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

Birla Apple Spire

Birla Estates · Mysore Road / RR Nagar / Kengeri · SY NO.127/1 PANTHARAPALYA, NAYANDAHALLI MYSORE ROAD BANGALORE

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/180111/000358
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankSYNDICATE BANK, VIJAYANAGAR BRANCH BANGALORE
Land2.45 acres
Court cases declared0
Complaints at K-RERA3 on this project · 18 on the promoter
Record fetchedSep 2026
1 red flags2 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/180111/000358. 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/180111/000358. 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.

1 red2 watch3 positive
Delivery timeline7/10
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/1251/310/PR/180111/000358 · Apple spire India LLP
Past RERA date
RegisteredJan 2014Original completionSep 2019TodaySep 2026
Construction75%
registration-time status
Collected (at registration)₹30.40 Cr
Spent₹30.40 Cr
Balance with promoter₹0
Delay declaredYesDELAY IN ACQUISITION OF LAND BY BMRCL FOR METRO
No litigation declared3 complaints · 0 openEscrow: SYNDICATE BANK
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 entity18all projects
Court cases declared0no stay recorded
What complainants raise
  • Project not completed but RERA site shows that the project is complete. Revoke RERA Regist
  • WRONG ASSURANCES AS TO SIZE OF THE FLAT AND POSSESSION DATE.
  • Delayed project and expect complete refund immediately
At a glance
On its original RERA date

On its original RERA completion date: 2019-09-30

75% built

75% built per the latest filing

3 RERA complaints, 0 open

3 RERA complaints on this project (0 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 ₹197 cr — where it goes
Land ₹65.5 cr · 25%Construction & on-site ₹197 cr · 75%
No litigation declaredBorrowing declared: not statedEscrow at SYNDICATE BANK

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

  • Jan 2024Project not completed but RERA site shows that the project is complete. Revoke RERA Registation & update the cdisposed
  • Jun 2021WRONG ASSURANCES AS TO SIZE OF THE FLAT AND POSSESSION DATE.disposed
  • Oct 2020Delayed project and expect complete refund immediatelydisposed
Complaints by status
Disposed (Authority)
3

Red flags to resolve in writing

1
Timeline

RERA completion date 2019-09-30 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 — 2019-09-30 — 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 · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/180111/000358 · promoter Apple spire India LLP (Other) · Proposed Project End Date at the time of registration :
Dates
Start 2014-01-15 · original completion 2019-09-30 · no extensions · current date has passed
Progress
75% complete per registration-time status
Registered cost
Total ₹197 cr · land ₹65.54 cr · construction ₹197 cr
RERA bank account
SYNDICATE BANK, VIJAYANAGAR BRANCH BANGALORE (70% construction account)
Money at registration
collected ₹30.40 cr · used ₹30.40 cr · balance ₹0.00 cr · delay declared: Yes (DELAY IN ACQUISITION OF LAND BY BMRCL FOR METRO)
Land & towers
2.45 acres (9,918 sq m)
Litigation declared
None declared in filings
K-RERA complaints
3 on this registration (0 open) · 18 on the promoter entity across all its projects (a project-specific LLP; group-level complaints sit under other entities)
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/180111/000358, fetched 2026-09-15. Figures are the promoter’s own filings.

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

2024-01-24 · 00116/2024
Project not completed but RERA site shows that the project is complete. Revoke RERA Registation & update the correct status of the project in RERA website. Impose penalty and punishment under sec 59 — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-06-18 · CMP/210618/0008012
WRONG ASSURANCES AS TO SIZE OF THE FLAT AND POSSESSION DATE. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2020-10-03 · CMP/201003/0006749
Delayed project and expect complete refund immediately — DISPOSED AUTHORITY BENCH6 (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/180111/000358 (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/180111/000358 (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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