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

Birla Tisya

Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar · Plot No, bearing No.11,(old No.5), PID No 21-11-77, CTS No3730 of Magadi Main road, Agrahara Dasarahalli, Bangalore North, Bangalore 560 079

Promoter entityBIRLA TISYA LLP
Entity type · PANPartnership Firm · AAVFB6777E
Developer brandBirla Estates · #47 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/211022/004371
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankKOTAK MAHINDRA BANK, 1ST PHASE PEENYA
Land4.72 acres
Court cases declared0
Complaints at K-RERA1 on this project · 1 on the promoter
Record fetchedSep 2026
0 red flags2 to watch5 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/211022/004371 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/1251/309/PR/211022/004371 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 red2 watch5 positive
Delivery timeline8/10
delivered on the original registration
Legal & complaints8.5/10
1 RERA complaint on the project (−0.5)
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 cr; 100% 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/1251/309/PR/211022/004371 · BIRLA TISYA LLP
Delivered
RegisteredJan 2022TodaySep 2026Original completionDec 2026
Money through the RERA account
Collected ₹0Withdrawn ₹0Q3 2025-260.0 L0.0 LCollected ₹0Withdrawn ₹0Q4 2025-260.0 L0.0 LCollected ₹0Withdrawn ₹0Q1 2026-270.0 L0.0 L
Collected from buyersWithdrawn for construction
Latest milestones
  • Electrification, Water supply and Sanitary
    90%
  • Earth work and other leveling preparation
    100%
  • Foundation footing work
    100%
  • Retaining wall
    100%
  • Plinth level Beam
    100%
  • Sub-structure flooring
    100%
No litigation declared1 complaints · 0 openEscrow: KOTAK MAHINDRA 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 project10 open
On the promoter entity1all projects
Court cases declared0no stay recorded
What complainants raise
  • Birla Tisya Channel Partner Elite Life Space has cheated me and embezzeled the money. I re
At a glance
Delivered

Delivered. RERA registration ran 2022-01-01 → 2026-12-31

1 RERA complaints, 0 open

1 RERA complaints on this project (0 open); 1 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹558 cr — where it goes
Land ₹228 cr · 41%Construction & on-site ₹330 cr · 59%
No litigation declaredBorrowing declared: not statedEscrow at KOTAK MAHINDRA BANKOwners’ association: not formed

Complaint log (K-RERA) · 1 on this project

  • Nov 2023Birla Tisya Channel Partner Elite Life Space has cheated me and embezzeled the money. I request Birla to stop disposed
Complaints by status
Disposed (Authority)
1

Red flags to resolve in writing

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. Provide the occupancy certificate, khata and title chain for the unit.
  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 · 11 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/211022/004371 · promoter BIRLA TISYA LLP (Partnership Firm) · Proposed Project End Date at the time of registration :
Dates
Start 2022-01-01 · original completion 2026-12-31 · no extensions
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹558 cr · land ₹228 cr · construction ₹330 cr
RERA bank account
KOTAK MAHINDRA BANK, 1ST PHASE PEENYA (70% construction account)
Land & towers
4.72 acres (19,121 sq m) · TOWER-1 210 homes, 31 floors; TOWER-2 182 homes, 31 floors
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration (0 open) · 1 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/1251/309/PR/211022/004371, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2023-11-04 · 01663/2023
Birla Tisya Channel Partner Elite Life Space has cheated me and embezzeled the money. I request Birla to stop all payments to channel partner and initiate refund back the commission paid by Birla. — 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/1251/309/PR/211022/004371 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/309/PR/211022/004371 (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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