PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Birla Apple Aroma
Birla Estates · Kanakapura Road / Talaghattapura / Banashankari 6th · SY NO.92/2 ALAHALLI VILLAGE, UTTRAHALLI HOBLI
Promoter entityAPPLE SPIRE INDIA LLP
Entity type · PANOther · AAYFA6776D
Developer brandBirla Estates · #47 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/171125/000383
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankHDFC, Fort
Land2.27 acres
Court cases declared0
Complaints at K-RERA15 on this project · 18 on the promoter
Record fetchedSep 2026
2 red flags4 to watch4 positive
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/171125/000383 and 2 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/171125/000383 and 2 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 watch4 positive
Delivery timeline8/10
delivered; the registration was extended 2× before completion
Legal & complaints6/10
15 RERA complaints on the project (−3); 3 still open
Money to finish6/10
finance cost is 0% of the registered budget; last quarter withdrew ₹8.52 cr against ₹2.79 cr collected (−1); only 0% of homes booked (−1)
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/1251/310/PR/171125/000383 · APPLE SPIRE INDIA LLP
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Earth work and other leveling preparation 100%
- Foundation footing work100%
- Retaining wall 100%
- Plinth level Beam100%
- Sub-structure flooring 100%
- RCC or MS Framed structure100%
No litigation declared15 complaints · 3 openEscrow: HDFC
Credit ratings of the people behind it
Complaints & disputes on record
On this project153 open
On the promoter entity18all projects
Court cases declared0no stay recorded
What complainants raise
- Delay in renewal of RERA Registration, Delay in Completion of Construction and Delay in ha
- Delay in Completion of the Project by the Builder
- Complaint against the Delayed Completion of Project
- Delay in completing the construction and handing over the property
At a glance
Delivered
Delivered. RERA registration ran 2016-04-15 → 2026-03-31 after 2 extensions (original 2019-03-30)
15 RERA complaints, 3 open
15 RERA complaints on this project (3 open); 18 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹74.23 cr — where it goes
Land ₹5.2 cr · 7%Construction & on-site ₹69 cr · 93%
No litigation declaredBorrowing declared: not statedEscrow at HDFCOwners’ association: not formed
Complaint log (K-RERA) · 15 on this project
- Feb 2026Delay in renewal of RERA Registration, Delay in Completion of Construction and Delay in handing over the propeopen
- Feb 2026Delay in Completion of the Project by the Builderopen
- Dec 2025Complaint against the Delayed Completion of Projectopen
- Mar 2025Delay in completing the construction and handing over the propertydisposed
- Dec 2024Delay in handing over possession and execution. of Sale Deeddisposed
- May 2024Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the properdisposed
- May 2024Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the properdisposed
- May 2024Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the properdisposed
- May 2024Delay in renewal of RERA Registration, Delay in Completion of Construction and Delay in handing over the propedisposed
- May 2024Delay in renewal of RERA Registration, Delay in Completion of Construction and Delay in handing over the propedisposed
- May 2024Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the properdisposed
- May 2024Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the properdisposed
Red flags to resolve in writing
1
Timeline
Registration extended 2 times: original completion 2019-03-30, now 2026-03-31.
2
Timeline
15 K-RERA complaints on this registration.
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.
- Provide the occupancy certificate, khata and title chain for the unit.
- Confirm there is no litigation on the land or approvals beyond the RERA declaration.
- Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 26 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/310/PR/171125/000383 · promoter APPLE SPIRE INDIA LLP (Other) · EX/PRM/KA/RERA/1251/310/PR/220711/000383
Dates
Start 2016-04-15 · original completion 2019-03-30 · 2 extensions: Section 6 Extension → 2020-03-30, Further Extension → 2026-03-31
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹74.23 cr · land ₹5.23 cr · construction ₹69.00 cr
RERA bank account
HDFC, Fort (70% construction account)
Money at registration
collected ₹1.34 cr · used ₹1.34 cr · balance ₹0.00 cr · delay declared: No
Land & towers
2.27 acres (9,191 sq m) · Tower A 90 homes, 14 floors; Tower B 90 homes, 14 floors
Litigation declared
None declared in filings
K-RERA complaints
15 on this registration (3 open) · 18 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/1251/310/PR/171125/000383, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 15 on this project
2026-02-18 · 00128/2026
Delay in renewal of RERA Registration, Delay in Completion of Construction and Delay in handing over the property — UNDER ENQUIRY AUTHORITY BENCH6
2026-02-06 · 00090/2026
Delay in Completion of the Project by the Builder — UNDER ENQUIRY AUTHORITY BENCH6
2025-12-26 · 01524/2025
Complaint against the Delayed Completion of Project — UNDER ENQUIRY AUTHORITY BENCH6
2025-03-21 · 00537/2025
Delay in completing the construction and handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-12-21 · 01340/2024
Delay in handing over possession and execution. of Sale Deed — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-23 · 00465/2024
Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-23 · 00466/2024
Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-23 · 00467/2024
Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-13 · 00438/2024
Delay in renewal of RERA Registration, Delay in Completion of Construction and Delay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-13 · 00439/2024
Delay in renewal of RERA Registration, Delay in Completion of Construction and Delay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-13 · 00440/2024
Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-13 · 00441/2024
Delay in renewal of RERA Registration, Delay in Completion of Construction andDelay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-13 · 00442/2024
Delay in renewal of RERA Registration, Delay in Completion ofConstruction andDelay in handing over the property — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-07-27 · 01198/2023
Complete the Development work and Execute sale deed in favor of complainant. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-07-15 · 01097/2023
Complete the Development work and Execute sale deed in favor of complainant. — DISPOSED AUTHORITY BENCH5 (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/1251/310/PR/171125/000383 (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/171125/000383 (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.