PropertyLensBengaluru · invest
← Project pageFull investment reportChoose “Save as PDF” in the print dialog.
PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026

Adarsh Palm Acres - Phase 1-Part A

Adarsh Developers · Devanahalli / Airport Road / Bagalur · Adarsh Palm Acres Phase 1 Part A, Huttanahalli, Vidyanagar Cross, Jala Hobli

Promoter entityAdarsh Nivaas Private Limited
Entity type · PANCompany · AAICA0196L
Developer brandAdarsh Developers · #21 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/170916/000650
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned plannot filed
Escrow bankHDFC, Richmond Road
Land11.65 acres
Court cases declared0
Complaints at K-RERA1 on this project · 3 on the promoter
Record fetchedSep 2026
2 red flags2 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/170916/000650. 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/1251/309/PR/170916/000650. 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 red2 watch2 positive
Delivery timeline1/10
3 extensions on the registration (−6); a registration completion date has already passed (−2)
Legal & complaints8.5/10
1 RERA complaint on the project (−0.5)
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/1251/309/PR/170916/000650 · Adarsh Nivaas Private Limited
Past RERA date
RegisteredSep 2014Original completionNov 2019Section 6 ext.Nov 2020Covid ext.Aug 2021Further ext.Nov 2023TodaySep 2026
Construction46%
registration-time status
Collected (at registration)₹29.10 Cr
Spent₹44.00 Cr
Balance with promoter₹0
Delay declaredYesDue to Shortage of Manpower and Material Supply
No litigation declared1 complaints · 0 openEscrow: HDFC
Credit ratings of the people behind it

No public credit rating located for the promoter.

Adarsh Nivaas Private Limited: no public rating located

Complaints & disputes on record
On this project10 open
On the promoter entity3all projects
Court cases declared0no stay recorded
What complainants raise
  • Delay in Refunding theToken amount after canceling the booking due to insufficient legal d
At a glance
Registration extended 3×

Registration extended 3× — from 2019-11-30 to 2023-11-02 (already passed)

46% built

46% built per the latest filing

1 RERA complaints, 0 open

1 RERA complaints on this project (0 open); 3 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

No litigation declaredBorrowing declared: not statedEscrow at HDFC

Complaint log (K-RERA) · 1 on this project

  • Oct 2022Delay in Refunding theToken amount after canceling the booking due to insufficient legal docsdisposed
Complaints by status
Disposed (Authority)
1

Red flags to resolve in writing

1
Timeline

Registration extended 3 times: original completion 2019-11-30, now 2023-11-02.

2
Timeline

RERA completion date 2023-11-02 has passed without a completion application.

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 — 2023-11-02 — 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 · 11 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/170916/000650 · promoter Adarsh Nivaas Private Limited (Company) · EX/PRM/KA/RERA/1251/309/PR/200117/000650
Dates
Start 2014-09-05 · original completion 2019-11-30 · 3 extensions: Covid Extension → 2021-08-28, Section 6 Extension → 2020-11-30, Further Extension → 2023-11-02 · current date has passed
Progress
46% complete per registration-time status
Registered cost
Total ₹96.40 cr · construction ₹96.40 cr
RERA bank account
HDFC, Richmond Road (70% construction account)
Money at registration
collected ₹29.10 cr · used ₹44.00 cr · balance ₹0.00 cr · delay declared: Yes (Due to Shortage of Manpower and Material Supply)
Land & towers
11.65 acres (47,165 sq m) · 8 1 homes, 1 floors; 15 1 homes, 1 floors; 16 1 homes, 1 floors; 17 1 homes, 1 floors; 19 1 homes, 1 floors; 20 1 homes, 1 floors; 25 1 homes, 1 floors; 27 1 homes, 1 floors; 28 1 homes, 1 floors; 29 1 homes, 1 floors; 30 1 homes, 1 floors; 31 1 homes, 1 floors; 32 1 homes, 1 floors; 33 1 homes, 1 floors; 38 1 homes, 1 floors; 39 1 homes, 1 floors; 40 1 homes, 1 floors; 46 1 homes, 1 floors; 47 1 homes, 1 floors; 50 1 homes, 1 floors; 51 1 homes, 1 floors; 52 1 homes, 1 floors; 53 1 homes, 1 floors; 59 1 homes, 1 floors; 60 1 homes, 1 floors; 61 1 homes, 1 floors; 62 1 homes, 1 floors; 63 1 homes, 1 floors; 66 1 homes, 1 floors; 67 1 homes, 1 floors; 68 1 homes, 1 floors; 69 1 homes, 1 floors; 70 1 homes, 1 floors; 71 1 homes, 1 floors; 92 1 homes, 1 floors; 93 1 homes, 1 floors; 100 1 homes, 1 floors; 104 1 homes, 1 floors; 105 1 homes, 1 floors; 110 1 homes, 1 floors; 114 1 homes, 1 floors; 115 1 homes, 1 floors; 116 1 homes, 1 floors; 117 1 homes, 1 floors; 118 1 homes, 1 floors; 121 1 homes, 1 floors; 122 1 homes, 1 floors; 123 1 homes, 1 floors; 125 1 homes, 1 floors; 130 1 homes, 1 floors; 131 1 homes, 1 floors; 132 1 homes, 1 floors; 134 1 homes, 1 floors; 141 1 homes, 1 floors; 144 1 homes, 1 floors; 150 1 homes, 1 floors; 151 1 homes, 1 floors
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration (0 open) · 3 on the promoter entity across all its projects
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/309/PR/170916/000650, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2022-10-11 · CMP/221011/0010086
Delay in Refunding theToken amount after canceling the booking due to insufficient legal docs — DISPOSED AUTHORITY BENCH4 (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/1251/309/PR/170916/000650 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/309/PR/170916/000650 (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.
Share on WhatsApp