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

Central Avenue Phase II

Pionier Projects · Electronic City / Hosur Road / Bommasandra · Sy.Nos.36/2 and 33/5 (old Sy.no.33/1), Gattahalli Village, Sarjapura Hobli, Anekal Taluk Bangalore District.

Promoter entityM/s. Pionier PProject
Entity type · PANPartnership Firm · ABBFP3517F
Developer brandPionier Projects · #12 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/308/PR/120423/005861
Planning authorityBDA - Bangalore Development Authority
Sanctioned planBDA/TPM/PRL/30/4004/2022-23 · 2023-03-23
Escrow bankKOTAK MAHINDRA BANK, MG Road
Landarea not filed · 5 land owners on record
Court cases declared0
Complaints at K-RERA2 on this project · 38 on the promoter
Record fetchedSep 2026
0 red flags4 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/120423/005861. 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/1251/308/PR/120423/005861. 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 red4 watch4 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints8/10
2 RERA complaints on the project (−1); 1 still open
Money to finish8/10
finance cost is 0% of the registered budget
Developer strength5/10
no public credit rating for the promoter

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration
PRM/KA/RERA/1251/308/PR/120423/005861 · M/s. Pionier PProject
On original date
RegisteredDec 2022TodaySep 2026Original completionNov 2027
Construction20%
registration-time status
No litigation declared2 complaints · 1 openEscrow: KOTAK MAHINDRA BANKJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

M/s. Pionier PProject: no public rating located

Complaints & disputes on record
On this project21 open
On the promoter entity38all projects
Court cases declared0no stay recorded
What complainants raise
  • Requested refund for the initial amount paid - still not processed though we had shared al
  • Booking amount not refunded by the Builder
At a glance
On its original RERA date

On its original RERA completion date: 2027-11-30

20% built

20% built per the latest filing

2 RERA complaints, 1 open

2 RERA complaints on this project (1 open); 38 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹13.95 cr — where it goes
Approvals ₹0.5 cr · 4%Construction & on-site ₹1.4 cr · 10%Other / taxes ₹12.1 cr · 86%
No litigation declaredBorrowing declared: NoEscrow at KOTAK MAHINDRA BANK5 recorded land-owner shares

Complaint log (K-RERA) · 2 on this project

  • Feb 2026Requested refund for the initial amount paid - still not processed though we had shared all the necessary docuopen
  • Sep 2023Booking amount not refunded by the Builderdisposed
Complaints by status
Open / under enquiry
1
Disposed (Authority)
1

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 — 2027-11-30 — and what is the per-month delay compensation?
  4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
  5. 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 line2 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/308/PR/120423/005861 · promoter M/s. Pionier PProject (Partnership Firm) · JNR-F758-2021-22
Dates
Start 2022-12-01 · original completion 2027-11-30 · no extensions
Progress
20% complete per registration-time status
Registered cost
Total ₹13.95 cr · construction ₹1.38 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
KOTAK MAHINDRA BANK, MG Road (70% construction account)
Plan sanction
BDA/TPM/PRL/30/4004/2022-23 dated 2023-03-23 · BDA - Bangalore Development Authority
Land owners / co-promoters
Pionier PProejct (100.0%, Sy sy. no. 33/5 (old Sy.no.33/1)); Total Number of Parks and open spaces (1%, Sy Total Area of Parks and Open Spaces); Total Number of CA Sites (1%, Sy Total Area of CA Sites); EWS (3%, Sy 0); 9.14x12.14 (11%, Sy 0)
Litigation declared
None declared in filings
K-RERA complaints
2 on this registration (1 open) · 38 on the promoter entity across all its projects
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/308/PR/120423/005861, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 2 on this project

2026-02-21 · 00149/2026
Requested refund for the initial amount paid - still not processed though we had shared all the necessary documents — POSTED FOR ORDERS AUTHORITY BENCH4
2023-09-16 · 01440/2023
Booking amount not refunded by the Builder — DISPOSED AUTHORITY BENCH4 (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/1251/308/PR/120423/005861 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/308/PR/120423/005861 (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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