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

Adarsh Stratuss Phase 1

Adarsh Developers · Bannerghatta Road / JP Nagar / Arekere · Khata NO.1224,Survey no 18 / 2A / 1, Sarakkikere Village, Uttarahalli Hobli , Ward no 187.BANGALORE - 560078

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/200305/003328
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankHDFC, Richmond Road Branch
Land1.7 acres
Court cases declared0
Complaints at K-RERA15 on this project · 24 on the promoter
Record fetchedSep 2026
4 red flags0 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/200305/003328 and 1 quarterly filing. 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/200305/003328 and 1 quarterly filing. 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.

4 red0 watch2 positive
Delivery timeline3/10
2 extensions on the registration (−4); a registration completion date has already passed (−2)
Legal & complaints6/10
15 RERA complaints on the project (−3)
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹94.28 cr, withdrew ₹82.06 cr; 93% 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/200305/003328 · M/s Adarsh Developers
Past RERA date
RegisteredFeb 2020Original completionFeb 2024Covid ext.Nov 2024Section 6 ext.Nov 2025TodaySep 2026
Construction75%
quarterly filing Q3 2025-26 (submitted 2026-01-30)
Homes booked50 / 54
4 still available
Sold vs built93% vs 75%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹94.28 CrWithdrawn ₹82.06 CrQ3 2025-2694.28 Cr82.06 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Plinth level Beam
    0%
  • Painting
    40%
  • Electrification, Water supply and Sanitary
    53%
  • Railing and Grill fixing
    68%
  • Sub-structure flooring
    70%
  • Joinery: Doors, Windows, Ventilators etc
    80%
No litigation declared15 complaintsEscrow: HDFC
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 project15– open
On the promoter entity24all projects
Court cases declared0no stay recorded
At a glance
Registration extended 2×

Registration extended 2× — from 2024-02-28 to 2025-11-28 (already passed)

75% built, 93% booked

75% built per the latest filing; 50/54 homes booked

15 RERA complaints

15 RERA complaints on this project; 24 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹143 cr — where it goes
Land ₹33.5 cr · 23%Construction & on-site ₹109.9 cr · 77%
Construction programme as filed (quarterly filing Q3 2025-26 (submitted 2026-01-30))
202120222023202420252026Earth work and other leveling preparat97%Foundation footing work95%Retaining wall95%Plinth level Beam0%Sub-structure flooring70%RCC or MS Framed structure100%Masonry construction: Bricks, Concrete92%Plastering inside , outside & Ceiling92%Joinery: Doors, Windows, Ventilators e80%Basic work of Water supply, Sanitary a93%Dadoing, Skirting, Flooring, Tiles wor88%Railing and Grill fixing68%Electrification, Water supply and Sani53%Fire prevention and fire fighting fitt80%Weather Proof work85%Painting40%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
No litigation declaredBorrowing declared: not statedEscrow at HDFCOwners’ association: not formed

Red flags to resolve in writing

1
Timeline

Registration extended 2 times: original completion 2024-02-28, now 2025-11-28.

2
Timeline

RERA completion date 2025-11-28 has passed without a completion application.

3
Timeline

15 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 — 2025-11-28 — 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 line1 sections · 10 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/200305/003328 · promoter M/s Adarsh Developers (Partnership Firm) · EX/PRM/KA/RERA/1251/310/PR/250129/003328
Dates
Start 2020-02-28 · original completion 2024-02-28 · 2 extensions: Covid Extension → 2024-11-28, Section 6 Extension → 2025-11-28 · current date has passed
Progress
75% complete per quarterly filing Q3 2025-26 (submitted 2026-01-30) · 50 of 54 homes booked (4 available)
Registered cost
Total ₹143 cr · land ₹33.52 cr · construction ₹110 cr
RERA bank account
HDFC, Richmond Road Branch (70% construction account)
Land & towers
1.70 acres (6,876 sq m) · Adarsh Stratuss Phase 1 54 homes, 13 floors
Litigation declared
None declared in filings
K-RERA complaints
15 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/200305/003328, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/310/PR/200305/003328 (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/200305/003328 (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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