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RERA Property Intelligence Report · Preview
Vaswani Estates Developers · Bengaluru East · K-RERA PRM/KA/RERA/1251/446/PR/180424/006808
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 | 269 | Total inventory registered with K-RERA. |
| Official carpet area | 36,265 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 73,587 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 20,308 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.5 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 296 total (306 covered, 40 open) — 1.10 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BBMP/Addl.Dir/JDNORTH/0082/23-24 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 02-04-2024 | |
| Project start date | 15-05-2024 |
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 |
|---|---|---|---|
| 2BHK | 2 | 1% | 201 sqm |
| 3BHK | 179 | 67% | 21,843 sqm |
| 4BHK | 88 | 33% | 14,221 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| T1 | 23 | 88 | 88 | 78 m |
| T2 | 23 | 91 | 104 | 78 m |
| T3 | 23 | 90 | 104 | 78 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 269 official flat/unit rows, matching the 269 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 |
|---|---|---|---|---|
| 3 BHK | 179 | 120.7-134.8 sqm | 56.3-67.8 sqm | 179 |
| 4 BHK | 88 | 161.4-161.9 sqm | 72.4-78.1 sqm | 88 |
| 2 BHK | 2 | 97.5-103.1 sqm | 48.1-50.1 sqm | 2 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| T2 | 91 | 120.7-161.9 sqm | 56.3-78.1 sqm | 91 |
| T3 | 90 | 122.2-161.7 sqm | 57.2-78.1 sqm | 90 |
| T1 | 88 | 97.5-122.3 sqm | 48.1-61.2 sqm | 88 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 102 | T1 | 1 | 3 BHK | 121.0 sqm | 56.3 sqm | 1 |
| 104 | T1 | 1 | 2 BHK | 97.5 sqm | 48.1 sqm | 1 |
| 202 | T1 | 2 | 3 BHK | 121.0 sqm | 59.8 sqm | 1 |
| 203 | T1 | 2 | 3 BHK | 121.0 sqm | 59.8 sqm | 1 |
| 204 | T1 | 2 | 3 BHK | 122.3 sqm | 57.9 sqm | 1 |
| 302 | T1 | 3 | 3 BHK | 121.0 sqm | 56.3 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.
⚠ Developer declared litigation on this land/property.
⚠ 1 of 36 compliance document slots are filed as under process / not yet usable: Collaboration Agreement/Development Agreement/Joint Development Agreement/Other Agreement.
5 additional compliance slots are filed as Not Applicable.
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.
4 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 13-09-2023 | BWSSB NOC.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 09-07-2024 | KSPCB CFE.pdf |
| KPTCL- BESCOM | Approved | 17-07-2023 | BESCOM NOC.pdf |
| Fire and Safety | Approved | 21-09-2023 | Fire NOC.pdf |
| Airport Authority of India | Approved | 29-08-2023 | AAI NOC.pdf |
| BSNL/Telecommunication Department | Approved | 24-01-2023 | BSNL NOC.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 | S JANARDHAN AND ASSOCIATES | 201862 | 1991 | Bengaluru Urban, Karnataka - 560001 |
| Engineer | DesignTree Service Consultants Pvt Ltd | BCCL/BL-3.6/SE-0061/21-22 | 2008 | Bengaluru Urban, Karnataka - 560083 |
| Architect | Zachariah Consultants | CA/2010/47015 | 1995 | Bengaluru Urban, Karnataka - 560025 |
| Contractor | Shree Jalaram Engineers | - | 2011 | Bengaluru Urban, Karnataka - 560010 |
Vaswani Estates has 2 other K-RERA-registered projects in our records (average reported construction progress 87%). 2 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 higher 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.
Latest quarterly filing (2025-Q4): ₹16.01 Cr collected from buyers, ₹16.01 Cr withdrawn from the project's escrow account.
| Construction progress | 24% → 30% (+6 pts) |
| Units sold/booked as registered | 105/269 (39%) |
| Buyer collections in available QPRs | ₹32.91 Cr |
| Escrow withdrawals in available QPRs | ₹32.91 Cr (1.00x 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 ₹100.4 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: ICICI Bank MG Road IFSC Code : ICIC0000002 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.
The nearest major job hub is ~2 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Whitefield IT hub | 2 km |
| Bellandur–Marathahalli belt | 7 km |
| MG Road / city centre | 14 km |
| Outer Ring Road / Manyata | 15 km |
| Electronic City | 17 km |
| Kempegowda Int'l Airport | 25 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 Vaswani Starlight?
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 →
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Built by Vaswani Estates.
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