DS MAX Sahara Grand
K-RERA · the public record
DS MAX SHRESTA
Bengaluru North · DS Max Properties
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 ↗
100%construction reportedQ1 2026 filing
20units not bookedof 281 · Q1 2026 filing
31 Jul 2026declared completionK-RERA registration · read 25 Oct 2026
Free project details
Registration read 25 Oct 2026Construction progress and dates
Promoter-reported construction
95%
Q3 2025
100%
Q4 2025
100%
Q1 2026
K-RERA quarterly filings · Q3 2025 to Q1 2026
declared completion
31 Jul 2026
The registered date and a construction update answer different questions. Neither is a confirmation of possession.
K-RERA registration · read 25 Oct 2026
Registered units and project size
3 BHK
143
2 BHK
138
Filed categories, unchanged · K-RERA registration · read 25 Oct 2026
The whole registration
2.0registered acres
140.5registered 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 DS MAX SHRESTA
K-RERA · PRM/KA/RERA/1251/309/PR/220223/005748
Project facts and comparisons
On the register
Declared completion31 July 2026
Land area8,093 sq m (2.0 acres)
Homes registered281
Tower/wing entries1
Unit mix143 × 3 BHK, 138 × 2 BHK
In context
Density140.5 homes per acre
Density in context95th percentile of 529 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 | 281 | Total inventory registered with K-RERA. |
| Official carpet area | 9,641 sqm | Total carpet area reported for the project. |
| Official built-up area | 25,493 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 8,093 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.75 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered tower/wing entries | 1 | Official tower/wing count in the K-RERA detail page. |
| Parking total (reconciled) | 300 | Separate filed counts; these categories may overlap and are not added together. |
| Covered-parking field | 214 | Separate filed counts; these categories may overlap and are not added together. |
| Open-parking field | 0 | 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 | BBMP/CC/10819/22-23 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 07-01-2023 | |
| Project start date | 07-01-2023 |
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 BHK | 143 | 51% | 15,399 sqm |
| 2 BHK | 138 | 49% | 12,224 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| SHRESTA | 4 | 281 | 300 | 14.95 m |
Official unit register
RERA filingK-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 281 official flat/unit rows, matching the 281 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 | 143 | 98.6-127.4 sqm | 28.9-37.3 sqm | 143 |
| 2 BHK | 138 | 74.0-103.5 sqm | 21.7-30.3 sqm | 138 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| SHRESTA | 281 | 74.0-127.4 sqm | 21.7-37.3 sqm | 281 |
Show sample official unit rows
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 1 | SHRESTA | 0 | 2 BHK | 88.4 sqm | 25.9 sqm | 1 |
| 2 | SHRESTA | 0 | 2 BHK | 90.4 sqm | 26.5 sqm | 1 |
| 3 | SHRESTA | 0 | 2 BHK | 74.0 sqm | 21.7 sqm | 1 |
| 4 | SHRESTA | 0 | 2 BHK | 87.8 sqm | 25.7 sqm | 1 |
| 5 | SHRESTA | 0 | 2 BHK | 89.7 sqm | 26.3 sqm | 1 |
| 6 | SHRESTA | 0 | 2 BHK | 89.9 sqm | 26.3 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.
⚠ 5 of 30 compliance document slots are filed as under process / not yet usable: Urban Land Ceiling, Change of Land Use, District Magistrate, Conversion Certificate under section 95 of the KLR Act 1964, Proforma For Sale Deed.
2 additional compliance slots are filed as Not Applicable.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 31 Jul 2026 — which has passed with no OC on file.
See the filed approval statuses and linked documents →
Complaints on this project's K-RERA page (4 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190225/0002292 25-02-2019 | Quality of work not maintained as promised | DS Max Silverwood (another project by this promoter) | DISPOSED AO |
| CMP/210303/0007734 03-03-2021 | refund with interest and compensation due to Quality issues and structural defects | DS MAX Smartnest (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/220209/0008992 09-02-2022 | INTERIORS EXECUTION BY 3RD PARTY DESIGN HOUSE_BONITO | DS MAX SONATA (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
| CMP/221013/0010093 13-10-2022 | Very worst Construction of structure | DS Max Silverwood (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 filing3 of 3 applicable approvals are marked Approved in the filing. Check the linked documents for their scope and validity.
7 further authority slots are marked not applicable in the filing.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 02-06-2023 | GROUND WATER PERMISSION LETTER of Shresta (9-6-2023).pdf |
| Engineering Department (PWD) for completion of development works | Approved | 05-07-2025 | WORK_COMPLETION_CERTIFICATE_DS_MAX - SHRESTA.pdf |
| KPTCL- BESCOM | Approved | 12-12-2022 | Shresta Site - BESCOM NOC Approvals.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 | K Somanatham | 217260 | 2005 | Bengaluru Urban, Karnataka - 560061 |
| Engineer | Swarapananda Goud K S | M-127665-9 | 2005 | Davangere, Karnataka - 577002 |
| Architect | Krupa S | BCCL/BL-3.6/E-0173/20-21 | 2021 | Bengaluru Urban, Karnataka - 560032 |
| Contractor | DS MAX PROPERTIESPVT LTD | - | 2007 | Bengaluru Urban, Karnataka - 560043 |
Builder track record
RERA filingDS-MAX has 46 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 “Ds Max”) (average reported construction progress 58%). 26 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.
Financials & Construction Progress
Financial disclosures
RERA filingLatest quarterly filing (2026-Q1): ₹1.88 Cr collected from buyers, ₹1.88 Cr withdrawn from the project's escrow account.
| Construction progress | 95% → 100% (+5 pts) |
| Units sold/booked as registered | 261/281 (93%) |
| Buyer collections in available QPRs | ₹4.71 Cr |
| Escrow withdrawals in available QPRs | ₹4.71 Cr (1.00x collections) |
- Construction progress moved from 95% to 100% across the filed QPR window.
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 ₹15.6 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: Indian Bank Dodda Banasawadi Branch IFSC Code : IDIB000D048 Pin Code : 560043. 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 7 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Outer Ring Road / Manyata | 7 km |
| Kempegowda Int'l Airport | 13 km |
| MG Road / city centre | 14 km |
| Whitefield IT hub | 19 km |
| Bellandur–Marathahalli belt | 19 km |
| Electronic City | 28 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.