SAI NANDANA MARVELLA

Decision summary

What I'd do as a buyer

Who this suits & what to verify

Questions to ask the builder

Official Registry Facts

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.

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.

K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 95 official flat/unit rows, matching the 95 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.

Read directly off the project's site/layout plan filed with K-RERA — where utility infrastructure (sewage treatment, transformers, generators) sits on the plot, and which buildings are closest to it. This is the kind of thing a builder's sales team won't volunteer, but it's public on the filed plan.

⚠ Utility infrastructure is visible on the filed plan, but this extraction did not capture enough building/block context to score proximity. Ask the builder to map your block and flat against this sanctioned plan.

Orientation: north points toward the top of the sheet, slightly left of vertical (upper-left direction), as indicated by the arrow labeled 'TO BANNERGATTA ROAD' (read from the sheet's own north marker). This tells us roughly how the site sits, not which way any individual unit's balcony faces — we don't have a reliable per-unit facing read, so this report makes no vastu/facing claims.

Which Unit to Buy Here

From the sanctioned site plan, we map every block against the amenities worth being near and the utilities worth avoiding, using each item's position on the plan:

Positions are read from the sanctioned plan, not surveyed; distances are relative within the plan, not metres. Treat this as where to look first and what to check on a site visit — not a final verdict.

Two flats in the same project can differ 15–20% in liveability and resale for the same price. Here's how to pick the right one — tower, side, floor, facing, position and size — read off the sanctioned plan and the filed inventory. Directional, not surveyed: verify on a site visit.

2 · Which floor

Target the upper-middle floors: high enough to clear street dust, boundary-wall sightlines, mosquitoes and ground-floor privacy/security worries, but below the very top floor (terrace heat and leak risk). Avoid the ground and first floor (dust, noise, privacy, waterlogging in a bad monsoon) unless you specifically want a private-garden unit and accept the trade-offs. Ask which floors are refuge/service floors and skip the flats directly above or below them.

3 · Which facing

Target North, Northeast and East-facing homes — even, glare-free light all day and no direct heat load — the safe pick. Steer clear of South, West and Southwest-facing living rooms and bedrooms — west/south-west take the full 2–7pm summer sun (heat you pay to fight with the AC all year). A west kitchen or utility is fine; a west master isn't. Confirm the exact facing with a compass on site — brochure 'park-facing' isn't a compass reading.

4 · Which flat on the floor

Prefer a corner unit — two or three external walls mean cross-ventilation, light on more than one side, more windows and a resale premium. Avoid the flat that shares a wall with the lift shaft or staircase (vibration, footfall, less privacy) and the one beside the garbage chute or electrical/meter room. Check the units-per-floor-per-lift ratio — more than ~4 flats sharing one lift core means waits and crowding.

5 · Which size, for value

The 2BHK and 3BHK stock is the liquid part of this project — easiest to rent and to exit, so the safest for capital. Registered carpet averages 794–957 sq ft per home across the filed mix; check the loading (carpet ÷ super-built-up) — under ~65% means you're paying for wall/common area, not home.

Plan-derived guidance, not a survey or a vastu consultation — confirm facing, tower distances and floor specifics on site.

Room dimensions read directly off the developer's sanctioned building plan filed with K-RERA (vision-extracted, in the units shown on the plan — often metres or millimetres — not an independent survey). Total area below is the sum of labeled enclosed-room dimensions, excluding obvious exterior/open labels such as balconies, terraces, and landscape courts. It is an approximation, not the builder's official carpet/built-up area. Unit labels describe position (block/wing/floor) as drawn on the sheet, not a flat number — the plan doesn't print one. ⚠ cards flag units near utility infrastructure per the site plan (see "Site & infrastructure" above); we don't have a reliable per-unit balcony-facing read, so this report makes no vastu/facing claims for individual units.

Range across profiled units: 667–667 sqft (avg 667 sqft)

Density, Parking & Open Space

Density & Parking

• 85 homes per acre across 1.1 acres — moderately dense — a typical mid-rise mix.
• 1.1 parking bays per flat (106 for 95 homes; 106 covered) — about one bay per flat — fine for a single-car household, tight for two.

The filing gives carpet area (what you legally own) but not the builder's super-built-up, so the loading/efficiency % isn't in the RERA record — ask the builder for it and check carpet is ≥65% of super-built-up before you sign.

How much of the plot the buildings actually cover, and how close the project ran to its permitted FAR/FSI — context that affects how crowded the site feels day to day, separate from any single unit's own size.

The buildings cover 44% of the site against 50% permitted — a fairly built-out site, so check how much usable open ground actually remains between blocks; it is built to 2.25 of the 2.25 FAR allowed (~100%), near the permitted ceiling — little scope to add more density later; the project fronts a 9.14 m road — on the narrower side; visit at peak hour to gauge congestion before committing.

Read off the site plan's own "Development Plan Area Statement" panel, cross-checked across repeated independent reads — only fields where those reads agreed are shown here.

Land & Title

K-RERA land-survey/title rows summarize parcel extent, conversion, deed/JDA, khatha, and owner-share disclosures. 1 survey/parcel row; land type: Own Land; 1/1 conversion/alienation marked YES; 1/1 deed marked YES; 0/1 JDA marked YES; mortgage declaration: NO. Use this as a checklist for your lawyer, not as a substitute for title due diligence.

For the most buyer-critical non-plan PDFs, the report now downloads the actual filing and extracts conservative text cues. These cues are not legal opinions; they tell your lawyer what the RERA upload appears to contain and which documents need closer review.

Legal, Approvals & Project Team

No litigation declared on this project's K-RERA filing.

⚠ 4 of 28 compliance document slots are filed as under process / not yet usable: District Magistrate, Conversion Certificate under section 95 of the KLR Act 1964, Proforma For Sale Deed, JD AFFIDAVIT CUM DECLARATION.

3 additional compliance slots are filed as Not Applicable.

No completion certificate (OC) on file yet — project has not been declared complete.

⚠ Registration validity has lapsed: originally due 30 Sep 2025 — which has passed with no OC on file.

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.

Facilities & Paperwork Readiness

12 applicable shared facility/common-area rows; the filed rows don't state a meaningful completion % (every row reads zero), so treat shared-work progress as a question to raise rather than a measured status.

Key legal and booking documents surfaced from the K-RERA catalog. This is not legal advice and does not replace a lawyer's title due diligence, but it shows which drafts/filings are actually visible before you pay a token or sign.

Treat placeholders and missing rows as questions, not accusations: ask the builder for the current document and have your lawyer review the actual signed version before committing.

Sai Nandana has 2 other K-RERA-registered projects in our records. 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.

Financials & Construction Progress

⚠ 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 ₹39.6 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: STATE BANK OF INDIA Mysuru Bank Circle, Avenue Road Bengaluru-560002. IFSC Code : SBIN0040007 Pin Code : 560002. 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.

How to use this report

Every document row on file with K-RERA for this project. Plan-like filings are processed for report intelligence when usable; buyer-critical support PDFs are selectively downloaded for read-through; placeholder uploads are shown as not usable; other compliance documents link directly to K-RERA's own copy.