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

Birla Evara

Birla Estates · Sarjapur Road (Carmelaram / Dommasandra) · SY. NO. 64/1, 64/2, 65/3, 68/3 & 68/4 AT KODATHI VILLAGE , VARTHUR HOBLI, BENGALURU EAST TALUK

Promoter entityVARDHITA PROPERTIES PRIVATE LIMITED
Entity type · PANCompany · AAICB1168K
Developer brandBirla Estates · #47 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/060225/007487
Planning authorityBDA - Bangalore Development Authority
Sanctioned plan41/2024-25 · 2024-12-21
Escrow bankICICI Bank, LALBAGH ROAD
Land25.71 acres · 6 land owners on record
Court cases declared0
Complaints at K-RERA0 on this project · 0 on the promoter
Record fetchedSep 2026
0 red flags1 to watch6 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/060225/007487 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/1251/446/PR/060225/007487 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 red1 watch6 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints9/10
no litigation and no complaints on the RERA file
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹63.26 cr, withdrew ₹1.11 cr
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/1251/446/PR/060225/007487 · VARDHITA PROPERTIES PRIVATE LIMITED
On original date
RegisteredMay 2025TodaySep 2026Original completionDec 2031
Construction9%
quarterly filing Q1 2026-27 (submitted 2026-07-13)
Homes booked1049 / 1594
545 still available
Sold vs built66% vs 9%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected ₹16.70 CrWithdrawn ₹95.57 CrQ3 2025-2616.70 Cr95.57 CrCollected ₹24.54 CrWithdrawn ₹55.84 CrQ4 2025-2624.54 Cr55.84 CrCollected ₹63.26 CrWithdrawn ₹1.11 CrQ1 2026-2763.26 Cr1.11 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • Retaining wall
    0%
  • RCC or MS Framed structure
    0%
  • Masonry Construction
    0%
  • Plastering inside , outside & Ceiling
    0%
No litigation declaredNo complaintsEscrow: ICICI BankJoint-development land
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 project00 open
On the promoter entity0all projects
Court cases declared0no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2031-12-25

9% built, 66% booked

9% built per the latest filing; 1049/1594 homes booked

No complaints on this project

No RERA complaints on this project; 0 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹2778 cr — where it goes
Approvals ₹16 cr · 1%Construction & on-site ₹2,202 cr · 79%Other / taxes ₹560.4 cr · 20%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-13))
202620272028202920302031Earth work and other leveling preparat86%Foundation footing work21%Upto Plinth Level0%Sub-structure flooring0%Retaining wall0%RCC or MS Framed structure0%Masonry Construction0%Plastering inside , outside & Ceiling0%Joinery: Doors, Windows, Ventilators e0%Basic work of Water supply, Sanitary a0%Dadoing, Skirting, Flooring, Tiles wor0%Railing and Grill fixing0%Electrification, Water supply and Sani0%Painting0%Fire prevention and fire fighting fitt0%Weather Proof work0%Elevation work0%Internal and External work including l0%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
No litigation declaredBorrowing declared: NoEscrow at ICICI Bank6 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

1
Legal

Joint-development land: confirm which units fall in the owners’ share.

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 — 2031-12-25 — and what is the per-month delay compensation?
  4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
  5. 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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/060225/007487 · promoter VARDHITA PROPERTIES PRIVATE LIMITED (Company) · U51909MH2018PTC317024
Dates
Start 2025-05-25 · original completion 2031-12-25 · no extensions
Progress
9% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 1049 of 1594 homes booked (545 available)
Registered cost
Total ₹2778 cr · construction ₹2202 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
ICICI Bank, LALBAGH ROAD (70% construction account)
Plan sanction
41/2024-25 dated 2024-12-21 · BDA - Bangalore Development Authority
Land & towers
25.71 acres (1,04,053 sq m) · Tower 1 98 homes, 24 floors; Tower 2 123 homes, 24 floors; Tower 3 98 homes, 24 floors; Tower 4 98 homes, 24 floors; Tower 5 100 homes, 25 floors; Tower 6 123 homes, 25 floors; Tower 7 100 homes, 25 floors; Tower 8 125 homes, 25 floors; Tower 9 160 homes, 27 floors; Tower 10 108 homes, 27 floors; Tower 11 110 homes, 27 floors; Tower 12 333 homes, 27 floors; Tower 13 18 homes, 4 floors
Land owners / co-promoters
Birla Estates Private Limited (100.0%, Sy 64/2P); Birla Estates Private Limited (100.0%, Sy 65/3); Birla Estates Private Limited (100.0%, Sy 68/3); Birla Estates Private Limited (100.0%, Sy 68/4); Total No. of Units (98%, Sy No. of Stilts); No. of Basement (2%, Sy Total No. of Parking)
Litigation declared
None declared in filings
K-RERA complaints
0 on this registration (0 open) · 0 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/1251/446/PR/060225/007487, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/446/PR/060225/007487 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/446/PR/060225/007487 (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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