Birla Apple Spire
RERA Property Intelligence Report · Preview
APPLE SPIRE INDIA · Bengaluru South · K-RERA PRM/KA/RERA/1251/310/PR/171125/000383
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 | 180 | Total inventory registered with K-RERA. |
| Official carpet area | 17,986 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Registered land area | 9,191 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.49 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 2 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 197 total (0 open) — 1.09 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 15-04-2016 |
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 |
|---|---|---|---|
| RESIDENTIAL APARTMENTS | 172 | 100% | 17,986 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Tower A | 14 | 90 | 98 | - |
| Tower B | 14 | 90 | 99 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 180 official flat/unit rows, matching the 180 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 | 120 | 8.0-122.0 sqm | 50.7-53.6 sqm | 120 |
| 2.5BHK | 58 | 10.0-106.7 sqm | 44.7-46.9 sqm | 58 |
| 1BHK | 2 | 63.5-70.8 sqm | 27.9-31.1 sqm | 0 (2 with 0) |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Tower A | 90 | 8.0-122.0 sqm | 27.9-53.6 sqm | 89 (1 with 0) |
| Tower B | 90 | 8.0-122.0 sqm | 31.1-53.6 sqm | 89 (1 with 0) |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A001 | Tower A | 0 | 3BHK | 121.6 sqm | 53.4 sqm | 1 |
| A002 | Tower A | 0 | 3BHK | 122.0 sqm | 53.6 sqm | 1 |
| A003 | Tower A | 0 | 2.5BHK | 103.2 sqm | 45.3 sqm | 1 |
| A004 | Tower A | 0 | 3BHK | 115.6 sqm | 50.8 sqm | 1 |
| A005 | Tower A | 0 | 3BHK | 115.5 sqm | 50.7 sqm | 1 |
| A006 | Tower A | 0 | 1BHK | 63.5 sqm | 27.9 sqm | 0 |
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 25 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 30 Mar 2019, extended (Extension) to 31 Mar 2026 — both dates have passed with no OC on file. The extension on file was granted on 11 Jul 2022 (K-RERA extension no. EX/PRM/KA/RERA/1251/310/PR/220711/000383) — 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 (12 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| Raghavendra P Joshi vs BIRLA APPLE AROMA | Complete Development work; Secure Extension of Project; To Pay Delay Period Interest; Register Sale deed and hand over vacant Possession of Flat. | AUTHORITY | 23/07/2024 |
| Hrishikesh Kulkarni vs BIRLA APPLE AROMA | directing the Respondent to complete the Development work, directing the Respondent to register the sale Deed, directions tothe Respondent to secure extension, directing builder to pay delay interest | AUTHORITY | 21/04/2026 |
| Puneeth P vs APPLE SPIRE INDIA LLP | a)Pass Judgement and decree directing the Respondent to complete the Development work of the Schedule ‘D’ property. b)Pass judgement and decree directing the Respondent to register the sale Deed of t | AUTHORITY | 18/04/2026 |
| Sainath Seshadri Iyengar vs APPLE SPIRE INDIA LLP | directing the Respondent to complete the Development work, directing the Respondent to register the sale Deed, directions tothe Respondent to secure extension, directing builder to pay delay interest | AUTHORITY | 18/04/2026 |
| Krishna Prahalad Bindiganavale vs BIRLA APPLE AROMA | directing the Respondent to complete the Development work, directing the Respondent to register the sale Deed, directions tothe Respondent to secure extension, directing builder to pay delay interest | AUTHORITY | 18/04/2026 |
| Sri Shivakumar Dharmalingam vs APPLE SPIRE INDIA LLP | a. Pass an order directing the Respondent to complete the construction work of the said project and to hand over the said flat., Pass an order directing the Respondent to register the sale deed | AUTHORITY | 18/04/2026 |
| Lokanatha Rao vs APPLE SPIRE INDIA LLP | directing the Respondent to complete the Development work, directing the Respondent to register the sale Deed,directions tothe Respondent to secure extension, directing builder to pay delay interest | AUTHORITY | 16/04/2026 |
| Prashant Shetty vs APPLE SPIRE INDIA LLP | directing the Respondent to complete the Development work, directing the Respondent to register the sale Deed, directions tothe Respondent to secure extension, directing builder to pay delay interest | AUTHORITY | 16/04/2026 |
| Arunkumar C Hullamani vs APPLE SPIRE INDIA LLP | directing the Respondent to complete the Development work, directing the Respondent to register the sale Deed, directions tothe Respondent to secure extension, directing builder to pay delay interest | AUTHORITY | 16/04/2026 |
| Prakriti Govil vs Apple Spire India Llp | directing the Respondent to complete the Development work, directing the Respondent to register the sale Deed, directions to the Respondent to secure extension, directing builder to pay delay interest | AUTHORITY | 15/04/2026 |
| Prashant Odugoudar vs Apple Spire India Pvt Ltd | Complete project, handover the property, execute sale deed, pay delay period interest | AUTHORITY | 15/04/2026 |
| Pramod Kulkarni vs BIRLA APPLE AROMA | Complete Development work; Secure Extension of Project; To Pay Delay Period Interest; Register Sale deed and hand over vacant Possession of Flat | AUTHORITY | 05/08/2024 |
⚠ 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/210618/0008012 18-06-2021 | WRONG ASSURANCES AS TO SIZE OF THE FLAT AND POSSESSION DATE. | BIRLA APPLE SPIRE (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
| CMP/201003/0006749 03-10-2020 | Delayed project and expect complete refund immediately | BIRLA APPLE SPIRE (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
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 Fire NOC 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 environmental clearance 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.
4 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 10-04-2015 | BWSSB (1) 10 04 2015.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 11-12-2014 | KSPCB NOC 11 12 2014.pdf |
| KPTCL- BESCOM | Approved | 17-09-2014 | BESCOM 17 09 2014.pdf |
| Fire and Safety | Approved | 09-11-2024 | Fire NOC 19 11 2024.pdf |
| Airport Authority of India | Approved | 14-10-2014 | AA 14 10 2014.pdf |
| BSNL/Telecommunication Department | Approved | 14-10-2014 | BSNL 14 10 2014.pdf |
K-RERA names 1 project professional/vendor row across 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 |
|---|---|---|---|---|
| Contractor | STARWORTH INFRASTRUCTURE & CONSTRUCTION LTD | - | 2008 | no.39 ulsoor road, bangalore |
Latest quarterly filing (2025-Q4): ₹2.79 Cr collected from buyers, ₹8.52 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹8.52 Cr) exceeded buyer collections (₹2.79 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 93% → 100% (+7 pts) |
| Units sold/booked as registered | 0/180 (0%) |
| Buyer collections in available QPRs | ₹5.50 Cr |
| Escrow withdrawals in available QPRs | ₹12.18 Cr (2.22x 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 ₹38.3 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 Fort (IFSC HDFC0000060, a/c …7942). 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 ~11 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Electronic City | 11 km |
| MG Road / city centre | 12 km |
| Bellandur–Marathahalli belt | 15 km |
| Outer Ring Road / Manyata | 20 km |
| Whitefield IT hub | 23 km |
| Kempegowda Int'l Airport | 39 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 BIRLA APPLE AROMA?
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 Apple Spire.
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