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

Adarsh Premia - Phase 1

Adarsh Developers · Jayanagar / Basavanagudi / Banashankari · Ward No.55, Municiple No.3(Old No 52/1A, 56/2,57 & 53,), No 3, Kadirenahalli, Outer ring road, Banashankari,

Promoter entityAdarsh Developers
Entity type · PANPartnership Firm · AAGFA3674G
Developer brandAdarsh Developers · #21 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/170915/000155
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankLAKSHMI VILAS BANK, Bengaluru Main
Land3.93 acres
Court cases declared1
Complaints at K-RERA9 on this project · 24 on the promoter
Record fetchedSep 2026
2 red flags4 to watch0 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/170915/000155 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/170915/000155 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.

2 red4 watch0 positive
Delivery timeline5/10
2 extensions on the registration (−4)
Legal & complaints4.5/10
1 court case declared in filings (−1.5); 9 RERA complaints on the project (−3)
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹324 cr, withdrew ₹392 cr
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/170915/000155 · Adarsh Developers
2 extensions
RegisteredNov 2013Original completionJun 2020Section 6 ext.Dec 2021TodaySep 2026Further ext.Mar 2027
Construction84%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked171 / 330
159 still available
Sold vs built52% vs 84%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹261.73 CrWithdrawn ₹381.15 CrQ3 2025-26261.73 Cr381.15 CrCollected ₹298.35 CrWithdrawn ₹389.31 CrQ4 2025-26298.35 Cr389.31 CrCollected ₹323.87 CrWithdrawn ₹391.91 CrQ1 2026-27323.87 Cr391.91 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Basic work of Water supply, Sanitary and E
    80%
  • Fire prevention and fire fighting fitting
    87%
  • Joinery: Doors, Windows, Ventilators etc
    88%
  • Electrification, Water supply and Sanitary
    88%
  • Internal and External work including lands
    92%
  • Painting
    95%
1 court case declared9 complaintsEscrow: LAKSHMI VILAS BANK
Credit ratings of the people behind it

No public credit rating located for the promoter.

Adarsh Developers: no public rating located

Complaints & disputes on record
On this project9– open
On the promoter entity24all projects
Court cases declared1no stay recorded
At a glance
Registration extended 2×

Registration extended 2× — from 2020-06-30 to 2027-03-31

84% built, 52% booked

84% built per the latest filing; 171/330 homes booked

9 RERA complaints

9 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 ₹311 cr — where it goes
Land ₹108.8 cr · 35%Construction & on-site ₹202.1 cr · 65%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
2014201520162017201820192020202120222023202420252026Earth work and other leveling preparat100%Foundation footing work100%Retaining wall100%Sub-structure flooring96%RCC or MS Framed structure100%Masonry construction: Bricks, Concrete100%Plastering inside , outside & Ceiling100%Joinery: Doors, Windows, Ventilators e88%Basic work of Water supply, Sanitary a80%Dadoing, Skirting, Flooring, Tiles wor96%Railing and Grill fixing98%Electrification, Water supply and Sani88%Fire prevention and fire fighting fitt87%Painting95%Elevation work96%Internal and External work including l92%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
suit for partition O S No. 7061/2023/2023 · City Civil Court Bangalore · no stayBorrowing declared: not statedEscrow at LAKSHMI VILAS BANKOwners’ association: not formed

Red flags to resolve in writing

1
Timeline

Registration extended 2 times: original completion 2020-06-30, now 2027-03-31.

2
Legal

1 court case declared in RERA filings (O S No. 7061/2023/2023); check for stays and title impact.

3
Timeline

9 K-RERA complaints on this registration.

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 — 2027-03-31 — and what is the per-month delay compensation?
  4. What do the declared cases (O S No. 7061/2023/2023) concern and is any stay in force?
  5. Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line1 sections · 11 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/170915/000155 · promoter Adarsh Developers (Partnership Firm) · EX/PRM/KA/RERA/1251/310/PR/201125/000155
Dates
Start 2013-11-15 · original completion 2020-06-30 · 2 extensions: Section 6 Extension → 2021-12-30, Further Extension → 2027-03-31
Progress
84% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 171 of 330 homes booked (159 available)
Registered cost
Total ₹311 cr · land ₹109 cr · construction ₹202 cr
RERA bank account
LAKSHMI VILAS BANK, Bengaluru Main (70% construction account)
Money at registration
collected ₹75.31 cr · used ₹122 cr · balance ₹0.00 cr · delay declared: Yes (Awaiting modified plan approval with TDR)
Land & towers
3.93 acres (15,884 sq m) · A 46 homes, 23 floors; B 92 homes, 23 floors; C 96 homes, 23 floors; D 96 homes, 23 floors
Litigation declared
suit for partition O S No. 7061/2023/2023, City Civil Court Bangalore — no stay
K-RERA complaints
9 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/170915/000155, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/310/PR/170915/000155 (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/170915/000155 (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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