PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Adarsh Palm Acres Phase 3
Adarsh Developers · Devanahalli / Airport Road / Bagalur · Sy no 201/1, 202/2, 215/1, 215/2, 217/1, 217/10 & 217/11 Gattihalli village , Sarjapura hobli , Anekal Taluk, Bangalore urban dist. Pin 560099
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/181025/008181
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned planBIAAPA/TP 01/DP/17/2012-13 · 2021-01-13
Escrow bankUnion Bank of India, Kasturba Road, Bangalore
Land30.9 acres · 16 land owners on record
Court cases declared0
Complaints at K-RERA0 on this project · 3 on the promoter
Record fetchedSep 2026
0 red flags1 to watch6 positive
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/181025/008181 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/1251/309/PR/181025/008181 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 red1 watch6 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints9/10
no litigation and no complaints on the RERA file
Money to finish6/10
finance cost is 8% of the registered budget; last quarter withdrew ₹0.41 cr against ₹0.00 cr collected (−1); only 19% 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/1251/309/PR/181025/008181 · Adarsh Nivaas Private Limited
Construction2%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked33 / 173
140 still available
Sold vs built19% vs 2%
Sales and construction are broadly in step.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
No litigation declaredNo complaintsNBFC finance 8% of budgetEscrow: Union Bank of IndiaJoint-development land
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 project00 open
On the promoter entity3all projects
Court cases declared0no stay recorded
At a glance
On its original RERA date
On its original RERA completion date: 2031-09-30
2% built, 19% booked
2% built per the latest filing; 33/173 homes booked
No complaints on this project
No RERA complaints on this project; 3 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹579 cr — where it goes
Approvals ₹3.5 cr · 1%Construction & on-site ₹494 cr · 85%Finance (NBFC) ₹45 cr · 8%Other / taxes ₹37 cr · 6%
No litigation declaredBorrowing declared: YesEscrow at Union Bank of India16 recorded land-owner shares
Red flags to resolve in writing
1
Legal
Joint-development land: confirm which units fall in the owners’ share.
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 — 2031-09-30 — and what is the per-month delay compensation?
- Confirm there is no litigation on the land or approvals beyond the RERA declaration.
- 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 · 12 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/309/PR/181025/008181 · promoter Adarsh Nivaas Private Limited (Company) · U45203KA2009PTC051268
Dates
Start 2025-09-10 · original completion 2031-09-30 · no extensions
Progress
2% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 33 of 173 homes booked (140 available)
Registered cost
Total ₹579 cr · construction ₹494 cr · NBFC principal+interest ₹45.00 cr (8%)
Borrowing / mortgage declared
Borrowing: Yes
RERA bank account
Union Bank of India, Kasturba Road, Bangalore (70% construction account)
Plan sanction
BIAAPA/TP 01/DP/17/2012-13 dated 2021-01-13 · BIAPPA - Bangalore Airport Area Planning Authority
Land & towers
30.90 acres (1,25,045 sq m) · Villa No 9 1 homes, 1 floors; Villa No 109 1 homes, 1 floors; Villa No 146 1 homes, 1 floors; Villa No 154 1 homes, 1 floors; Villa No 155 1 homes, 1 floors; Villa No 156 1 homes, 1 floors; Villa No 157 1 homes, 1 floors; Villa No 158 1 homes, 1 floors; Villa No 159 1 homes, 1 floors; Villa No 160 1 homes, 1 floors; Villa No 161 1 homes, 1 floors; Villa No 162 1 homes, 1 floors; Villa No 163 1 homes, 1 floors; Villa No 164 1 homes, 1 floors; Villa No 165 1 homes, 1 floors; Villa No 166 1 homes, 1 floors; Villa No 167 1 homes, 1 floors; Villa No 168 1 homes, 1 floors; Villa No 169 1 homes, 1 floors; Villa No 170 1 homes, 1 floors; Villa No 171 1 homes, 1 floors; Villa No 172 1 homes, 1 floors; Villa No 173 1 homes, 1 floors; Villa No 174 1 homes, 1 floors; Villa No 175 1 homes, 1 floors; Villa No 176 1 homes, 1 floors; Villa No 177 1 homes, 1 floors; Villa No 178 1 homes, 1 floors; Villa No 179 1 homes, 1 floors; Villa No 180 1 homes, 1 floors; Villa No 181 1 homes, 1 floors; Villa No 182 1 homes, 1 floors; Villa No 183 1 homes, 1 floors; Villa No 184 1 homes, 1 floors; Villa No 185 1 homes, 1 floors; Villa No 186 1 homes, 1 floors; Villa No 187 1 homes, 1 floors; Villa No 188 1 homes, 1 floors; Villa No 189 1 homes, 1 floors; Villa No 190 1 homes, 1 floors; Villa No 191 1 homes, 1 floors; Villa No 192 1 homes, 1 floors; Villa No 193 1 homes, 1 floors; Villa No 194 1 homes, 1 floors; Villa No 195 1 homes, 1 floors; Villa No 196 1 homes, 1 floors; Villa No 197 1 homes, 1 floors; Villa No 198 1 homes, 1 floors; Villa No 199 1 homes, 1 floors; Villa No 200 1 homes, 1 floors; Villa No 201 1 homes, 1 floors; Villa No 202 1 homes, 1 floors; Villa No 203 1 homes, 1 floors; Villa No 204 1 homes, 1 floors; Villa No 205 1 homes, 1 floors; Villa No 206 1 homes, 1 floors; Villa No 207 1 homes, 1 floors; Villa No 208 1 homes, 1 floors; Villa No 209 1 homes, 1 floors; Villa No 210 1 homes, 1 floors; Villa No 211 1 homes, 1 floors; Villa No 212 1 homes, 1 floors; Villa No 213 1 homes, 1 floors; Villa No 214 1 homes, 1 floors; Villa No 215 1 homes, 1 floors; Villa No 216 1 homes, 1 floors; Villa No 217 1 homes, 1 floors; Villa No 218 1 homes, 1 floors; Villa No 219 1 homes, 1 floors; Villa No 220 1 homes, 1 floors; Villa No 221 1 homes, 1 floors; Villa No 222 1 homes, 1 floors; Villa No 223 1 homes, 1 floors; Villa No 224 1 homes, 1 floors; Villa No 225 1 homes, 1 floors; Villa No 226 1 homes, 1 floors; Villa No 227 1 homes, 1 floors; Villa No 228 1 homes, 1 floors; Villa No 229 1 homes, 1 floors; Villa No 230 1 homes, 1 floors; Villa No 231 1 homes, 1 floors; Villa No 232 1 homes, 1 floors; Villa No 233 1 homes, 1 floors; Villa No 234 1 homes, 1 floors; Villa No 235 1 homes, 1 floors; Villa No 236 1 homes, 1 floors; Villa No 237 1 homes, 1 floors; Villa No 238 1 homes, 1 floors; Villa No 239 1 homes, 1 floors; Villa No 240 1 homes, 1 floors; Villa No 241 1 homes, 1 floors; Villa No 242 1 homes, 1 floors; Villa No 243 1 homes, 1 floors; Villa No 244 1 homes, 1 floors; Villa No 245 1 homes, 1 floors; Villa No 246 1 homes, 1 floors; Villa No 247 1 homes, 1 floors; Villa No 248 1 homes, 1 floors; Villa No 249 1 homes, 1 floors; Villa No 250 1 homes, 1 floors; Villa No 251 1 homes, 1 floors; Villa No 252 1 homes, 1 floors; Villa No 253 1 homes, 1 floors; Villa No 254 1 homes, 1 floors; Villa No 255 1 homes, 1 floors; Villa No 256 1 homes, 1 floors; Villa No 257 1 homes, 1 floors; Villa No 258 1 homes, 1 floors; Villa No 259 1 homes, 1 floors; Villa No 260 1 homes, 1 floors; Villa No 261 1 homes, 1 floors; Villa No 262 1 homes, 1 floors; Villa No 263 1 homes, 1 floors; Villa No 264 1 homes, 1 floors; Villa No 265 1 homes, 1 floors; Villa No 266 1 homes, 1 floors; Villa no 267 1 homes, 1 floors; Villa No 268 1 homes, 1 floors; Villa No 269 1 homes, 1 floors; Villa No 270 1 homes, 1 floors; Villa No 271 1 homes, 1 floors; Villa No 272 1 homes, 1 floors; Villa No 273 1 homes, 1 floors; Villa No 274 1 homes, 1 floors; Villa No 275 1 homes, 1 floors; Villa No 276 1 homes, 1 floors; Villa No 277 1 homes, 1 floors; Villa No 278 1 homes, 1 floors; Villa No 279 1 homes, 1 floors; Villa No 280 1 homes, 1 floors; Villa No 281 1 homes, 1 floors; Villa No 282 1 homes, 1 floors; Villa No 283 1 homes, 1 floors; Villa No 284 1 homes, 1 floors; Villa No 285 1 homes, 1 floors; Villa No286 1 homes, 1 floors; Villa No 394 1 homes, 1 floors; Villa No 395 1 homes, 1 floors; Villa No 396 1 homes, 1 floors; Villa No 397 1 homes, 1 floors; Villa No 398 1 homes, 1 floors; Villa No 399 1 homes, 1 floors; Villa No 400 1 homes, 1 floors; Villa No 401 1 homes, 1 floors; Villa No 402 1 homes, 1 floors; Villa No 403 1 homes, 1 floors; Villa No 404 1 homes, 1 floors; Villa No 405 1 homes, 1 floors; Villa No 406 1 homes, 1 floors; Villa No 407 1 homes, 1 floors; Villa No 408 1 homes, 1 floors; Villa No 409 1 homes, 1 floors; Villa No 410 1 homes, 1 floors; Villa No 411 1 homes, 1 floors; Villa No 412 1 homes, 1 floors; Villa No 413 1 homes, 1 floors; Villa No 414 1 homes, 1 floors; Villa No 415 1 homes, 1 floors; Villa No 416 1 homes, 1 floors; Villa No 417 1 homes, 1 floors; Villa No 418 1 homes, 1 floors; Villa No 419 1 homes, 1 floors; Villa No 420 1 homes, 1 floors; Villa No 421 1 homes, 1 floors; Villa No 422 1 homes, 1 floors; Villa No 423 1 homes, 1 floors; Villa No 424 1 homes, 1 floors; Villa No 425 1 homes, 1 floors; Villa No 426 1 homes, 1 floors; Villa No 427 1 homes, 1 floors; Villa No 428 1 homes, 1 floors; Villa No 429 1 homes, 1 floors; Villa No 430 1 homes, 1 floors; Villa No 431 1 homes, 1 floors; Villa No 432 1 homes, 1 floors; Villa No 433 1 homes, 1 floors; Villa No 434 1 homes, 1 floors; Villa No 435 1 homes, 1 floors; Villa No 436 1 homes, 1 floors; Villa No 437 1 homes, 1 floors; Villa No 438 1 homes, 1 floors; Villa No 439 1 homes, 1 floors; Villa No 440 1 homes, 1 floors; Villa No 441 1 homes, 1 floors; Villa No 442 1 homes, 1 floors; Villa No 443 1 homes, 1 floors; Villa No 444 1 homes, 1 floors; Villa No 445 1 homes, 1 floors; Villa No 446 1 homes, 1 floors; Villa No 447 1 homes, 1 floors; Villa No 448 1 homes, 1 floors; Villa No 449 1 homes, 1 floors; Villa No 450 1 homes, 1 floors; Villa No 451 1 homes, 1 floors; Villa No 452 1 homes, 1 floors; Villa No 453 1 homes, 1 floors
Land owners / co-promoters
M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 60/2); M/S.Bangalore Best Reality (P) Ltd,Rep by , its Director Mr. Nischay Jayeshankar (31.0%, Sy 60/3); M/S.Bangalore Best Reality (P) Ltd,Rep by , its Director Mr. Nischay Jayeshankar (31.0%, Sy 60/4P); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 61); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/2); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/3); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/1); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/1) +8 more
Litigation declared
None declared in filings
K-RERA complaints
0 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/181025/008181, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/181025/008181 (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/181025/008181 (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.