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

Elara Celestia

L&T Realty · Yelahanka / Jakkur / Airport corridor · Khata No. 239/240/275/88/1 and 240/276/89/1 of ward No. 07, Sy No. 88/1(P),89/1,89/2,90, 1,92/1,93/1,93/2A,93/2B,93/3,93/4,93/5,94/1,/2,94/3.94/4,95/1 , 95/2,96/1,96/2,97/1,97/2,97/3,98/1P,98/2,98/3,98/4,99,100/1P,101/1AP,101/1B1,101/2P,101/3P,102/1P,102/2P,102/3P,103,104/1P,104/2,104/3,104/4 of Byatarayanapura Village

Promoter entityL&T Realty Developers Limited
Entity type · PANCompany · AAACL4175C
Developer brandL&T Realty · #84 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/472/PR/100325/007564
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl.Dir/JDNORTH/0105/24-25 · 2025-03-04
Escrow bankKOTAK MAHINDRA BANK, Sahakara Nagar
Land10.07 acres · 6 land owners on record
Court cases declared0
Complaints at K-RERA1 on this project · 21 on the promoter
Record fetchedSep 2026
0 red flags3 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/472/PR/100325/007564 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/1251/472/PR/100325/007564 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 red3 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)
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹148 cr, withdrew ₹100 cr
Developer strength9.5/10
CRISIL AAA/Stable (L&T Realty)

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

Registration
PRM/KA/RERA/1251/472/PR/100325/007564 · L&T Realty Developers Limited
On original date
RegisteredFeb 2025TodaySep 2026Original completionMar 2030
Construction18%
quarterly filing Q1 2026-27 (submitted 2026-07-14)
Homes booked495 / 634
139 still available
Sold vs built78% vs 18%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected ₹172.33 CrWithdrawn ₹120.91 CrQ3 2025-26172.33 Cr120.91 CrCollected ₹135.87 CrWithdrawn ₹96.09 CrQ4 2025-26135.87 Cr96.09 CrCollected ₹148.07 CrWithdrawn ₹100.12 CrQ1 2026-27148.07 Cr100.12 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Upto Plinth Level
    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 · 0 openEscrow: KOTAK MAHINDRA BANKJoint-development land
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeCRISIL AAA / Stable · L&T Realty (Larsen & Toubro) · Jun 2025
Complaints & disputes on record
On this project10 open
On the promoter entity21all projects
Court cases declared0no stay recorded
What complainants raise
  • Complaint under the Real Estate (Regulation and Development) Act, 2016 against M/s L&T Rea
At a glance
On its original RERA date

On its original RERA completion date: 2030-03-31

18% built, 78% booked

18% built per the latest filing; 495/634 homes booked

1 RERA complaints, 0 open

1 RERA complaints on this project (0 open); 21 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹1577 cr — where it goes
Approvals ₹34.2 cr · 2%Construction & on-site ₹1,291 cr · 82%Other / taxes ₹251.8 cr · 16%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-14))
20262027202820292030Earth work and other leveling preparat100%Foundation footing work100%Upto Plinth Level0%Sub-structure flooring93%Retaining wall25%RCC or MS Framed structure6%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 KOTAK MAHINDRA BANK6 recorded land-owner sharesOwners’ association: not formed

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

  • May 2025Complaint under the Real Estate (Regulation and Development) Act, 2016 against M/s L&T Realty for unauthorizeddisposed
Complaints by status
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 — 2030-03-31 — and what is the per-month delay compensation?
  4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
  5. 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 · 14 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/472/PR/100325/007564 · promoter L&T Realty Developers Limited (Company) · U29119MH1997PLC109700
Dates
Start 2025-02-15 · original completion 2030-03-31 · no extensions
Progress
18% complete per quarterly filing Q1 2026-27 (submitted 2026-07-14) · 495 of 634 homes booked (139 available)
Registered cost
Total ₹1577 cr · construction ₹1291 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
KOTAK MAHINDRA BANK, Sahakara Nagar (70% construction account)
Plan sanction
BBMP/Addl.Dir/JDNORTH/0105/24-25 dated 2025-03-04 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
10.07 acres (40,752 sq m) · Tower 1 208 homes, 13 floors; Tower 2 222 homes, 13 floors; Tower 3 204 homes, 13 floors
Land owners / co-promoters
No. of Basement (2%, Sy Total No. of Parking); 69.9 (2%, Sy 2); 60.96 (1%, Sy 3); 33.72 (1%, Sy 4); 21.39 (1%, Sy 5); 46.3 (1%, Sy 6)
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration (0 open) · 21 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/1251/472/PR/100325/007564, fetched 2026-09-15. Figures are the promoter’s own filings.

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

2025-05-26 · 00772/2025
Complaint under the Real Estate (Regulation and Development) Act, 2016 against M/s L&T Realty for unauthorized modifications to sanctioned plans, violation of Section 14 of RERA, and illegal registrat — DISPOSED AUTHORITY FULLBENCH (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/1251/472/PR/100325/007564 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/472/PR/100325/007564 (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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