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

Birla Trimaya Phase-3

Birla Estates · Devanahalli / Airport Road / Bagalur · Survey No. 2 and other, Akkalenahalli-Mallenahalli Village, Devanahalli Taluk

Promoter entityBIRLA ARNAA LLP
Entity type · PANPartnership Firm · AAZFB1893R
Developer brandBirla Estates · #47 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1250/303/PR/300125/007458
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned planBIAPPA/TP/CC/307/2024-25/2720 · 2025-01-18
Escrow bankICICI Bank, K H Road, Bangalore
Land6.55 acres · 4 land owners on record
Court cases declared0
Complaints at K-RERA0 on this project · 0 on the promoter
Record fetchedSep 2026
1 red flags1 to watch6 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/300125/007458 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/1250/303/PR/300125/007458 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.

1 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 finish6/10
non-bank finance is 37% of the registered budget (−3); last quarter: collected ₹2.86 cr, withdrew ₹0.58 cr; 95% 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/1250/303/PR/300125/007458 · BIRLA ARNAA LLP
On original date
RegisteredApr 2025TodaySep 2026Original completionAug 2030
Construction4%
quarterly filing Q1 2026-27 (submitted 2026-07-09)
Homes booked439 / 463
24 still available
Sold vs built95% vs 4%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected ₹11.62 CrWithdrawn ₹18.23 CrQ3 2025-2611.62 Cr18.23 CrCollected ₹4.65 CrWithdrawn ₹11.6 LQ4 2025-264.65 Cr11.6 LCollected ₹2.86 CrWithdrawn ₹58.1 LQ1 2026-272.86 Cr58.1 L
Collected from buyersWithdrawn for construction
Latest milestones
  • Foundation footing work
    0%
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • Retaining wall
    0%
  • RCC or MS Framed structure
    0%
  • Masonry Construction
    0%
No litigation declaredNo complaintsNBFC finance 37% of budgetEscrow: 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: 2030-08-31

4% built, 95% booked

4% built per the latest filing; 439/463 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 ₹586 cr — where it goes
Approvals ₹15.1 cr · 2%Construction & on-site ₹522.6 cr · 69%Finance (NBFC) ₹215.9 cr · 29%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-09))
20262027202820292030Earth work and other leveling preparat32%Foundation footing work0%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 Bank4 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

1
Money

Non-bank finance is 37% of the registered project cost.

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 — 2030-08-31 — 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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1250/303/PR/300125/007458 · promoter BIRLA ARNAA LLP (Partnership Firm) · ABA-8025
Dates
Start 2025-04-14 · original completion 2030-08-31 · no extensions
Progress
4% complete per quarterly filing Q1 2026-27 (submitted 2026-07-09) · 439 of 463 homes booked (24 available)
Registered cost
Total ₹586 cr · construction ₹523 cr · NBFC principal+interest ₹216 cr (37%)
Borrowing / mortgage declared
Borrowing: No
RERA bank account
ICICI Bank, K H Road, Bangalore (70% construction account)
Plan sanction
BIAPPA/TP/CC/307/2024-25/2720 dated 2025-01-18 · BIAPPA - Bangalore Airport Area Planning Authority
Land & towers
6.55 acres (26,497 sq m) · Tower 25 104 homes, 14 floors; Tower 26 104 homes, 14 floors; Tower 27 97 homes, 13 floors; Tower 28 69 homes, 13 floors; Tower 29-30 65 homes, 12 floors; Tower 32 24 homes, 3 floors
Land owners / co-promoters
M.S. Ramaiah Realty Private Limited (10.6%, Sy 12/2); M.S. Ramaiah Realty Private Limited (10.6%, Sy 13/1); M.S. Ramaiah Realty Private Limited (10.6%, Sy 13/2); M.S. Ramaiah Realty Private Limited (10.6%, Sy 14/1B)
Litigation declared
None declared in filings
K-RERA complaints
0 on this registration (0 open) · 0 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/1250/303/PR/300125/007458, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1250/303/PR/300125/007458 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1250/303/PR/300125/007458 (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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