Shell Northgate
RERA Property Intelligence Report · Preview
SHELL PROMOTERS AND INFRA · Bengaluru South · K-RERA PRM/KA/RERA/1251/310/PR/270723/006098
The Drawings Report · ₹4,999
We read all 7 approved drawings and 43 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 →SHELL SAPPHIRE spans 1.0 acres with 3 towers and 80 homes, featuring 36 two-bedroom, 36 three-bedroom, and 8 two-and-a-half-bedroom units, with an estimated project cost of ₹30.0 crore. With 80 homes per acre, it ranks at the 55th percentile of the 784 Bengaluru South projects tracked here (median 77.3). Its declared completion date of 7 February 2025 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
Shell Sapphire is registered with K-RERA as PRM/KA/RERA/1251/310/PR/270723/006098, and the promoter has declared completion for 7 Feb 2025.
7 Feb 2025
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
Shell Sapphire spans 4,047 sq m (1.00 acres), comprises 3 towers, registers 80 units, and is declared to cost ₹30 cr.
₹30 cr
declared project cost
1.00acres
4,047 sq m
80units
on the registration
1.25FAR
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 | 80 | Total inventory registered with K-RERA. |
| Official carpet area | 6,725 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 10,152 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 4,047 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.25 | 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 | 89 total (89 covered, 0 open) — 1.11 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | EM/EO-1/TA-4/East/46/2022-23 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 28-02-2023 | |
| Project start date | 15-05-2023 |
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 |
|---|---|---|---|
| 2 BHK | 36 | 45% | 2,768 sqm |
| 2 .5 BHK | 8 | 10% | 784 sqm |
| 3BHK | 36 | 45% | 3,168 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Wing 1 | 3 | 24 | 27 | 14.95 m |
| Wing 2 | 3 | 32 | 35 | 14.95 m |
| Wing 3 | 3 | 24 | 27 | 14.95 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 80 official flat/unit rows, matching the 80 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 |
|---|---|---|---|---|
| 2 BHK | 36 | 72.0-83.0 sqm | 44.0-53.0 sqm | 36 |
| 3 BHK | 28 | 72.0-99.0 sqm | 44.0-63.0 sqm | 28 |
| 2.5 BHK | 16 | 86.0-93.0 sqm | 52.0-55.0 sqm | 16 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Wing 2 | 32 | 78.0-99.0 sqm | 47.0-63.0 sqm | 32 |
| Wing 1 | 24 | 72.0-92.0 sqm | 44.0-57.0 sqm | 24 |
| Wing 3 | 24 | 72.0-94.0 sqm | 44.0-56.0 sqm | 24 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 1101 | Wing 1 | 0 | 2 BHK | 78.0 sqm | 47.0 sqm | 1 |
| 1102 | Wing 1 | 0 | 2 BHK | 76.0 sqm | 46.0 sqm | 1 |
| 1103 | Wing 1 | 0 | 2 BHK | 78.0 sqm | 50.0 sqm | 1 |
| 1104 | Wing 1 | 0 | 3 BHK | 90.0 sqm | 57.0 sqm | 1 |
| 1105 | Wing 1 | 0 | 2 BHK | 72.0 sqm | 44.0 sqm | 1 |
| 1106 | Wing 1 | 0 | 3 BHK | 92.0 sqm | 55.0 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.
All 43 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 07 Feb 2025, extended (Section 6 Extension) to 07 Feb 2026 — both dates have passed with no OC on file. The extension on file was granted on 29 May 2026 (K-RERA extension no. EX/PRM/KA/RERA/1251/310/PR/260529/006098) — 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 (1 complaint against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| A CHANDRA SHEKHAR vs SHELL PROMOTERS AND INFRA LLP | Refund of Booking Amount of Rs 1 lakh along with interest @ 12% per annum from the date of booking | AUTHORITY | 12/09/2024 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
K-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 | HARI BABU | 22361 | 1998 | Hyderabad, Telangana - 500015 |
| Engineer | R VASANTHMADHAVA | BCC/BL-3.6/E:3213 : 08-09 | 2018 | Bengaluru Urban, Karnataka - 560004 |
| Architect | Kalyan Rao | 94/17643 | 1995 | Bengaluru Urban, Karnataka - 560075 |
| Contractor | Siddaraju | - | 2019 | Bengaluru Urban, Karnataka - 560035 |
⚠ 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 ₹37.5 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: Bank of Baroda Indiranagar IFSC Code : BARB0BANGBS Pin Code : 560038. 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.
The nearest major job hub is ~4 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Electronic City | 4 km |
| Bellandur–Marathahalli belt | 8 km |
| Whitefield IT hub | 13 km |
| MG Road / city centre | 15 km |
| Outer Ring Road / Manyata | 21 km |
| Kempegowda Int'l Airport | 37 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 SHELL SAPPHIRE 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 SHELL SAPPHIRE, 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 Shell Promoters.
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