Raagam Phase-1
K-RERA · the public record
Varnam Phase 1B
Devanahalli · ONE BANGALORE LUXURY PROJECTS
Project Review · example purchase
Spending a few crores on a home? ₹4,999 to check what you’re buying.
Check what the plans put beside your home, below it and in front of it. The view, nearby buildings and shared facilities can change what you are buying.
From another project · Prestige Park Grove
Avoid bad decisions, only go for the best homes.
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 · 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 Deep Dive. These findings concern the named sample, not this project.
Read the Prestige Park Grove sample report ↗
9%construction reportedQ1 2026 filing
36units not bookedof 285 · Q1 2026 filing
31 Aug 2030declared completionK-RERA registration · read 25 Oct 2026
Free project details
Registration read 25 Oct 2026Construction progress and dates
Promoter-reported construction
4%
Q3 2025
6%
Q4 2025
9%
Q1 2026
K-RERA quarterly filings · Q3 2025 to Q1 2026
declared completion
31 Aug 2030
The registered date and a construction update answer different questions. Neither is a confirmation of possession.
K-RERA registration · read 25 Oct 2026
Registered units and project size
3B+2T
177
5B+5T [Duplex]
8
2B+2T
5
3B+3T
85
2B+3T
10
Filed categories, unchanged · K-RERA registration · read 25 Oct 2026
The whole registration
10.1registered acres
28.2registered 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 Varnam Phase 1B
K-RERA · PRM/KA/RERA/1250/303/PR/110825/007989
Project facts and comparisons
On the register
Declared completion31 August 2030
Land area40,827 sq m (10.1 acres)
Homes registered285
Tower/wing entries4
Unit mix177 × 3B+2T, 8 × 5B+5T [Duplex], 5 × 2B+2T, 85 × 3B+3T, 10 × 2B+3T
In context
Density28.2 homes per acre
Density in context35th percentile of 73 Devanahalli projects (median 67.4)
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 | 285 | Total inventory registered with K-RERA. |
| Official carpet area | 29,863 sqm | Total carpet area reported for the project. |
| Official built-up area | 46,844 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 40,827 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 0.58 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered tower/wing entries | 4 | Official tower/wing count in the K-RERA detail page. |
| Parking total (reconciled) | 285 | Separate filed counts; these categories may overlap and are not added together. |
| Covered-parking field | 285 | 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. |
| Approved plan number | BIAAPA/TP/CC/331/2024-25/25-26/888 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 25-06-2025 | |
| Project start date | 15-08-2025 |
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 |
|---|---|---|---|
| 3B+2T | 177 | 62% | 16,980 sqm |
| 5B+5T [Duplex] | 8 | 3% | 1,849 sqm |
| 2B+2T | 5 | 2% | 376 sqm |
| 3B+3T | 85 | 30% | 9,710 sqm |
| 2B+3T | 10 | 4% | 948 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| T28 | 12 | 74 | 74 | 40.1 m |
| T29 | 12 | 74 | 74 | 40.1 m |
| T30 | 12 | 74 | 74 | 40.1 m |
| T31 | 10 | 63 | 63 | 34 m |
Official unit register
RERA filingK-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 285 official flat/unit rows, matching the 285 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 |
|---|---|---|---|---|
| 3B+2T | 177 | 92.2-99.1 sqm | 48.1-52.0 sqm | 177 |
| 3B+3T | 85 | 112.5-117.1 sqm | 60.2-61.3 sqm | 85 |
| 2B+3T | 10 | 94.8 sqm | 48.9-49.1 sqm | 10 |
| 5B+5T [Duplex] | 8 | 229.1-237.5 sqm | 120.5-120.8 sqm | 8 |
| 2B+2T | 5 | 75.3 sqm | 41.0-41.1 sqm | 5 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| T28 | 74 | 75.3-229.1 sqm | 41.1-120.8 sqm | 74 |
| T29 | 74 | 75.3-229.1 sqm | 41.1-120.7 sqm | 74 |
| T30 | 74 | 92.2-237.5 sqm | 48.1-120.8 sqm | 74 |
| T31 | 63 | 75.3-229.1 sqm | 41.0-120.5 sqm | 63 |
Show sample official unit rows
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 001 | T28 | 0 | 3B+2T | 98.7 sqm | 52.0 sqm | 1 |
| 002 | T28 | 0 | 3B+2T | 98.7 sqm | 52.0 sqm | 1 |
| 004 | T28 | 0 | 2B+3T | 94.8 sqm | 49.1 sqm | 1 |
| 005 | T28 | 0 | 2B+3T | 94.8 sqm | 49.1 sqm | 1 |
| 101 | T28 | 1 | 3B+2T | 98.7 sqm | 52.0 sqm | 1 |
| 102 | T28 | 1 | 3B+2T | 98.7 sqm | 52.0 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.
⚠ 3 of 25 compliance document slots are filed as under process / not yet usable: Brochure, Proforma of Agreement for Sale, Proforma of Allotment Letter.
No completion certificate (OC) on file yet — project has not been declared complete.
See the filed approval statuses and linked documents →
Statutory approval status
RERA filing10 further authority slots are marked not applicable in the filing.
| Authority / NOC | Status | Date | File |
|---|
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 | Mutra Rajasekhar Reddy | 245001 | 2019 | Bengaluru Urban, Karnataka - 560043 |
| Engineer | Vishnu Kumar | M-59398/7 | 1993 | Bengaluru Urban, Karnataka - 560050 |
| Architect | Srimathi J Adiga | CA/98/23892 | 2007 | Bengaluru Urban, Karnataka - 560061 |
| Contractor | One Bangalore Luxury Projects LLP | - | 2024 | Bengaluru Urban, Karnataka - 560025 |
Builder track record
RERA filingOne Bangalore has 7 other K-RERA-registered projects in our records (average reported construction progress 40%). 1 is 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 (2026-Q1): ₹46.87 Cr collected from buyers, ₹104.18 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹104.18 Cr) exceeded buyer collections (₹46.87 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 4% → 9% (+5 pts) |
| Units sold/booked as registered | 249/285 (87%) |
| Buyer collections in available QPRs | ₹125.92 Cr |
| Escrow withdrawals in available QPRs | ₹235.18 Cr (1.87x collections) |
- Construction progress moved from 4% to 9% across the filed QPR window.
- Across available QPR rows, escrow withdrawals are 1.87x buyer collections. Ask the builder to reconcile this against certified project costs and prior-period balances.
- 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 ₹93.2 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: ICICI Bank Residency Road IFSC Code : ICIC0007429 Pin Code : 560025. 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 17 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 4 km |
| Outer Ring Road / Manyata | 17 km |
| MG Road / city centre | 25 km |
| Whitefield IT hub | 26 km |
| Bellandur–Marathahalli belt | 29 km |
| Electronic City | 39 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.