VRR Golden Enclave Phase-III
RERA Property Intelligence Report · Preview
SIPANI DEVELOPERS · Bengaluru North · K-RERA PRM/KA/RERA/1251/309/PR/310125/007462
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 | 237 | Total inventory registered with K-RERA. |
| Official carpet area | 19,570 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 21,606 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 8,094 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 3.25 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 1 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 304 total (243 covered, 41 open) — 1.28 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BBMP/ADDL.DIR/JD/SOUTH/0073/23-24 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 06-01-2025 | |
| Project start date | 01-02-2025 |
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 |
|---|---|---|---|
| 3 BHK | 79 | 33% | 7,214 sqm |
| 2 BHK | 157 | 66% | 10,476 sqm |
| 1 BHK | 1 | 0% | 43 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| SIPANI SAMUHA | 20 | 237 | 304 | 62 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 237 official flat/unit rows, matching the 237 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 | 157 | 59.7-70.7 sqm | 297.0-346.0 sqm | 157 |
| 3 BHK | 79 | 91.1-91.3 sqm | 439.0-448.0 sqm | 79 |
| 1 BHK | 1 | 43.2 sqm | 225.0 sqm | 1 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| SIPANI SAMUHA | 237 | 43.2-91.3 sqm | 225.0-448.0 sqm | 237 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 101 | SIPANI SAMUHA | 1 | 2 BHK | 59.7 sqm | 297.0 sqm | 1 |
| 102 | SIPANI SAMUHA | 1 | 2 BHK | 70.7 sqm | 346.0 sqm | 1 |
| 103 | SIPANI SAMUHA | 1 | 2 BHK | 70.7 sqm | 346.0 sqm | 1 |
| 104 | SIPANI SAMUHA | 1 | 2 BHK | 70.7 sqm | 346.0 sqm | 1 |
| 105 | SIPANI SAMUHA | 1 | 2 BHK | 70.7 sqm | 346.0 sqm | 1 |
| 106 | SIPANI SAMUHA | 1 | 2 BHK | 70.7 sqm | 346.0 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.
🔒 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.
11 of 34 compliance document slots are filed as Not Applicable; the remaining 23 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.
Clean approvals profile: every applicable statutory NOC is on file — including Fire NOC and pollution-control clearance (KSPCB), the clearances buyers most often find still pending. Nothing is outstanding among the statutory NOCs — which compliance documents are filed versus still under process is a separate matter, covered in Litigation & compliance above. Note environmental clearance is not among the approvals K-RERA marks applicable to this project — if the named-approvals check shows it as "not found in catalog", that is why; ask the builder directly whether it applies here. Since these are developer-filed portal statuses, have your lawyer confirm them against the linked NOC copies.
5 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 20-02-2024 | BWSSB NOC Pavan Chand Nahar.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 14-03-2024 | KSPCB NOC1.pdf |
| KPTCL- BESCOM | Approved | 05-03-2024 | BESCOM NOC.pdf |
| Fire and Safety | Approved | 20-02-2024 | PAVAN FIRE NOC.pdf |
| Airport Authority of India | Approved | 01-01-2024 | AAI BIAL.pdf |
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 | DARSHAN KUMAR | 237126 | 2022 | Bengaluru Urban, Karnataka - 560004 |
| Engineer | ARUN KUMAR S N | BCCL/BL-3.6/SE-0029/24-25 | 2024 | Bengaluru Urban, Karnataka - 560082 |
| Architect | JAMUNA VERNEKAR | CA/92/15143 | 1993 | Bengaluru Urban, Karnataka - 560034 |
| Contractor | SIPANI DEVELOPERS PRIVATE LIMITED | - | 2017 | Bengaluru Urban, Karnataka - 560076 |
Latest quarterly filing (2025-Q4): ₹9.63 Cr collected from buyers, ₹7.10 Cr withdrawn from the project's escrow account.
| Construction progress | 16% → 20% (+4 pts) |
| Units sold/booked as registered | 171/237 (72%) |
| Buyer collections in available QPRs | ₹54.18 Cr |
| Escrow withdrawals in available QPRs | ₹11.53 Cr (0.21x 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 ₹45.3 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: FEDERAL BANK OF INDIA. 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 ~15 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| MG Road / city centre | 15 km |
| Outer Ring Road / Manyata | 15 km |
| Bellandur–Marathahalli belt | 25 km |
| Electronic City | 28 km |
| Whitefield IT hub | 30 km |
| Kempegowda Int'l Airport | 30 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 SAMUHA?
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
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Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
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Built by Sipani Developers.
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: 27 Jul 2026