Sipani Royal Heritage Phase-II
RERA Property Intelligence Report · Preview
SIPANI PROPERTIES · Anekal · K-RERA PRM/KA/RERA/1251/308/PR/171025/008179
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
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 | 771 | Total inventory registered with K-RERA. |
| Official carpet area | 61,494 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 95,204 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 41,425 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.25 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 8 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 771 total (679 covered, 172 open) — 1.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | APA/cc/210/2025-26 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 29-08-2025 | |
| Project start date | 15-10-2025 |
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 |
|---|---|---|---|
| 1 BHK | 12 | 1% | 0 sqm |
| 2 BHK | 356 | 25% | 0 sqm |
| 3 BHK | 280 | 20% | 0 sqm |
| 1 ,2,3 BHK | 771 | 54% | 61,494 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| A | 18 | 152 | 152 | 58.25 m |
| B | 18 | 147 | 147 | 58.25 m |
| C | 13 | 112 | 112 | 43.5 m |
| D | 13 | 56 | 56 | 43.25 m |
| E | 18 | 76 | 76 | 58.25 m |
| F | 18 | 76 | 76 | 58.25 m |
| G | 18 | 76 | 76 | 58.25 m |
| H | 18 | 76 | 76 | 58.25 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 770 official flat/unit rows vs 771 registered units disclosed above; ask why the row count differs. 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 | 402 | 78.5-102.8 sqm | 48.8-63.0 sqm | 402 |
| 2 BHK | 356 | 65.1-72.3 sqm | 40.6-45.0 sqm | 356 |
| 1 BHK | 12 | 48.5 sqm | 32.0-32.0 sqm | 12 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| A | 152 | 48.5-78.5 sqm | 32.0-48.8 sqm | 152 |
| B | 147 | 48.5-78.5 sqm | 32.0-48.8 sqm | 147 |
| C | 112 | 48.5-78.5 sqm | 32.0-49.0 sqm | 112 |
| E | 76 | 70.5-102.8 sqm | 44.0-63.0 sqm | 76 |
| F | 76 | 71.4-102.8 sqm | 45.0-63.0 sqm | 76 |
| H | 76 | 70.5-102.8 sqm | 44.0-63.0 sqm | 76 |
| G | 75 | 70.5-102.8 sqm | 44.0-63.0 sqm | 75 |
| D | 56 | 89.7-102.8 sqm | 55.0-63.0 sqm | 56 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 001 | A | 0 | 2 BHK | 65.1 sqm | 40.6 sqm | 1 |
| 002 | A | 0 | 2 BHK | 65.1 sqm | 40.6 sqm | 1 |
| 003 | A | 0 | 3 BHK | 78.5 sqm | 48.8 sqm | 1 |
| 004 | A | 0 | 1 BHK | 48.5 sqm | 32.0 sqm | 1 |
| 005 | A | 0 | 1 BHK | 48.5 sqm | 32.0 sqm | 1 |
| 006 | A | 0 | 3 BHK | 78.5 sqm | 48.8 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.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
No litigation declared on this project's K-RERA filing.
7 of 34 compliance document slots are filed as Not Applicable; the remaining 27 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
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.
Complaints on this project's K-RERA page (4 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/200624/0006069 24-06-2020 | Pre-emi refund | SIPANI ROYAL HERITAGE PHASE-II (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/200701/0006099 01-07-2020 | Booking Amount Not Refunded | sipani Royal Heritage Phase-I (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/211028/0008480 28-10-2021 | Refund and compensation U/s 18 of RERA | sipani jardin (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/220119/0008828 19-01-2022 | Delivery date exceeds as per agreement | sipani Royal Heritage Phase-I (another project by this promoter) | DISPOSED AUTHORITY BENCH5 |
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.
4 of 5 applicable approvals are on file; still outstanding: KSPCB- PCB (10 Acres to 125 Acres). Pollution-control clearance (KSPCB) is among them — a high-importance clearance, so confirm it has been granted (not just applied for) before you book.
5 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| KSPCB- PCB (10 Acres to 125 Acres) | Applied | 10-05-2025 | View NOC |
| KSPCB- MOEF (Above 50 Acres) | Approved | 19-05-2025 | NOC Enviorment clearence_compressed.pdf |
| KPTCL- BESCOM | Approved | 20-03-2025 | NOC-BESCOM dt 19-8-2025-sipani city phase-1.pdf |
| Fire and Safety | Approved | 19-05-2025 | NOC -FIRE -Sipani city dt 04-8-25.pdf |
| Airport Authority of India | Approved | 10-01-2025 | NOC -Airport Authority -sipani city dt 14-2-25.pdf |
K-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 | PRADEEP KUMAR DEVARAJ & ASSOCIATES | 242223 | 2021 | Bengaluru Urban, Karnataka - 560102 |
| Chartered accountant | janardan associates | 201862 OF 1992 | 1992 | Bengaluru Urban, Karnataka - 560001 |
| Engineer | group ventech | ventech_2000@yahoo | 2000 | Bengaluru Urban, Karnataka - 560095 |
| Architect | vernekar associates | 560095 | 1992 | Bengaluru Urban, Karnataka - 560095 |
| Contractor | jai Bhawani Construction -Prop SM Rathod | - | 2017 | Bengaluru Urban, Karnataka - 562110 |
Sipani Properties has 6 other K-RERA-registered projects in our records (average reported construction progress 93%). 5 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.
Latest quarterly filing (2025-Q4): ₹63.38 Cr collected from buyers, ₹62.80 Cr withdrawn from the project's escrow account.
| Construction progress | 13% → 21% (+8 pts) |
| Units sold/booked as registered | 155/771 (20%) |
| Buyer collections in available QPRs | ₹81.52 Cr |
| Escrow withdrawals in available QPRs | ₹80.84 Cr (0.99x collections) |
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 ₹39.9 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 kasturba road IFSC Code : hdfc0000009 Pin Code : 560052. 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 ~8 km away — a manageable everyday commute to a major job hub.
| Landmark | Straight-line |
|---|---|
| Whitefield IT hub | 8 km |
| Bellandur–Marathahalli belt | 13 km |
| Electronic City | 18 km |
| MG Road / city centre | 23 km |
| Outer Ring Road / Manyata | 24 km |
| Kempegowda Int'l Airport | 33 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.
Should you buy in SIPANI CITY PHASE-1?
This page is the free K-RERA filing summary. The full RERA Property Intelligence Report gives you buyer-complaint history, regulatory flags, builder track record, the official unit register, land title, NOCs, and (where the sanctioned plans support it) room-by-room unit data and an annotated site plan. See a real one first:
Sample: Sobha Silicon Oasis → · browse all sample reports →
Compliance Report · ₹999
The regulator’s filing record, read · 1 working day
Scan with any UPI app to pay · quietlist@kotak
Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
Not useful to your decision? Full refund — no questions asked.
Scan with any UPI app to pay · quietlist@kotak
Paying from outside India? Pay $15 (Compliance) or $39 (Unit Guidance) via PayPal, or email hello@quietlist.in for a card invoice. Prefer to talk first, or have a portfolio to check? Same address. An information aid for your own due diligence, not legal or investment advice.
Free · Watch this project
We'll email you when this project's RERA record changes.
Built by Sipani Properties. View Sipani Properties's full track record →
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.
Own a unit in Sipani City Phase-1?
Sell directly to Quietlist's pre-screened buyer list — flat fee, no broker commission.
Last checked against the RERA register: 27 Jul 2026