The Valley By Essem18 Phase 1

Project facts and comparisons

Source: K-RERA. Each comparison names the group of projects used.

Project areas, parking and inventory

Legal, Approvals & Project Team

The promoter answered No to the land-litigation question. This is a filed declaration, not a court search.

3 of 22 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.

See the filed approval statuses and linked documents →

2 of 3 applicable approvals are marked Approved in the filing. Other recorded statuses: Horticulture department: To Be Applied. Check the linked documents for their scope and validity.

8 further authority slots are marked not applicable in the filing.

K-RERA names 2 project professional/vendor rows across Chartered accountant, Engineer. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.

Essem18 Developers has 5 other K-RERA-registered projects in our records (average reported construction progress 31%). 3 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.

Financials & Construction Progress

Latest quarterly filing (2026-Q1): ₹0.06 Cr collected from buyers, ₹1.27 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹1.27 Cr) exceeded buyer collections (₹0.06 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.

• Construction progress moved from 15% to 45% across the filed QPR window.
• The builder has drawn 0.70x of buyer collections from escrow (about 70% of the ₹4 Cr collected) — money is largely staying in the regulated escrow account rather than being pulled out ahead of spend, which is the safer direction. A ratio near or above 1.0 would be the one to scrutinise.
• 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.

The estimated cost above is the developer's declared construction cost only (K-RERA's own label: "Estimated Cost of Construction as certified by Engineer") — it excludes land cost, so it isn't comparable to the buyer-collection figures below or to a sale price.

RERA 70% project account is on file: KOTAK MAHINDRA BANK GANDHI BAZAR, BASAVANAGUDI IFSC Code : KKBK0000423 Pin Code : 560004. 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 16 km in a straight line from the mapped location. Road distance and travel time will differ.

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.