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PropertyLensBengaluru · invest

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

Barca At Godrej Msr City

Godrej Properties · Devanahalli / Airport Road / Bagalur · KHATHA NO. 73/24/2/37/23-75/24/4/37/28-98/33/3/37/30-97/33, PID NO. 150300201900300149 , Sy Nos 37/17 (Part), 37/23 (Part), 37/24, 37/26(Part), 37/28 (Part), 37/29 (Part) & 37/30 OF AKALENAHALLI - MALLENAHALLI VILLAGE , KASABA HOBLI

Promoter entityM S RAMAIAH VENTURES LLP

Entity type · PANPartnership Firm · AAYFM7006J

Developer brandGodrej Properties · #6 in Bengaluru by RERA registrations

RERA registrationsRegistration: PRM/KA/RERA/1250/303/PR/010425/007644

Planning authorityBIAPPA - Bangalore Airport Area Planning Authority

Sanctioned planBIAAPA/TP/CC/503/2024-25/3524 · 2025-03-29

Escrow bankAxis Bank, M G Road

Land17.25 acres · 4 land owners on record

Court cases declared0

Complaints at K-RERA2 on this project · 2 on the promoter

Record fetchedSep 2026

0 red flags5 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/010425/007644 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/1250/303/PR/010425/007644 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 red5 watch4 positive

Delivery timeline9/10

no extensions, no overdue dates on the RERA file

Legal & complaints8/10

2 RERA complaints on the project (−1); 2 still open

Money to finish9/10

finance cost is 2% of the registered budget; last quarter: collected ₹51.93 cr, withdrew ₹65.22 cr; 100% of homes booked (+1)

Developer strength9.2/10

ICRA AA+/Stable (Godrej Properties Ltd)

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration

PRM/KA/RERA/1250/303/PR/010425/007644 · M S RAMAIAH VENTURES LLP

On original date

Construction15%

quarterly filing Q1 2026-27 (submitted 2026-07-10)

Homes booked1956 / 1960

4 still available

Sold vs built100% vs 15%

Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.

Money through the RERA account

Collected from buyersWithdrawn for construction

Latest milestones

RCC or MS Framed structure
0%
Masonry Construction
0%
Plastering inside , outside & Ceiling
0%
Joinery: Doors, Windows, Ventilators etc
0%
Basic work of Water supply, Sanitary and E
0%
Dadoing, Skirting, Flooring, Tiles work
0%

No litigation declared2 complaints · 2 openNBFC finance 2% of budgetEscrow: Axis BankJoint-development land

Credit ratings of the people behind it

Complaints & disputes on record

On this project22 open

On the promoter entity2all projects

Court cases declared0no stay recorded

What complainants raise

Request for Booking Cancellation and Refund – Medical Emergency
Refund not issued

At a glance

On its original RERA date

On its original RERA completion date: 2030-03-31

15% built, 100% booked

15% built per the latest filing; 1956/1960 homes booked

2 RERA complaints, 2 open

2 RERA complaints on this project (2 open); 2 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹2015 cr — where it goes

Land ₹0 cr · 0%Approvals ₹31.2 cr · 2%Construction & on-site ₹1,813 cr · 90%Finance (NBFC) ₹35.6 cr · 2%Other / taxes ₹136.1 cr · 7%

Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-10))

Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.

No litigation declaredBorrowing declared: NoEscrow at Axis Bank4 recorded land-owner sharesOwners’ association: not formed

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

Jun 2026Request for Booking Cancellation and Refund – Medical Emergencyopen
May 2026Refund not issuedopen

Complaints by status

Open / under enquiry

Red flags to resolve in writing

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 — 2030-03-31 — 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 line2 sections · 15 items

RERA file · Registration

Registration

PRM/KA/RERA/1250/303/PR/010425/007644 · promoter M S RAMAIAH VENTURES LLP (Partnership Firm) · AAC-2431

Dates

Start 2025-04-01 · original completion 2030-03-31 · no extensions

Progress

15% complete per quarterly filing Q1 2026-27 (submitted 2026-07-10) · 1956 of 1960 homes booked (4 available)

Registered cost

Total ₹2015 cr · land ₹0.00 cr · construction ₹1813 cr · NBFC principal+interest ₹35.58 cr (2%)

Borrowing / mortgage declared

Borrowing: No

RERA bank account

Axis Bank, M G Road (70% construction account)

Plan sanction

BIAAPA/TP/CC/503/2024-25/3524 dated 2025-03-29 · BIAPPA - Bangalore Airport Area Planning Authority

Land & towers

17.25 acres (69,817 sq m) · BUILDING-01 - TOWER-A 57 homes, 15 floors; BUILDING-01 - TOWER-B 60 homes, 15 floors; BUILDING-01 - TOWER-C 58 homes, 15 floors; BUILDING-01 - TOWER-D 75 homes, 15 floors; BUILDING-01 - TOWER-E 57 homes, 15 floors; BUILDING-02 - TOWER-A 57 homes, 15 floors; BUILDING-02 - TOWER-B 75 homes, 15 floors; BUILDING-02 - TOWER-C 58 homes, 15 floors; BUILDING-02 - TOWER-D 75 homes, 15 floors; BUILDING-02 - TOWER-E 57 homes, 15 floors; BUILDING-03 - TOWER-A 57 homes, 15 floors; BUILDING-03 - TOWER-B 75 homes, 15 floors; BUILDING-03 - TOWER-C 58 homes, 15 floors; BUILDING-03 - TOWER-D 75 homes, 15 floors; BUILDING-03 - TOWER-E 57 homes, 15 floors; BUILDING-04 - TOWER-A 57 homes, 15 floors; BUILDING-04 - TOWER-B 75 homes, 15 floors; BUILDING-04 - TOWER-C 58 homes, 15 floors; BUILDING-04 - TOWER-D 60 homes, 15 floors; BUILDING-04 - TOWER-E 57 homes, 15 floors; BUILDING-04 - TOWER-F 59 homes, 15 floors; BUILDING-05 - TOWER-A 57 homes, 15 floors; BUILDING-05 - TOWER-B 75 homes, 15 floors; BUILDING-05 - TOWER-C 58 homes, 15 floors; BUILDING-05 - TOWER-D 75 homes, 15 floors; BUILDING-05 - TOWER-E 57 homes, 15 floors; BUILDING-06 - TOWER-A 57 homes, 15 floors; BUILDING-06 - TOWER-B 75 homes, 15 floors; BUILDING-06 - TOWER-C 58 homes, 15 floors; BUILDING-06 - TOWER-D 75 homes, 15 floors; BUILDING-06 - TOWER-E 57 homes, 15 floors

Land owners / co-promoters

M S Ramaiah Ventures LLP (100.0%, Sy 37/30); Total No. of Units (57%, Sy No. of Stilts); No. of Basement (2%, Sy Total No. of Parking); 61.94 (28.58%, Sy 1)

Litigation declared

None declared in filings

K-RERA complaints

2 on this registration (2 open) · 2 on the promoter entity across all its projects (a project-specific LLP; group-level complaints sit under other entities)

Owners’ association

Not yet formed

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1250/303/PR/010425/007644, fetched 2026-09-15. Figures are the promoter’s own filings.

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

2026-06-25 · 00746/2026

Request for Booking Cancellation and Refund – Medical Emergency — UNDER ENQUIRY AUTHORITY BENCH4

2026-05-18 · 00555/2026

Refund not issued — UNDER ENQUIRY AUTHORITY BENCH4

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/1250/303/PR/010425/007644 (registration file, quarterly updates, complaint register), fetched 2026-09-15
PropertyLens locality model (market-level estimates)
Karnataka RERA project records PRM/KA/RERA/1250/303/PR/010425/007644 (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.