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PropertyLensBengaluru · invest

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

Adarsh Palm Acres - Phase 2-Part B

Adarsh Developers · Devanahalli / Airport Road / Bagalur · Adarsh Palm Acres Phase 2 Part B, 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/170915/000418

Planning authorityBIAPPA - Bangalore Airport Area Planning Authority

Sanctioned plannot filed

Escrow bankHDFC, richmond

Land14.82 acres

Court cases declared0

Complaints at K-RERA2 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/170915/000418. 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/170915/000418. 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 timeline3/10

2 extensions on the registration (−4); a registration completion date has already passed (−2)

Legal & complaints8/10

2 RERA complaints on the project (−1)

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/170915/000418 · Adarsh Nivaas Private Limited

Past RERA date

Construction1%

registration-time status

Collected (at registration)₹7.65 Cr

Spent₹6.97 Cr

Balance with promoter₹67.5 L

Delay declaredNo

No litigation declared2 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 project20 open

On the promoter entity3all projects

Court cases declared0no stay recorded

What complainants raise

Delay in handing over of possession.
The Project had been delayed and amenities had not ready and community is not livable cond

At a glance

Registration extended 2×

Registration extended 2× — from 2020-11-30 to 2023-11-03 (already passed)

1% built

1% built per the latest filing

2 RERA complaints, 0 open

2 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

Registered project cost ₹137 cr — where it goes

Land ₹18.7 cr · 14%Construction & on-site ₹118.5 cr · 86%

No litigation declaredBorrowing declared: not statedEscrow at HDFC

Complaint log (K-RERA) · 2 on this project

Feb 2025Delay in handing over of possession.disposed
Nov 2024The Project had been delayed and amenities had not ready and community is not livable condition.disposed

Complaints by status

Disposed (Authority)

Disposed (adjudicating officer)

Red flags to resolve in writing

Timeline

Registration extended 2 times: original completion 2020-11-30, now 2023-11-03.

Timeline

RERA completion date 2023-11-03 has passed without a completion application.

Questions to put to the developer before you sign

Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
Confirm the price list, floor-rise and other charges for the exact unit.
Which date is contractual — 2023-11-03 — and what is the per-month delay compensation?
Confirm there is no litigation on the land or approvals beyond the RERA declaration.
Is the land freehold with the developer, and is any part mortgaged?

Full record: every filed number, line by line2 sections · 12 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/309/PR/170915/000418 · promoter Adarsh Nivaas Private Limited (Company) · Proposed Project End Date at the time of registration :

Dates

Start 2016-06-30 · original completion 2020-11-30 · 2 extensions: Covid Extension → 2021-08-30, Further Extension → 2023-11-03 · current date has passed

Progress

1% complete per registration-time status

Registered cost

Total ₹137 cr · land ₹18.68 cr · construction ₹118 cr

RERA bank account

HDFC, richmond (70% construction account)

Money at registration

collected ₹7.65 cr · used ₹6.97 cr · balance ₹0.68 cr · delay declared: No

Land & towers

14.82 acres (59,969 sq m) · 287 1 homes, 1 floors; 288 1 homes, 1 floors; 290 1 homes, 1 floors; 292 1 homes, 1 floors; 293 1 homes, 1 floors; 294 1 homes, 1 floors; 295 1 homes, 1 floors; 297 1 homes, 1 floors; 299 1 homes, 1 floors; 301 1 homes, 1 floors; 302 1 homes, 1 floors; 303 1 homes, 1 floors; 304 1 homes, 1 floors; 308 1 homes, 1 floors; 310 1 homes, 1 floors; 317 1 homes, 1 floors; 318 1 homes, 1 floors; 319 1 homes, 1 floors; 320 1 homes, 1 floors; 322 1 homes, 1 floors; 324 1 homes, 1 floors; 327 1 homes, 1 floors; 331 1 homes, 1 floors; 333 1 homes, 1 floors; 334 1 homes, 1 floors; 335 1 homes, 1 floors; 336 1 homes, 1 floors; 338 1 homes, 1 floors; 340 1 homes, 1 floors; 342 1 homes, 1 floors; 343 1 homes, 1 floors; 345 1 homes, 1 floors; 347 1 homes, 1 floors; 349 1 homes, 1 floors; 350 1 homes, 1 floors; 351 1 homes, 1 floors; 352 1 homes, 1 floors; 354 1 homes, 1 floors; 356 1 homes, 1 floors; 358 1 homes, 1 floors; 359 1 homes, 1 floors; 360 1 homes, 1 floors; 361 1 homes, 1 floors; 362 1 homes, 1 floors; 363 1 homes, 1 floors; 365 1 homes, 1 floors; 366 1 homes, 1 floors; 367 1 homes, 1 floors; 368 1 homes, 1 floors; 370 1 homes, 1 floors; 371 1 homes, 1 floors; 372 1 homes, 1 floors; 373 1 homes, 1 floors; 374 1 homes, 1 floors; 375 1 homes, 1 floors; 376 1 homes, 1 floors; 377 1 homes, 1 floors; 378 1 homes, 1 floors; 379 1 homes, 1 floors; 380 1 homes, 1 floors; 381 1 homes, 1 floors; 382 1 homes, 1 floors; 383 1 homes, 1 floors; 384 1 homes, 1 floors; 385 1 homes, 1 floors; 386 1 homes, 1 floors; 387 1 homes, 1 floors; 388 1 homes, 1 floors; 389 1 homes, 1 floors; 390 1 homes, 1 floors; 391 1 homes, 1 floors; 392 1 homes, 1 floors; 393 1 homes, 1 floors

Litigation declared

None declared in filings

K-RERA complaints

2 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/170915/000418, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 2 on this project

2025-02-13 · 00302/2025

Delay in handing over of possession. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)

2024-11-05 · 01068/2024

The Project had been delayed and amenities had not ready and community is not livable condition. — DISPOSED AO (ADJUDICATING OFFICER)

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/170915/000418 (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/170915/000418 (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.