Avani Abode
K-RERA · the public record
R J LAKE GARDENIA
Bengaluru East · R.J. RISHIKARAN PROJECTS
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 ↗
100%construction reportedQ4 2025 filing
111units not bookedof 171 · Q4 2025 filing
31 Jul 2019declared completionK-RERA registration · read 05 Nov 2026
Free project details
Registration read 05 Nov 2026Construction progress and dates
Promoter-reported construction
99%
Q3 2025
100%
Q4 2025
K-RERA quarterly filings · Q3 2025 to Q4 2025
declared completion
31 Jul 2019
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
APARTMENT
171
Filed categories, unchanged · K-RERA registration · read 05 Nov 2026
The whole registration
2.6registered acres
64.6registered 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 R J LAKE GARDENIA
K-RERA · PRM/KA/RERA/1251/446/PR/171014/000798
Project facts and comparisons
On the register
Declared completion31 July 2019
Land area10,717 sq m (2.6 acres)
Homes registered171
Tower/wing entries2
Unit mix171 × APARTMENT
In context
Density64.6 homes per acre
Density in context33rd percentile of 1126 Bengaluru East projects (median 75.7)
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 | 171 | Total inventory registered with K-RERA. |
| Official carpet area | 25,221 sqm | Total carpet area reported for the project. |
| Registered land area | 10,717 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 3.23 | 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) | 462 | Separate filed counts; these categories may overlap and are not added together. |
| Open-parking field | 38 | 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. |
| Project start date | 05-05-2014 |
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 |
|---|---|---|---|
| APARTMENT | 171 | 100% | 25,221 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| TOWER -A | 27 | 86 | 204 | - |
| TOWER -B | 27 | 85 | 258 | - |
Official unit register
RERA filingK-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 171 official flat/unit rows, matching the 171 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 | 150 | 131.2-139.4 sqm | 48.7-56.1 sqm | 150 |
| 4BHK | 19 | 185.5-317.6 sqm | 73.7-122.6 sqm | 19 |
| Duplex | 1 | 253.0 sqm | 138.1 sqm | 1 |
| duplex | 1 | 301.9 sqm | 149.5 sqm | 1 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| TOWER -A | 86 | 131.3-312.7 sqm | 48.7-138.1 sqm | 86 |
| TOWER -B | 85 | 131.2-317.6 sqm | 49.7-149.5 sqm | 85 |
Show sample official unit rows
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A-101 | TOWER -A | 1 | 3BHK | 136.5 sqm | 48.7 sqm | 1 |
| A-102 | TOWER -A | 1 | 3BHK | 131.3 sqm | 49.3 sqm | 1 |
| A-103 | TOWER -A | 1 | 3BHK | 139.4 sqm | 52.3 sqm | 1 |
| A-201 | TOWER -A | 2 | 3BHK | 136.5 sqm | 55.0 sqm | 1 |
| A-202 | TOWER -A | 2 | 3BHK | 131.3 sqm | 49.3 sqm | 1 |
| A-203 | TOWER -A | 2 | 3BHK | 139.4 sqm | 52.3 sqm | 1 |
Legal, Approvals & Project Team
Litigation & compliance
RERA filingLitigation status was not supplied in the captured record. This is not confirmation that there are no cases.
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 31 Jul 2019, extended (Extension) to 15 Mar 2026 — both dates have passed with no OC on file. The extension on file was granted on 25 Nov 2020 (K-RERA extension no. EX/PRM/KA/RERA/1251/446/PR/201125/000798) — it has been used, its deadline has also passed, and no further extension is recorded.
See the filed approval statuses and linked documents →
K-RERA enforcement record (the regulator's own defaulter list & penalty orders)
⚠ Listed on K-RERA's official DEFAULTER list.
Complaints on this project's K-RERA page (5 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190813/0003875 13-08-2019 | Complaint claiming interest on the amount paid to the promoter | R J LAKE GARDENIA | DISPOSED AO |
| CMP/191120/0004749 20-11-2019 | Expiry of Delivery Date and False Commitment to buyer | R J LAKE GARDENIA | DISPOSED AO |
| CMP/210719/0008142 19-07-2021 | Refund of entire sale proceeds. | R J LAKE GARDENIA | DISPOSED AUTHORITY BENCH4 |
| CMP/220518/0009484 18-05-2022 | Delay in Handing over Possession. Therefore, requesting cancellation of agreement to sale and compensation including interest. | R J LAKE GARDENIA | DISPOSED AUTHORITY BENCH4 |
| CMP/221010/0010066 10-10-2022 | RERA Bound Interest Payment For Delayed Delivery | R J LAKE GARDENIA | 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 | 06-04-2013 | BWSSB NOC 1 06042013 (1).pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 05-07-2013 | KSPCB 30092024 (2).pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 03-09-2020 | KSPCB.pdf |
| KPTCL- BESCOM | Approved | 26-06-2024 | BESCOM 26062024 1 (1).pdf |
| Fire and Safety | Approved | 11-07-2024 | FIRE EMERGENCY SERVICE 11072024 (1).pdf |
| Airport Authority of India | Approved | 28-02-2013 | AAI NOC 28022013 (1).pdf |
Project team & certifications
RERA filingK-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 | KARAN R SHETTY | - | 2012 | MG Road, Bangalore |
| Contractor | PRATIBHA INDUSTRIES LIMITED | - | 1982 | Kamni, Kurla(W) |
| Structural engineer | N.N. NAGENDRA KUMAR | - | - | - |
Financials & Construction Progress
Financial disclosures
RERA filingLatest quarterly filing (2025-Q4): ₹2.15 Cr collected from buyers, ₹2.33 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹2.33 Cr) exceeded buyer collections (₹2.15 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 99% → 100% (+1 pts) |
| Units sold/booked as registered | 60/171 (35%) |
| Buyer collections in available QPRs | ₹2.36 Cr |
| Escrow withdrawals in available QPRs | ₹3.43 Cr (1.46x collections) |
- Construction progress moved from 99% to 100% across the filed QPR window.
- Across available QPR rows, escrow withdrawals are 1.46x buyer collections. Ask the builder to reconcile this against certified project costs and prior-period balances.
- In the latest QPR, escrow withdrawal exceeds buyer collections for that quarter. This can be normal if prior balance existed, but it needs a clean explanation.
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 ₹84.5 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: CORPORATION BANK Shivaji Nagar (IFSC CORP0000143, a/c …1594). 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.
Construction photo filings
RERA filingK-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.
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 |
|---|---|
| Whitefield IT hub | 7 km |
| Bellandur–Marathahalli belt | 10 km |
| Outer Ring Road / Manyata | 10 km |
| MG Road / city centre | 12 km |
| Electronic City | 20 km |
| Kempegowda Int'l Airport | 20 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.