Godrej Lake Gardens
RERA Property Intelligence Report · Preview
Wonder Projects Development · Bengaluru East · K-RERA PRM/KA/RERA/1251/446/PR/180329/002843
The Drawings Report · ₹4,999
We read all 7 approved drawings and 37 filed papers on this project’s RERA file — the sheets the builder filed to get it approved.
One real find, from a Noida project’s approved drawings: the buyer pays for 10,000 sq ft — the floor inside the flat is 6,982 sq ft.
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Free before you decide: the 14 things to get in writing before you book
Every item comes from a real RERA filing. Send it to the family group before anyone pays a token.
Send the checklist to the family group Read it here →Godrej Reflections - Phase-1 occupies 25,191 sq m (6.2 acres) and features 265 homes registered across three towers, with an estimated project cost of ₹239.8 crore. At 42.6 homes per acre it sits at the 15th percentile of 1118 Bengaluru East projects on this register (median 75.7). Its declared completion date of 1 April 2023 has passed; no occupancy certificate is on record.
Each context percentile names its exact comparison set, drawn from Quietlist’s full register store. The paid report adds drawing-read rows to this same table — what the filed plans show about the site, its edges and the unit layouts.
On the register
In context
Values as crawled from the official K-RERA record; context percentiles name their comparison population.
What you can verify free on this page
The official K-RERA filing record, in plain English
Registration and delivery
Godrej Reflections - Phase-1 is registered with K-RERA as PRM/KA/RERA/1251/446/PR/180329/002843, and the promoter has declared completion for 1 Apr 2023.
1 Apr 2023
declared completion
Figures are the promoter's own filings as they stood when Quietlist last read the register. A declared completion date is a filing, not a handover commitment.
Source · K-RERA project register · read 10 Sep 2026
Project scale
Godrej Reflections - Phase-1 spans 25,191 sq m (6.22 acres), comprises 3 towers, registers 265 units, and is declared to cost ₹239.82 cr.
₹239.82 cr
declared project cost
6.22acres
25,191 sq m
265units
on the registration
1.979FAR
sanctioned
Scale and cost as the promoter registered them. The declared cost is the promoter's own estimate on the filing, not a valuation and not a price to a buyer.
Source · K-RERA project registration · read 10 Sep 2026
🔒 What I’d do as a buyer here · Drawings Report
The report opens with what this project really is — read from its approved drawings — then the specific calls: the cheapest good way to buy here, the flat to say no to, what you can stop worrying about, and what to get in writing before you sign anything.
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 | 265 | Total inventory registered with K-RERA. |
| Registered land area | 25,191 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.979 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 348 total (32 open) — 1.31 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 02-04-2018 |
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 tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Block A | 19 | 98 | 117 | - |
| Block B | 19 | 70 | 93 | - |
| Block C | 19 | 97 | 138 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 265 official flat/unit rows, matching the 265 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 |
|---|---|---|---|---|
| OTHER | 238 | 92.3-204.9 sqm | 43.7-96.9 sqm | 342 |
| 1BHK | 14 | 47.1 sqm | 22.3 sqm | 14 |
| 01 BHK | 13 | 47.1 sqm | 22.3 sqm | 13 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Block A | 98 | 47.1-198.7 sqm | 22.3-94.0 sqm | 115 |
| Block C | 97 | 47.1-198.7 sqm | 22.3-94.0 sqm | 114 |
| Block B | 70 | 116.6-204.9 sqm | 55.1-96.9 sqm | 140 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A 102 | Block A | 1 | 1BHK | 47.1 sqm | 22.3 sqm | 1 |
| A 103 | Block A | 1 | OTHER | 92.3 sqm | 43.7 sqm | 1 |
| A 104 | Block A | 1 | OTHER | 103.2 sqm | 48.8 sqm | 1 |
| A 105 | Block A | 1 | OTHER | 103.2 sqm | 48.8 sqm | 1 |
| A 202 | Block A | 2 | 1BHK | 47.1 sqm | 22.3 sqm | 1 |
| A 203 | Block A | 2 | OTHER | 92.3 sqm | 43.7 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.
🔒 Which flat to ask for · Drawings Report
The flat-level read: which towers and floors to prefer and which to avoid, what the drawings put above, below and beside each flat, and the things on this site nobody at the sales desk will tell you about.
No litigation declared on this project's K-RERA filing.
10 of 36 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.
⚠ Registration validity has lapsed: originally due 01 Apr 2023, extended (Section 6 Extension) to 01 Jan 2025 — both dates have passed with no OC on file. The extension on file was granted on 09 Feb 2024 (K-RERA extension no. EX/PRM/KA/RERA/1251/446/PR/240209/002843) — 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.
K-RERA complaint orders (6 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| SUSHEELAMMA alias SUSHEELA vs Wonder Projects Development Private Limited | as per the complaint | AUTHORITY | 25/06/2025 |
| AYUSH SINHA & JYOTI SINGH vs M/S WONDER PROJECTS DEVELOPMENT PRIVATE LIMITED | Promotors be directed to pay the complainants Interest on the money paid at the rate as may be prescribed under the Act and Compensation as per section 12 and 18 of RERA Act. ,due to loss suffered. | AUTHORITY | 24/07/2023 |
| GANESH VENKAT vs M/s. Wonder Projects Development Private Limited | Refund of our booking advance amount with interest till date | AUTHORITY | 14/03/2023 |
| LIJO PONNAPPAN vs GODREJ REFLECTIONS - PHASE-1 | Looking for Godrej to settle the case in court. | AUTHORITY | 08/06/2020 |
| Madan Mohan Bhatia vs M/S WONDER PROJECTS DEVELOPMENT PRIVATE LIMITED | Ask Godrej Builder to honor it's commitment and word of either providing the apartment if they win the case, or give refund with interest AFTER they lose the case in Supreme Court. | AUTHORITY | 04/02/2025 |
| ACHIN BHATIA vs M/S WONDER PROJECTS DEVELOPMENT PRIVATE LIMITED | Ask Godrej Builder to honor it's commitment and word of either providing the apartment if they win the case, or give refund with interest AFTER they lose the case in Supreme Court. | AUTHORITY | 04/02/2025 |
⚠ 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 (7 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190725/0003089 25-07-2019 | Ongoing land dispute on in court and wrong Sale agreement statement | Godrej Reflections - Phase-1 | DISPOSED AUTHORITY |
| CMP/200214/0005427 14-02-2020 | Environmental Clearance quashed by NGT | Godrej Reflections - Phase-1 | DISPOSED AO |
| CMP/200323/0005784 23-03-2020 | Illegal registration of the residential apartment project | Godrej Reflections - Phase-1 | DISPOSED AUTHORITY FULLBENCH |
| CMP/200517/0005908 17-05-2020 | Refund of paid amount due to breach or agreement | Godrej Reflections - Phase-1 | DISPOSED AO |
| CMP/200807/0006253 07-08-2020 | Not complying with Booking Agreement | Godrej Lake Gardens (another project by this promoter) | DISPOSED AO |
| CMP/210811/0008236 11-08-2021 | REFUND OF ADVANCE AMOUNT | Godrej Reflections - Phase-1 | DISPOSED AUTHORITY BENCH4 |
| CMP/220623/0009661 23-06-2022 | Payment of Interest and Compensation due to False Warrantee provided in Agreement of Sale and Quashing of Environment Clearance by Hon'ble NGT | Godrej Reflections - Phase-1 | 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.
K-RERA names 3 project professional/vendor rows across Architect, Contractor, Structural engineer. 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 |
|---|---|---|---|---|
| Architect | M/s. Mindspace Architects | - | 1994 | Sanjay Nagar, RMV 2nd Stage |
| Contractor | STERLING ENGINEERING CONSULTANCY SERVICES PRIVATE LIMITED | - | 1984 | 1307 BRIGADE TOWERS, 135 BRIGADE ROAD |
| Structural engineer | CBM Engineers India | - | - | - |
⚠ No quarterly financial disclosures (collections, escrow withdrawals) on record, despite no completion certificate yet — meaning we can't verify the project's cashflows against its construction progress. Worth asking the builder directly why no quarterly filings are available.
Declared construction cost ÷ registered units averages to ₹90.5 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 Fort Branch (IFSC HDFC0000060, a/c …2470). 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. Individual filings are listed in the document catalog below.
The nearest major job hub is ~3 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Bellandur–Marathahalli belt | 3 km |
| Electronic City | 7 km |
| MG Road / city centre | 10 km |
| Whitefield IT hub | 11 km |
| Outer Ring Road / Manyata | 15 km |
| Kempegowda Int'l Airport | 32 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.
The approved drawings
Everything above is on this page already, free, from the government record. The drawings are different: the 7 approved sheets are the same drawings the builder filed to get Godrej Reflections - Phase-1 approved — what sits under each tower, which floor holds machines, what the sales sheet leaves out. Nobody reads them for you. We do.
What that turns up — from other projects’ filings:
ATS Knightsbridge · Sector 124, Noida
You pay for 10,000 sq ft. The floor inside your home is 6,982 sq ft. The rest is walls, shared circulation and services. Get both numbers written into your agreement before you pay any booking amount.
Oberoi Elysian · Goregaon East, Mumbai
“The building is complete.” The tower has reached full height — true. The same filed certificate, same page: sanitary fittings 6% done. Ask for a possession date in writing.
Godrej Aristocrat · Sector 49, Gurugram
Paying extra for the top floor? The terrace drawing shows what sits on the slab above those flats: the overhead water tanks, the lift machine rooms and the roof machinery. Ask which flat sits under which.
Prestige Camden Gardens · Thanisandra, Bengaluru
The approved parking table asks for 12 visitor spaces. It shows 0. Two-wheeler spaces: also 0. Ask in writing where visitors will park.
Want this project read from its filed drawings?
This page is the free K-RERA filing summary. For Godrej Reflections - Phase-1, one reading of it goes further. Which flat should I ask for? — what the approved drawings and filed papers say about the flats, the parking, the approvals, and what to get in writing before you sign. That is the Drawings Report. See a real one first:
Drawings Report sample: Prestige Camden Gardens → · browse all sample reports →
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Drawings Report · ₹4,999
Every drawing on file, read — which flat to ask for · 1 working day
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Built by Wonder Projects.
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: 10 Sep 2026