Luxury Mark Opera
K-RERA · the public record
SUBHA ESSENCE
Anekal · SUBHA ESSENCE
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 ↗
30 Dec 2018declared completionK-RERA registration · read 05 Nov 2026
104registered unitsK-RERA registration · read 05 Nov 2026
Free project details
Registration read 05 Nov 2026Registered units and project size
Apartment
104
Filed categories, unchanged · K-RERA registration · read 05 Nov 2026
The whole registration
1.2registered acres
84.0registered 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 SUBHA ESSENCE
K-RERA · PRM/KA/RERA/1251/308/PR/171027/000915
Project facts and comparisons
On the register
Declared completion30 December 2018
Land area5,008 sq m (1.2 acres)
Homes registered104
Tower/wing entries3
Unit mix104 × Apartment
In context
Density84 homes per acre
Density in context63rd percentile of 488 Anekal projects (median 75.8)
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 | 104 | Total inventory registered with K-RERA. |
| Official carpet area | 6,290 sqm | Total carpet area reported for the project. |
| Registered land area | 5,008 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.74 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered tower/wing entries | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking total (reconciled) | 104 | Separate filed counts; these categories may overlap and are not added together. |
| Open-parking field | 0 | 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 | 20-08-2016 |
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 | 104 | 100% | 6,290 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| A BLOCK | 4 | 32 | 32 | - |
| B BLOCK | 4 | 36 | 36 | - |
| C BLOCK | 4 | 36 | 36 | - |
Official unit register
RERA filingK-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 104 official flat/unit rows, matching the 104 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 |
|---|---|---|---|---|
| 2BHK | 64 | 59.6-60.8 sqm | 47.1-49.0 sqm | 64 |
| 3BHK | 24 | 71.1-82.1 sqm | 57.5-63.1 sqm | 24 |
| 1BHK | 16 | 39.2-40.2 sqm | 31.1 sqm | 16 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| B BLOCK | 36 | 39.2-71.2 sqm | 31.1-57.5 sqm | 36 |
| C BLOCK | 36 | 39.2-82.1 sqm | 31.1-63.1 sqm | 36 |
| A BLOCK | 32 | 59.6-71.2 sqm | 47.1-57.5 sqm | 32 |
Show sample official unit rows
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A001 | A BLOCK | 1 | 2BHK | 59.6 sqm | 49.0 sqm | 1 |
| A002 | A BLOCK | 1 | 2BHK | 59.7 sqm | 47.1 sqm | 1 |
| A003 | A BLOCK | 1 | 2BHK | 59.7 sqm | 47.1 sqm | 1 |
| A004 | A BLOCK | 1 | 2BHK | 59.7 sqm | 47.1 sqm | 1 |
| A005 | A BLOCK | 1 | 2BHK | 60.8 sqm | 47.6 sqm | 1 |
| A006 | A BLOCK | 1 | 3BHK | 71.1 sqm | 57.5 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 16 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 30 Dec 2018, extended (Section 6 Extension) to 31 Mar 2019 — both dates have passed with no OC on file. The extension on file was granted on 08 Jun 2022 (K-RERA extension no. EX/PRM/KA/RERA/1251/308/PR/220608/000915) — it has been used, its deadline has also passed, and no further extension is recorded.
Approval documents
Electricity (BESCOM/ESCOM)Bundled document listed: All NOCs from Authority
Water & sewage (BWSSB/KWSSB)Bundled document listed: All NOCs from Authority
Fire NOCBundled document listed: All NOCs from Authority
Pollution control (KSPCB)Bundled document listed: All NOCs from Authority
Environmental clearanceBundled document listed: All NOCs from Authority
Airport Authority height clearanceBundled document listed: All NOCs from Authority
A listed file does not confirm approval. An unlisted file does not establish that an approval is missing or required. Check the documents and their applicability before relying on them.
Project team & certifications
RERA filingK-RERA names 2 project professional/vendor rows across Architect, 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 | Manjunath Nayak | - | 2015 | HSR Layout, Bangalore |
| Structural engineer | Praveen Kumar Gurrala | - | - | - |
Financials & Construction Progress
Financial disclosures
RERA filing⚠ 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 ₹17.3 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: BANK OF INDIA HSR Layout (IFSC BKID0008438, a/c …0374). 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 8 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Electronic City | 8 km |
| Bellandur–Marathahalli belt | 16 km |
| Whitefield IT hub | 20 km |
| MG Road / city centre | 23 km |
| Outer Ring Road / Manyata | 29 km |
| Kempegowda Int'l Airport | 45 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.