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

ADARSH LAKE RESERVA Phase 1

Adarsh Developers · Bannerghatta Road / JP Nagar / Arekere · ADARSH STRATUSS PHASE 1, KHATA NO.1224,SURVEY NO 18 / 2A / 1, SARAKKIKERE VILLAGE

Promoter entityM/s Adarsh Developers
Entity type · PANPartnership Firm · AAGFA3674G
Developer brandAdarsh Developers · #21 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/200123/005639
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl.Dir/JDSOUTH/1013/20-21 · 2021-08-07
Escrow bankHDFC, BENGALURU - RICHMOND ROAD
Land5.3 acres · 2 land owners on record
Court cases declared1
Complaints at K-RERA0 on this project · 24 on the promoter
Record fetchedSep 2026
0 red flags4 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/200123/005639 and 3 quarterly filings. 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/1251/310/PR/200123/005639 and 3 quarterly filings. 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.

0 red4 watch3 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints7.5/10
1 court case declared in filings (−1.5)
Money to finish6/10
finance cost is 0% of the registered budget; last quarter withdrew ₹1.10 cr against ₹0.00 cr collected (−1); only 0% of homes booked (−1)
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/1251/310/PR/200123/005639 · M/s Adarsh Developers
On original date
RegisteredMar 2023TodaySep 2026Original completionDec 2027
Construction0%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked0 / 162
162 still available
Sold vs built0% vs 0%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹0Withdrawn ₹1.10 CrQ3 2025-260.0 L1.10 CrCollected ₹0Withdrawn ₹1.10 CrQ4 2025-260.0 L1.10 CrCollected ₹0Withdrawn ₹1.10 CrQ1 2026-270.0 L1.10 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    0%
  • Foundation footing work
    0%
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • Retaining wall
    0%
  • RCC or MS Framed structure
    0%
1 court case declaredNo complaintsEscrow: HDFCJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

M/s Adarsh Developers: no public rating located

Complaints & disputes on record
On this project0– open
On the promoter entity24all projects
Court cases declared1no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2027-12-31

0% built, 0% booked

0% built per the latest filing; 0/162 homes booked

No complaints on this project

No RERA complaints on this project; 24 on the promoter overall

1 court case declared

1 court case declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹190 cr — where it goes
Approvals ₹1.4 cr · 1%Construction & on-site ₹185.5 cr · 98%Other / taxes ₹3 cr · 2%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
2024202520262027Earth work and other leveling preparat0%Foundation footing work0%Upto Plinth Level0%Sub-structure flooring0%Retaining wall0%RCC or MS Framed structure0%Masonry Construction0%Plastering inside , outside & Ceiling0%Joinery: Doors, Windows, Ventilators e0%Basic work of Water supply, Sanitary a0%Dadoing, Skirting, Flooring, Tiles wor0%Railing and Grill fixing0%Electrification, Water supply and Sani0%Painting0%Fire prevention and fire fighting fitt0%Weather Proof work0%Elevation work0%Internal and External work including l0%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
njunction Suit, Appeal filed opposite party against the Dismissal of their suit and rejection of katha before DC O S No. 7245/2022/2022 · City Civil Judge at Bangalore · no stayBorrowing declared: YesEscrow at HDFC2 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

1
Legal

1 court case declared in RERA filings (O S No. 7245/2022/2022); check for stays and title impact.

2
Legal

Joint-development land: confirm which units fall in the owners’ share.

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 — 2027-12-31 — and what is the per-month delay compensation?
  4. What do the declared cases (O S No. 7245/2022/2022) concern and is any stay in force?
  5. What is the land owners’ share of built area and is the unit in the developer’s share?
Full record: every filed number, line by line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/200123/005639 · promoter M/s Adarsh Developers (Partnership Firm) · IN KA518752212899943K
Dates
Start 2023-03-01 · original completion 2027-12-31 · no extensions
Progress
0% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 162 homes booked (162 available)
Registered cost
Total ₹190 cr · construction ₹185 cr
Borrowing / mortgage declared
Borrowing: Yes · mortgage: Yes
RERA bank account
HDFC, BENGALURU - RICHMOND ROAD (70% construction account)
Plan sanction
BBMP/Addl.Dir/JDSOUTH/1013/20-21 dated 2021-08-07 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
5.30 acres (21,463 sq m) · Block A 79 homes, 26 floors; Block B 83 homes, 26 floors
Land owners / co-promoters
B M Karunesh (100.0%, Sy 32/1); B M Karunesh (100.0%, Sy 32/2 , 32/4)
Litigation declared
njunction Suit, Appeal filed opposite party against the Dismissal of their suit and rejection of katha before DC O S No. 7245/2022/2022, City Civil Judge at Bangalore — no stay
K-RERA complaints
0 on this registration · 24 on the promoter entity across all its projects
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/200123/005639, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/310/PR/200123/005639 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/310/PR/200123/005639 (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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