Adarsh Tropica
K-RERA · the public record
Adarsh Tropica (Phase-1)
Bengaluru East · ORCHIDS APARTMENTS
Project Review · example purchase
Spending a few crores on a home? ₹4,999 to check what you’re buying.
Check what the plans put beside your home, below it and in front of it. The view, nearby buildings and shared facilities can change what you are buying.
From another project · Prestige Park Grove
Avoid bad decisions, only go for the best homes.
Read the complete sample: unit choices, layout illustrations, important risks and questions for the builder. Its findings concern the named sample, not this project.
Read the Project Review sample ↗
From another project · Prestige Park Grove · earlier comprehensive example
A larger advertised area. Almost the same carpet area.
In Tower 14, E4 has 141 sq ft more saleable area than E2. Its carpet area is only 0.46 sq m larger. The report puts the two layouts side by side.
This longer example shows the depth of research available in Project Deep Dive. These findings concern the named sample, not this project.
Read the Prestige Park Grove sample report ↗
98%construction reportedQ1 2026 filing
2units not bookedof 309 · Q1 2026 filing
30 Apr 2027declared completionK-RERA registration · read 26 Oct 2026
Free project details
Registration read 26 Oct 2026Construction progress and dates
Promoter-reported construction
97%
Q3 2025
97%
Q4 2025
98%
Q1 2026
K-RERA quarterly filings · Q3 2025 to Q1 2026
declared completion
30 Apr 2027
The registered date and a construction update answer different questions. Neither is a confirmation of possession.
K-RERA registration · read 26 Oct 2026
Registered units and project size
2BHK
309
Filed categories, unchanged · K-RERA registration · read 26 Oct 2026
The whole registration
2.9registered acres
106.6registered units per acre
The average covers the registered land and all registered unit types. It does not describe the space, outlook or surroundings of an individual unit.
RERA details for Adarsh Tropica (Phase-1)
K-RERA · PRM/KA/RERA/1251/446/PR/111022/005309
Project facts and comparisons
On the register
Declared completion30 April 2027
Land area11,736 sq m (2.9 acres)
Homes registered309
Tower/wing entries2
Unit mix309 × 2BHK
In context
Density106.6 homes per acre
Density in context89th percentile of 1123 Bengaluru East projects (median 75.5)
Source: K-RERA. Each comparison names the group of projects used.
Project areas, parking and inventory
Project areas and parking
RERA filing| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 309 | Total inventory registered with K-RERA. |
| Official carpet area | 18,365 sqm | Total carpet area reported for the project. |
| Official built-up area | 31,702 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 11,736 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.992 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered tower/wing entries | 2 | Official tower/wing count in the K-RERA detail page. |
| Parking total (reconciled) | 309 | Separate filed counts; these categories may overlap and are not added together. |
| Covered-parking field | 259 | Separate filed counts; these categories may overlap and are not added together. |
| Open-parking field | 81 | Separate filed counts; these categories may overlap and are not added together. |
| Garage field | 0 | Separate filed counts; these categories may overlap and are not added together. |
| Approved plan number | BDA/NM/A.S/A.A-1/T.S-4/E-14/21-22 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 30-09-2021 | |
| Project start date | 01-10-2022 |
Official inventory & towers
RERA filingK-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 |
|---|---|---|---|
| 2BHK | 309 | 100% | 59 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Block 1 | 12 | 206 | 206 | 39.6 m |
| Block 2 | 12 | 103 | 103 | 39.6 m |
Official unit register
RERA filingK-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 309 official flat/unit rows, matching the 309 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 | 309 | 59.3-59.6 sqm | 17.0-24.7 sqm | 309 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Block 1 | 206 | 59.3-59.6 sqm | 17.0-24.7 sqm | 206 |
| Block 2 | 103 | 59.3-59.6 sqm | 23.1-24.7 sqm | 103 |
Show sample official unit rows
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A001 | Block 1 | 0 | 2 BHK | 59.6 sqm | 24.3 sqm | 1 |
| A002 | Block 1 | 0 | 2 BHK | 59.5 sqm | 24.4 sqm | 1 |
| A003 | Block 1 | 0 | 2 BHK | 59.3 sqm | 23.3 sqm | 1 |
| A004 | Block 1 | 0 | 2 BHK | 59.3 sqm | 23.1 sqm | 1 |
| A005 | Block 1 | 0 | 2 BHK | 59.3 sqm | 23.1 sqm | 1 |
| A006 | Block 1 | 0 | 2 BHK | 59.3 sqm | 23.4 sqm | 1 |
Legal, Approvals & Project Team
Litigation & compliance
RERA filingThe promoter answered No to the land-litigation question. This is a filed declaration, not a court search.
⚠ 3 of 45 compliance document slots are filed as under process / not yet usable: Certificate from Registered Engineer indicating the structural safety of the building, District Magistrate, Proforma For Sale Deed.
14 additional compliance slots are filed as Not Applicable.
No completion certificate (OC) on file yet — project has not been declared complete.
See the filed approval statuses and linked documents →
Statutory approval status
RERA filing6 of 6 applicable approvals are marked Approved in the filing. Check the linked documents for their scope and validity.
4 further authority slots are marked not applicable in the filing.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 22-12-2018 | Panchayat letter.jpg |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 30-09-2019 | CFE.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 08-05-2019 | MOEF.pdf |
| KPTCL- BESCOM | Approved | 25-01-2019 | TROPICA - BESCOM.pdf |
| Fire and Safety | Approved | 22-11-2018 | TROPICA - FIRE.pdf |
| Airport Authority of India | Approved | 23-08-2018 | Orchids Apartments Airport NOC.pdf |
Project team & certifications
RERA filingK-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 - 571001 |
| Engineer | Chetana Consultants | BCC/BL-3.6/SE.188/2015-16 | 1983 | Bengaluru Urban, Karnataka - 560001 |
| Architect | Shyamala.H.R | BCC/BL-3.6/A-2959/2019-20 | 1995 | Bengaluru Urban, Karnataka - 560001 |
| Contractor | Adarsh Developers | - | 1988 | Bengaluru Urban, Karnataka - 560001 |
Financials & Construction Progress
Financial disclosures
RERA filingLatest quarterly filing (2026-Q1): ₹132.16 Cr collected from buyers, ₹105.24 Cr withdrawn from the project's escrow account.
| Construction progress | 97% → 98% (+1 pts) |
| Units sold/booked as registered | 307/309 (99%) |
| Buyer collections in available QPRs | ₹394.06 Cr |
| Escrow withdrawals in available QPRs | ₹315.72 Cr (0.80x collections) |
- 99% of registered units are shown as sold/booked, but no completion certificate is on file yet.
- Construction progress moved from 97% to 98% across the filed QPR window.
- The filed unit sales count did not move across the available QPR window because the project was already effectively sold out.
- The builder has drawn 0.80x of buyer collections from escrow (about 80% of the ₹394 Cr collected) — money is largely staying in the regulated escrow account rather than being pulled out ahead of spend, which is the safer direction. A ratio near or above 1.0 would be the one to scrutinise.
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 ₹25.5 lakhs per unit — the developer's own declared construction/development cost, not a unit agreement or asking price. This project-cost average cannot establish whether a quoted unit price is fair. Compare the exact unit, area basis, date and included charges in any price evidence.
RERA 70% project account is on file: HDFC RICHMOND ROAD 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.
Location & Connectivity
The nearest of the listed job hubs is about 5 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Bellandur–Marathahalli belt | 5 km |
| Electronic City | 6 km |
| Whitefield IT hub | 11 km |
| MG Road / city centre | 14 km |
| Outer Ring Road / Manyata | 19 km |
| Kempegowda Int'l Airport | 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.