Brigade Komarla Heights
K-RERA · the public record
Brigade Lumina
Bengaluru North · Brigade Enterprises
Project X-Ray · for this project
Before you book, see what you’re really buying.
The layout. The real costs. The commitments. We read the plans and filings together, so you can decide with a clearer picture.
Six checks for your project.
The Family Fit Scan
A bedroom can fit a bed but leave no room for a work desk. We compare layouts for furniture, storage and the way your family lives.
The Premium Lens
What the extra price buys. A bigger advertised area may mean a larger balcony, not larger rooms. See what changes in usable space, views and privacy before paying more.
The Unwritten Bill
The flat price isn’t the full move-in budget. We flag missing kitchen fittings, extra utility charges and maintenance commitments.
The Neighbour Math
Eight homes on your floor feels different from four. We check shared floors, parking rights and access to facilities.
The Progress Pulse
Finished walls don’t mean water, power and access are ready. We read the detailed progress filings, not just the overall percentage.
The Lawyer’s Shortlist
A small token can come with a much larger cancellation charge. We flag that, the seller’s authority and documents your lawyer should check.
The conclusion, and the work behind it.
The Home Match
Which unit would we pursue—and why? Compare usable rooms, furniture fit, direction and floor differences. See named choices and backups where the plans identify them.
The Outside View
What is beside it, below it and in front of it? Trace nearby towers, access roads, parking and service areas across the plans. Understand the trade-offs a floor plan alone can miss.
The Full Bill
What are you committing to beyond the quoted price? Examine fit-out exclusions, shared facilities, charges and contract terms. Use agreement-price evidence where the records support it.
The Paper Trail
What needs clearing up before you buy? Follow sale rights, approvals, loan claims and legal documents. Bring the specific unresolved points to your lawyer.
The Delivery Check
Do the filed dates and progress tell the same story? Read the dated progress, extensions and infrastructure commitments together. Separate a promised finish from the work recorded as done.
Your Decision File
A choice you can explain to the whole family. Start with the buying decision, then follow the illustrations, comparisons and sources. Keep the benefits, compromises and open questions together.
From another project · Prestige Park Grove
See the findings, not just a list of checks.
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 X-Ray 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 360. These findings concern the named sample, not this project.
Read the Prestige Park Grove sample report ↗
8%construction reportedQ1 2026 filing
5units not bookedof 416 · Q1 2026 filing
31 Dec 2030declared completionK-RERA registration · read 05 Nov 2026
Free project details
Registration read 05 Nov 2026Construction progress and dates
Promoter-reported construction
6%
Q4 2025
8%
Q1 2026
K-RERA quarterly filings · Q4 2025 to Q1 2026
declared completion
31 Dec 2030
The registered date and a construction update answer different questions. Neither is a confirmation of possession.
K-RERA registration · read 05 Nov 2026
Registered units and project size
3 BEDROOM + 2 TOILET
36
2 BEDROOM + 2 TOILET
39
3 BEDROOM + 2 TOILET
19
2 BEDROOM + 2 TOILET
19
3 BEDROOM + 3 TOILET
19
2 BEDROOM + 2 TOILET
20
3 BEDROOM + 3 TOILET
20
3 BEDROOM + 2 TOILET
38
3 BEDROOM + 2 TOILET
17
2 BEDROOM + 2 TOILET
18
3 BEDROOM + 3 TOILET
38
2 BEDROOM + 2 TOILET
19
3 BEDROOM + 2 TOILET
36
3 BEDROOM + 3 TOILET
19
3 BEDROOM + 3 TOILET
20
2 BEDROOM + 2 TOILET
39
Filed categories, unchanged · K-RERA registration · read 05 Nov 2026
The whole registration
4.0registered acres
104.7registered 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 Brigade Lumina
K-RERA · PRM/KA/RERA/1251/309/PR/230326/008545
Project facts and comparisons
On the register
Declared completion31 December 2030
Land area16,076 sq m (4.0 acres)
Homes registered416
Tower/wing entries3
Unit mix146 × 3 BEDROOM + 2 TOILET, 154 × 2 BEDROOM + 2 TOILET, 116 × 3 BEDROOM + 3 TOILET
In context
Density104.7 homes per acre
Density in context83rd percentile of 531 Bengaluru North projects (median 75.3)
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 | 416 | Total inventory registered with K-RERA. |
| Official carpet area | 35,994 sqm | Total carpet area reported for the project. |
| Official built-up area | 74,825 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 16,076 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 3.247 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered tower/wing entries | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking total (reconciled) | 416 | Separate filed counts; these categories may overlap and are not added together. |
| Covered-parking field | 425 | Separate filed counts; these categories may overlap and are not added together. |
| Open-parking field | 33 | Separate filed counts; these categories may overlap and are not added together. |
| Garage field | 458 | Separate filed counts; these categories may overlap and are not added together. |
| Approved plan number | BDA/PS/EM/EO-1/TA-1/E/05/2025-26 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 16-03-2026 | |
| Project start date | 01-04-2026 |
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 |
|---|---|---|---|
| 3 BEDROOM + 2 TOILET | 36 | 9% | 3,379 sqm |
| 2 BEDROOM + 2 TOILET | 39 | 9% | 2,705 sqm |
| 3 BEDROOM + 2 TOILET | 19 | 5% | 1,784 sqm |
| 2 BEDROOM + 2 TOILET | 19 | 5% | 1,302 sqm |
| 3 BEDROOM + 3 TOILET | 19 | 5% | 2,011 sqm |
| 2 BEDROOM + 2 TOILET | 20 | 5% | 1,405 sqm |
| 3 BEDROOM + 3 TOILET | 20 | 5% | 2,075 sqm |
| 3 BEDROOM + 2 TOILET | 38 | 9% | 3,461 sqm |
| 3 BEDROOM + 2 TOILET | 17 | 4% | 1,502 sqm |
| 2 BEDROOM + 2 TOILET | 18 | 4% | 1,231 sqm |
| 3 BEDROOM + 3 TOILET | 38 | 9% | 3,958 sqm |
| 2 BEDROOM + 2 TOILET | 19 | 5% | 1,259 sqm |
| 3 BEDROOM + 2 TOILET | 36 | 9% | 3,142 sqm |
| 3 BEDROOM + 3 TOILET | 19 | 5% | 1,974 sqm |
| 3 BEDROOM + 3 TOILET | 20 | 5% | 2,116 sqm |
| 2 BEDROOM + 2 TOILET | 39 | 9% | 2,690 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| TOWER - A | 19 | 154 | 154 | 59.95 m |
| TOWER - B | 18 | 146 | 146 | 56.97 m |
| TOWER - C | 19 | 116 | 116 | 59.95 m |
Official unit register
RERA filingK-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 416 official flat/unit rows, matching the 416 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 |
|---|---|---|---|---|
| 3 BHK | 262 | 87.3-105.8 sqm | 34.8-43.9 sqm | 262 |
| 2 BHK | 154 | 66.3-70.2 sqm | 26.5-27.8 sqm | 154 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| TOWER - A | 154 | 66.3-70.2 sqm | 26.5-27.8 sqm | 154 |
| TOWER - B | 146 | 87.3-93.9 sqm | 34.8-36.7 sqm | 146 |
| TOWER - C | 116 | 103.7-105.8 sqm | 42.9-43.9 sqm | 116 |
Show sample official unit rows
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A 0001 | TOWER - A | 0 | 2 BHK | 69.4 sqm | 27.7 sqm | 1 |
| A 0002 | TOWER - A | 0 | 2 BHK | 70.2 sqm | 27.8 sqm | 1 |
| A 0004 | TOWER - A | 0 | 2 BHK | 69.0 sqm | 27.7 sqm | 1 |
| A 0101 | TOWER - A | 1 | 2 BHK | 69.4 sqm | 27.7 sqm | 1 |
| A 0102 | TOWER - A | 1 | 2 BHK | 70.2 sqm | 27.8 sqm | 1 |
| A 0103 | TOWER - A | 1 | 2 BHK | 66.3 sqm | 26.5 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.
8 of 34 compliance document slots are filed as Not Applicable; the remaining 26 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
See the filed approval statuses and linked documents →
Complaints on this project's K-RERA page (21 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190802/0003774 02-08-2019 | Project delay compensation & Veracity of the agreement & Brochure while booking | Brigade Panorama (another project by this promoter) | DISPOSED AO |
| CMP/190915/0004196 15-09-2019 | Waiting period more than 1.5 years, amenities built on kharab land, Club house not as per agreement | Brigade Panorama (another project by this promoter) | DISPOSED AO |
| CMP/190920/0004245 20-09-2019 | Delay in paying the Delay Compensation | Brigade Panorama (another project by this promoter) | DISPOSED AO |
| CMP/200211/0005414 11-02-2020 | Brigade group not given the compensation as per RERA and changes in the layout plan | Brigade Panorama (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
| CMP/200513/0005880 13-05-2020 | Refund of amount due to delay in registration/handover | Brigade Panorama (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
| CMP/201130/0007159 30-11-2020 | Brigade has backed out of delay compensation payment after earlier assuring to pay the same | Brigade Panorama (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
| CMP/210212/0007498 12-02-2021 | Recovery of delay compensation, rental loss & Property tax amount with Interest for 6 years of delay caused by builder to deliver possession of flat | Plumeria Lifestyle at Brigade Meadows (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/210512/0007948 12-05-2021 | BUILDER NOT ALLOWING INSPECTION OF OUR APARTMENT | Brigade Buena Vista-Phase 2 (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.
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 | 17-09-2024 | Water NOC.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 06-08-2025 | Brigade Lumina - KSPCB.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 02-01-2025 | Brigade Lumina - Environmental Clearance1.pdf |
| KPTCL- BESCOM | Approved | 04-11-2024 | BESCOM.pdf |
| Fire and Safety | Approved | 28-09-2025 | Revised Fire NOC_Brigade Lumina.pdf |
| Airport Authority of India | Approved | 01-10-2024 | AAI NOC.pdf |
Project team & certifications
RERA filingK-RERA names 5 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 | R. Srinivasan | 009009S | 2000 | Bengaluru Urban, Karnataka - 560003 |
| Engineer | Balasubramaniam MN | M125563-5 | 1986 | Bengaluru Urban, Karnataka - 560055 |
| Engineer | H P Yogesh | BCC – BL/3.6-STRL.E.67:09-10 | 2010 | Bengaluru Urban, Karnataka - 560078 |
| Architect | V. NARASIMHAN | CA/86/10034 | 1970 | Bengaluru Urban, Karnataka - 560025 |
| Contractor | Brigade Inhouse | - | 1986 | Bengaluru Urban, Karnataka - 560055 |
Builder track record
RERA filingBrigade has 60 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 “Brigade Enterprises”) (average reported construction progress 71%). 31 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 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.
Financials & Construction Progress
Financial disclosures
RERA filingLatest quarterly filing (2026-Q1): ₹91.75 Cr collected from buyers, ₹18.97 Cr withdrawn from the project's escrow account.
| Construction progress | 6% → 8% (+2 pts) |
| Units sold/booked as registered | 411/416 (99%) |
| Buyer collections in available QPRs | ₹94.71 Cr |
| Escrow withdrawals in available QPRs | ₹18.97 Cr (0.20x collections) |
- 99% of registered units are shown as sold/booked, but no completion certificate is on file yet.
- Construction progress moved from 6% to 8% across the filed QPR window.
- The builder has drawn 0.20x of buyer collections from escrow (about 20% of the ₹95 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 ₹49.7 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: KOTAK MAHINDRA BANK Lavelle Road, Bangalore IFSC Code : KKBK0000422 Pin Code : 560001. 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 14 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Outer Ring Road / Manyata | 14 km |
| MG Road / city centre | 15 km |
| Bellandur–Marathahalli belt | 25 km |
| Kempegowda Int'l Airport | 29 km |
| Electronic City | 29 km |
| Whitefield IT hub | 29 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.