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

Birla Alokya

Birla Estates · Hoskote / Budigere Cross / Old Madras Road · Survey No 218, 219, 220 and Survey No 91, 94, 95 , Koraluru Village & Thirumalashettyhalli Village, Soukya Road

Promoter entityBirla Estates Pvt Ltd
Entity type · PANCompany · AAHCB5831G
Developer brandBirla Estates · #47 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1250/304/PR/190724/002725
Planning authorityBMRDA - Bangalore Metropolitan Region Development Authority
Sanctioned plannot filed
Escrow bankHDFC, WHITEFIELD MAIN ROAD
Land7.92 acres
Court cases declared0
Complaints at K-RERA3 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/1250/304/PR/190724/002725. 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/1250/304/PR/190724/002725. 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 timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints7.5/10
3 RERA complaints on the project (−1.5)
Money to finish8/10
finance cost is 0% of the registered budget
Developer strength9/10
CRISIL AA/Stable (Birla Estates)

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

Registration
PRM/KA/RERA/1250/304/PR/190724/002725 · Birla Estates Pvt Ltd
Past RERA date
RegisteredMay 2019Original completionAug 2023Covid ext.May 2024TodaySep 2026
No litigation declared3 complaints · 0 openEscrow: HDFC
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeCRISIL AA / Stable · Birla Estates (Aditya Birla Real Estate) · Jun 2025
Complaints & disputes on record
On this project30 open
On the promoter entity3all projects
Court cases declared0no stay recorded
What complainants raise
  • Villament not delivered even after RERA date expiry
  • PROJECT INCOMPLETE/POSSESSION DELAYED/DELIVERY DATE EXPIRED
  • Incomplete Amentities/Execution and Inappropriate Demand for settlment
At a glance
Registration extended 1×

Registration extended 1× — from 2023-08-31 to 2024-05-31 (already passed)

3 RERA complaints, 0 open

3 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 ₹296 cr — where it goes
Land ₹71.5 cr · 24%Construction & on-site ₹224 cr · 76%
No litigation declaredBorrowing declared: not statedEscrow at HDFC

Complaint log (K-RERA) · 3 on this project

  • Jun 2024Villament not delivered even after RERA date expirydisposed
  • Jun 2024PROJECT INCOMPLETE/POSSESSION DELAYED/DELIVERY DATE EXPIREDdisposed
  • Oct 2023Incomplete Amentities/Execution and Inappropriate Demand for settlmentdisposed
Complaints by status
Disposed (Authority)
3

Red flags to resolve in writing

1
Timeline

RERA completion date 2024-05-31 has passed without a completion application.

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 — 2024-05-31 — 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 line2 sections · 10 items

RERA file · Registration

Registration
PRM/KA/RERA/1250/304/PR/190724/002725 · promoter Birla Estates Pvt Ltd (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2019-05-23 · original completion 2023-08-31 · 1 extension: Covid Extension → 2024-05-31 · current date has passed
Registered cost
Total ₹296 cr · land ₹71.52 cr · construction ₹224 cr
RERA bank account
HDFC, WHITEFIELD MAIN ROAD (70% construction account)
Land & towers
7.92 acres (32,041 sq m) · Building 1 118 homes, 3 floors; Building 2 76 homes, 3 floors; Building 3 24 homes, 3 floors
Litigation declared
None declared in filings
K-RERA complaints
3 on this registration (0 open) · 3 on the promoter entity across all its projects

Source: Karnataka RERA project record PRM/KA/RERA/1250/304/PR/190724/002725, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 3 on this project

2024-06-25 · 00630/2024
Villament not delivered even after RERA date expiry — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2024-06-12 · 00579/2024
PROJECT INCOMPLETE/POSSESSION DELAYED/DELIVERY DATE EXPIRED — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2023-10-19 · 01613/2023
Incomplete Amentities/Execution and Inappropriate Demand for settlment — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

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/1250/304/PR/190724/002725 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1250/304/PR/190724/002725 (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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