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

Ds Max Sky Fields

DS-MAX · Hoskote / Budigere Cross / Old Madras Road · Sy no 234/1, 234/2 and 234/3 ( Khatha No 1811, PID No. 150300402500522781) of , Anugondanahalli Hobli

Promoter entityDS Max Properties Private Limited
Entity type · PANCompany · AACCD6168M
Developer brandDS-MAX · #4 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1250/304/PR/251024/007179
Planning authorityLocal Planing Authority
Sanctioned planSTRRPA/TP/CC/439/23-24 · 2024-07-06
Escrow bankPunjab National Bank, M G Road, Bengaluru
Land4.94 acres · 2 land owners on record
Court cases declared0
Complaints at K-RERA1 on this project · 19 on the promoter
Record fetchedSep 2026
0 red flags4 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/251024/007179 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/1250/304/PR/251024/007179 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 red4 watch4 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints8.5/10
1 RERA complaint on the project (−0.5); 1 still open
Money to finish7/10
finance cost is 0% of the registered budget; last quarter: collected ₹12.92 cr, withdrew ₹12.92 cr; only 27% of homes booked (−1)
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/1250/304/PR/251024/007179 · DS Max Properties Private Limited
On original date
RegisteredNov 2024TodaySep 2026Original completionSep 2030
Construction31%
quarterly filing Q1 2026-27 (submitted 2026-07-14)
Homes booked239 / 870
631 still available
Sold vs built27% vs 31%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹13.69 CrWithdrawn ₹13.69 CrQ3 2025-2613.69 Cr13.69 CrCollected ₹15.19 CrWithdrawn ₹15.19 CrQ4 2025-2615.19 Cr15.19 CrCollected ₹12.92 CrWithdrawn ₹12.92 CrQ1 2026-2712.92 Cr12.92 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • RCC or MS Framed structure
    0%
  • Masonry Construction
    0%
  • Plastering inside , outside & Ceiling
    0%
  • Joinery: Doors, Windows, Ventilators etc
    0%
  • Basic work of Water supply, Sanitary and E
    0%
  • Dadoing, Skirting, Flooring, Tiles work
    0%
No litigation declared1 complaints · 1 openEscrow: Punjab National BankJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

DS-MAX Properties: no public rating located

Complaints & disputes on record
On this project11 open
On the promoter entity19all projects
Court cases declared0no stay recorded
What complainants raise
  • Not Refunding Advanced Paid at the time of Booking
At a glance
On its original RERA date

On its original RERA completion date: 2030-09-30

31% built, 27% booked

31% built per the latest filing; 239/870 homes booked

1 RERA complaints, 1 open

1 RERA complaints on this project (1 open); 19 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹153 cr — where it goes
Approvals ₹1.5 cr · 1%Construction & on-site ₹144.3 cr · 94%Other / taxes ₹7.5 cr · 5%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-14))
202520262027202820292030Earth work and other leveling preparat100%Foundation footing work100%Upto Plinth Level100%Sub-structure flooring100%Retaining wall100%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 Punjab National Bank2 recorded land-owner sharesOwners’ association: not formed

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

  • Sep 2026Not Refunding Advanced Paid at the time of Bookingopen
Complaints by status
Open / under enquiry
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. Which date is contractual — 2030-09-30 — 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 · 14 items

RERA file · Registration

Registration
PRM/KA/RERA/1250/304/PR/251024/007179 · promoter DS Max Properties Private Limited (Company) · U70102KA2007PTC041508
Dates
Start 2024-11-01 · original completion 2030-09-30 · no extensions
Progress
31% complete per quarterly filing Q1 2026-27 (submitted 2026-07-14) · 239 of 870 homes booked (631 available)
Registered cost
Total ₹153 cr · construction ₹144 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
Punjab National Bank, M G Road, Bengaluru (70% construction account)
Plan sanction
STRRPA/TP/CC/439/23-24 dated 2024-07-06 · Local Planing Authority
Land & towers
4.94 acres (20,006 sq m) · Tower 1 870 homes, 14 floors
Land owners / co-promoters
DS-MAX PROPERTIES PRIVATE LIMITED (100.0%, Sy 234/2); DS-MAX PROPERTIES PRIVATE LIMITED (100.0%, Sy 234/3)
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration (1 open) · 19 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/1250/304/PR/251024/007179, fetched 2026-09-15. Figures are the promoter’s own filings.

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

2026-09-15 · 01128/2026
Not Refunding Advanced Paid at the time of Booking — SCRUTINY COMPLETED

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/1250/304/PR/251024/007179 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1250/304/PR/251024/007179 (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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