1988 | Bengaluru Urban, Karnataka - 560025 |
Akarsh Residence has 2 other K-RERA-registered projects in our records. 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. 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.
Latest quarterly filing (2025-Q4): ₹3.25 Cr collected from buyers, ₹5.41 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹5.41 Cr) exceeded buyer collections (₹3.25 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 8% → 12% (+4 pts) |
| Units sold/booked as registered | 21/122 (17%) |
| Buyer collections in available QPRs | ₹4.75 Cr |
| Escrow withdrawals in available QPRs | ₹8.47 Cr (1.78x 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 ₹77.5 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: HDFC Richmond Road, Branch IFSC Code : HDFC0000523 Pin Code : 560025. 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 ~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 |
| Whitefield IT hub | 8 km |
| Electronic City | 9 km |
| MG Road / city centre | 12 km |
| Outer Ring Road / Manyata | 16 km |
| Kempegowda Int'l Airport | 31 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 ADARSH ROSEWOOD?
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 Akarsh Residence.
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