Swarna Griha - 4 Phase 2
K-RERA · the public record
Swarna Griha - 4 Phase 1
· Felicity Adobe
Project Review · example purchase
Spending a few crores on a unit? ₹4,999 to check what you’re buying.
Check what the plans put beside your unit, below it and in front of it. The view, nearby buildings and shared facilities can change what you are buying.
See the report before you buy
Avoid bad decisions, only go for the best units.
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 Review sample ↗From another project
See the report before you buy.
A published sample shows the level of detail, source illustrations and buyer reasoning. Its findings belong to that project.
Read a sample report ↗100%construction reportedQ4 2025 filing
2units not bookedof 338 · Q4 2025 filing
338registered unitsK-RERA registration · read 16 Jul 2026
Free project details
Registration read 16 Jul 2026Construction progress and dates
Promoter-reported construction
100%
Q3 2025
100%
Q4 2025
K-RERA quarterly filings · Q3 2025 to Q4 2025
declared completion
Not recorded
The registered date and a construction update answer different questions. Neither is a confirmation of possession.
K-RERA registration · read 16 Jul 2026
Registered units and project size
3 BHK
194
2 BHK
206
Filed categories, unchanged · K-RERA registration · read 16 Jul 2026
The whole registration
5.1registered acres
65.8registered 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 Swarna Griha - 4 Phase 1
K-RERA · PRM/KA/RERA/1249/447/PR/280222/004737
Project facts and comparisons
On the register
Land area20,785 sq m (5.1 acres)
Homes registered338
Tower/wing entries5
Unit mix194 × 3 BHK, 206 × 2 BHK
In context
Density65.8 homes per acre
Density in context29th percentile of 4913 projects in this register (median 82)
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 | 338 | Total inventory registered with K-RERA. |
| Official carpet area | 20,309 sqm | Total carpet area reported for the project. |
| Official built-up area | 36,400 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 20,785 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | ~1.16 | Sanctioned floor-area ratio (≈24,076 sqm sanctioned FAR area ÷ 20,785 sqm land) — higher means a denser vertical build. |
| Registered tower/wing entries | 5 | Official tower/wing count in the K-RERA detail page. |
| Parking total (reconciled) | 186 | Separate filed counts; these categories may overlap and are not added together. |
| Covered-parking field | 123 | Separate filed counts; these categories may overlap and are not added together. |
| Open-parking field | 101 | Separate filed counts; these categories may overlap and are not added together. |
| Garage field | 1 | Separate filed counts; these categories may overlap and are not added together. |
| Approved plan number | 01/2020-21/4186 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 25-11-2021 | |
| Project start date | 27-01-2022 |
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 |
|---|---|---|---|
| 3 BHK | 194 | 48% | 10,969 sqm |
| 2 BHK | 206 | 52% | 9,340 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| A1 | 12 | 104 | 57 | - |
| B1 | 12 | 104 | 57 | - |
| B2 | 12 | 52 | 28 | - |
| B3 | 12 | 39 | 22 | - |
| B4 | 12 | 39 | 22 | - |
Official unit register
RERA filingK-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 338 official flat/unit rows, matching the 338 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 | 234 | 56.6-60.9 sqm | 20.0-24.8 sqm | 129 (105 with 0) |
| 2BHK | 104 | 47.6-47.8 sqm | 16.0-17.3 sqm | 57 (47 with 0) |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| A1 | 104 | 47.6-47.8 sqm | 16.0-17.3 sqm | 57 (47 with 0) |
| B1 | 104 | 56.6-60.9 sqm | 20.0-22.1 sqm | 57 (47 with 0) |
| B2 | 52 | 58.1 sqm | 23.5-24.0 sqm | 28 (24 with 0) |
| B3 | 39 | 58.1 sqm | 23.1-24.8 sqm | 22 (17 with 0) |
| B4 | 39 | 58.1 sqm | 23.1-24.8 sqm | 22 (17 with 0) |
Show sample official unit rows
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A1 001 | A1 | 0 | 2BHK | 47.6 sqm | 16.5 sqm | 0 |
| A1 002 | A1 | 0 | 2BHK | 47.6 sqm | 16.5 sqm | 1 |
| A1 003 | A1 | 0 | 2BHK | 47.6 sqm | 16.5 sqm | 0 |
| A1 004 | A1 | 0 | 2BHK | 47.6 sqm | 16.5 sqm | 1 |
| A1 005 | A1 | 0 | 2BHK | 47.8 sqm | 16.0 sqm | 0 |
| A1 006 | A1 | 0 | 2BHK | 47.8 sqm | 16.0 sqm | 1 |
Legal, Approvals & Project Team
Litigation & compliance
RERA filingThe promoter answered No to the land-litigation question. This is a filed declaration, not a court search.
24 of 43 compliance document slots are filed as Not Applicable; the remaining 19 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 26 Jan 2026 — which has passed with no OC on file.
See the filed approval statuses and linked documents →
K-RERA enforcement record (the regulator's own defaulter list & penalty orders)
1 K-RERA order on this project (PROJECT MODIFICATION) — read the order copies on the K-RERA portal.
Complaints on this project's K-RERA page (1 complaint listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/220329/0009277 29-03-2022 | Not giving my money back | Swarna Griha - 2 - Phase II (another project by this promoter) | DISPOSED AUTHORITY BENCH6 |
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 filing5 of 5 applicable approvals are marked Approved in the filing. Check the linked documents for their scope and validity.
5 further authority slots are marked not applicable in the filing.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 07-04-2021 | NOC- WATER SUPPLY SG 04.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 24-02-2022 | NOC-KSPCB-CFE-SG 04.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 30-01-2021 | NOC-SEIAA MOEF SG 04.pdf |
| KPTCL- BESCOM | Approved | 23-04-2021 | NOC- HESCOM SG 04.pdf |
| Fire and Safety | Approved | 01-04-2022 | SG4- Karnataka fire payment receipt.pdf |
Project team & certifications
RERA filingK-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 | Poonacha SS | 237362 | 2015 | Bengaluru Urban, Karnataka - 560003 |
| Engineer | Rajesh M H | BCC/BL-3.6/SE-292/2018-19 | 2011 | Bengaluru Urban, Karnataka - 560079 |
| Architect | Sukhen P | CA/92/15089 | 1965 | Bengaluru Urban, Karnataka - 560001 |
| Contractor | Felicity Adobe LLP | - | 2017 | Bengaluru Urban, Karnataka - 560043 |
Builder track record
RERA filingFelicity Adobe has 6 other K-RERA-registered projects in our records (average reported construction progress 65%). 0 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. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
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.
Financials & Construction Progress
Financial disclosures
RERA filingLatest quarterly filing (2025-Q4): ₹1.45 Cr collected from buyers, ₹1.64 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹1.64 Cr) exceeded buyer collections (₹1.45 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 100% → 100% (+0 pts) |
| Units sold/booked as registered | 336/338 (99%) |
| Buyer collections in available QPRs | ₹5.05 Cr |
| Escrow withdrawals in available QPRs | ₹5.08 Cr (1.01x collections) |
- 99% of registered units are shown as sold/booked, but no completion certificate is on file yet.
- The filed unit sales count did not move across the available QPR window because the project was already effectively sold out.
- 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 ₹20.0 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: Canara Bank TRINITY CIRCLE IFSC Code : CNRB0000792 Pin Code : 560001. 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.
Location & Connectivity
The nearest of the listed job hubs is about 326 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 319 km |
| Outer Ring Road / Manyata | 326 km |
| MG Road / city centre | 331 km |
| Bellandur–Marathahalli belt | 340 km |
| Whitefield IT hub | 341 km |
| Electronic City | 346 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.