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Financial & legal due diligence · public record · 18 Oct 2026

Adarsh Garden Estate

Akarshak Realty · Sarjapur Road (Carmelaram / Dommasandra) · RESIDENTIAL LAYOUT PLAN AT Sy. No. 53/1, 54/1,54/3,54/4,54/5,56,57/1, 57/2,74/1,74/2,75,76/2,79,81/1,81/2,81/3,81/4, 82/2,82/3,82/4 , 82/5,82/6, 82/7, 83/1,83/2, 83/3, 83/4,83/5,84/2,85/1,86/2,87/1,87/2,88/1,88/2, 91, 92/1,92/2,93,94/1 OF GHATTAHALLI VILLAGE, SARJAPURA HOBLI ANEKAL TALUK. BENGALURU.

Promoter entityAKARSHAK REALTY PRIVATE LIMITED
Entity type · PANCompany · AAJCA7571N
Developer brandAkarshak Realty · #143 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/308/PR/110722/005048
Planning authorityBDA - Bangalore Development Authority
Sanctioned planBDA/TPM/PRL-24/2019-20/1240/2020-21 · 2020-12-31
Escrow bankHDFC, Bengaluru-Richmond Road
Landarea not filed · 24 land owners on record
Court cases declared0
Complaints at K-RERA3 on this project · 5 on the promoter
Record fetchedSep 2026
2 red flags5 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/110722/005048. Prices and rents are locality estimates, not verified listings. This report records what the Karnataka RERA file, the promoter’s quarterly filings, the complaint register, public credit ratings and company filings say. It states facts and flags them; it does not judge the investment. Prices, returns and the investment score live in the separate full report.

Financial & legal due diligence

What the public record says

Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/110722/005048. Prices and rents are locality estimates, not verified listings. Compiled Sep 2026 from the Karnataka RERA file, company registers, rating agencies, tribunal records and press. Facts only; anything that deserves a written answer before signing is flagged.

2 red5 watch2 positive
Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints7.5/10
3 RERA complaints on the project (−1.5); 2 still open
Money to finish8/10
finance cost is 0% of the registered budget
Developer strength5/10
no public credit rating for the promoter

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration
PRM/KA/RERA/1251/308/PR/110722/005048 · AKARSHAK REALTY PRIVATE LIMITED
Past RERA date
RegisteredDec 2021Original completionDec 2023Section 6 ext.Dec 2024TodaySep 2026
No litigation declared3 complaints · 2 openEscrow: HDFCJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

AKARSHAK REALTY PRIVATE LIMITED: no public rating located

Complaints & disputes on record
On this project32 open
On the promoter entity5all projects
Court cases declared0no stay recorded
What complainants raise
  • COMPLAINT FILED UNDER SECTION 31 OF THE REAL ESTATE, REGULATION And DEVELOPMENT, ACT , 201
  • Deviation from approved RERA plan – South SWD misalignment affecting Plot No. 25 in Adarsh
  • Complaint Regarding Delay in Project Delivery and Compensation Dispute
At a glance
Registration extended 1×

Registration extended 1× — from 2023-12-31 to 2024-12-31 (already passed)

3 RERA complaints, 2 open

3 RERA complaints on this project (2 open); 5 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹131 cr — where it goes
Approvals ₹2.7 cr · 2%Construction & on-site ₹37.1 cr · 28%Other / taxes ₹91 cr · 70%
No litigation declaredBorrowing declared: NoEscrow at HDFC24 recorded land-owner shares

Complaint log (K-RERA) · 3 on this project

  • May 2026COMPLAINT FILED UNDER SECTION 31 OF THE REAL ESTATE, REGULATION And DEVELOPMENT, ACT , 2016open
  • Sep 2025Deviation from approved RERA plan – South SWD misalignment affecting Plot No. 25 in Adarsh Garden Estateopen
  • Apr 2025Complaint Regarding Delay in Project Delivery and Compensation Disputedisposed
Complaints by status
Open / under enquiry
2
Disposed (Authority)
1

Red flags to resolve in writing

1
Timeline

RERA completion date 2024-12-31 has passed without a completion application.

2
Legal

Borrowing declared “No” but a mortgage is recorded.

Questions to put to the developer before you sign

  1. Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
  2. Confirm the price list, floor-rise and other charges for the exact unit.
  3. Which date is contractual — 2024-12-31 — and what is the per-month delay compensation?
  4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
  5. Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/308/PR/110722/005048 · promoter AKARSHAK REALTY PRIVATE LIMITED (Company) · U45200KA2011PTC059903
Dates
Start 2021-12-01 · original completion 2023-12-31 · 1 extension: Section 6 Extension → 2024-12-31 · current date has passed
Registered cost
Total ₹131 cr · construction ₹37.12 cr
Borrowing / mortgage declared
Borrowing: No · mortgage: Yes
RERA bank account
HDFC, Bengaluru-Richmond Road (70% construction account)
Plan sanction
BDA/TPM/PRL-24/2019-20/1240/2020-21 dated 2020-12-31 · BDA - Bangalore Development Authority
Land owners / co-promoters
M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 54/1); M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 54/3); M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 56); M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 57/1); M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 57/2); M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 74/1); M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 74/2); M/s. AKARSHAK REALTY PRIVATE LIMITED (100.0%, Sy 75) +16 more
Litigation declared
None declared in filings
K-RERA complaints
3 on this registration (2 open) · 5 on the promoter entity across all its projects
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/308/PR/110722/005048, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 3 on this project

2026-05-11 · 00512/2026
COMPLAINT FILED UNDER SECTION 31 OF THE REAL ESTATE, REGULATION And DEVELOPMENT, ACT , 2016 — POSTED FOR ORDERS AUTHORITY FULLBENCH
2025-09-20 · 01196/2025
Deviation from approved RERA plan – South SWD misalignment affecting Plot No. 25 in Adarsh Garden Estate — POSTED FOR ORDERS AUTHORITY FULLBENCH
2025-04-11 · 00622/2025
Complaint Regarding Delay in Project Delivery and Compensation Dispute — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/308/PR/110722/005048 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/308/PR/110722/005048 (registration file, quarterly updates, complaint register), fetched Sep 2026.

Caveats. Automated analysis: prices, rents and travel times are estimates until listings and Maps data are verified. RERA figures are the promoter’s own filings. Nothing here is legal, tax or investment advice.

PropertyLens · property-lens.ai · Facts are transcribed from public records as filed by the promoter and the regulator; figures on RERA certificates are promoter numbers certified on unaudited books. Absence of a court case or insolvency filing in these sources is not proof that none exists. Verify title, approvals and encumbrances with a lawyer before you sign. Nothing here is legal, tax or investment advice.
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