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PropertyLensBengaluru · invest

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

Godrej Aqua

Godrej Properties · Yelahanka / Jakkur / Airport corridor · Sy.No. 130/6 , 131 of Hosahalli Village, Jala Hobli, , Bangalore North Taluk, Bangalore

Promoter entityGodrej Properties Limited

Entity type · PANCompany · AAACG3995M

Developer brandGodrej Properties · #6 in Bengaluru by RERA registrations

RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/190102/002277

Planning authorityBIAPPA - Bangalore Airport Area Planning Authority

Sanctioned plannot filed

Escrow bankHDFC, Manekji Wadia Building

Land7.47 acres

Court cases declared0

Complaints at K-RERA10 on this project · 65 on the promoter

Record fetchedSep 2026

4 red flags0 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/190102/002277. 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/190102/002277. 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.

4 red0 watch2 positive

Delivery timeline5/10

1 extension on the registration (−2); a registration completion date has already passed (−2)

Legal & complaints6/10

10 RERA complaints on the project (−3)

Money to finish8/10

finance cost is 0% of the registered budget

Developer strength9.2/10

ICRA AA+/Stable (Godrej Properties Ltd)

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

Registration

PRM/KA/RERA/1251/309/PR/190102/002277 · Godrej Properties Limited

Past RERA date

No litigation declared10 complaints · 0 openEscrow: HDFC

Credit ratings of the people behind it

Complaints & disputes on record

On this project100 open

On the promoter entity65all projects

Court cases declared0no stay recorded

What complainants raise

Wrongly booked flats for US citizen and not paying back booking amount
REFUND OF AMOUNT
REFUND OF AMOUNT
Refund of the initial deposit

At a glance

Registration extended 1×

Registration extended 1× — from 2024-01-13 to 2024-10-13 (already passed)

10 RERA complaints, 0 open

10 RERA complaints on this project (0 open); 65 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹330 cr — where it goes

Land ₹80.5 cr · 24%Construction & on-site ₹249 cr · 76%

No litigation declaredBorrowing declared: not statedEscrow at HDFC

Complaint log (K-RERA) · 10 on this project

Jun 2024Wrongly booked flats for US citizen and not paying back booking amountdisposed
Aug 2023REFUND OF AMOUNTdisposed
Aug 2023REFUND OF AMOUNTdisposed
Jul 2022Refund of the initial depositdisposed
May 2022Refund of the Amount paid as Part Considerationdisposed
Feb 2022REFUND OF DEPOSIT AMOUNT AND COMPENSATIONdisposed
Jan 2022To refund the Booking amount of Rs. 7,60,142.14disposed
Jan 2022COMPLAINT UNDER SECION 31 AND 14(2) IN FRONT OF THE ADJUDICATION AUTHORITYdisposed
Feb 2021Request for complete refund on cancellation of Sale Process with M/s. Godrej Properties Limited in respect of disposed
Jan 2020Refund of Booking Amountdisposed

Complaints by status

Disposed (Authority)

Disposed (adjudicating officer)

Red flags to resolve in writing

Timeline

RERA completion date 2024-10-13 has passed without a completion application.

Timeline

10 K-RERA complaints on this registration.

Questions to put to the developer before you sign

Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
Confirm the price list, floor-rise and other charges for the exact unit.
Which date is contractual — 2024-10-13 — and what is the per-month delay compensation?
Confirm there is no litigation on the land or approvals beyond the RERA declaration.
Is the land freehold with the developer, and is any part mortgaged?

Full record: every filed number, line by line2 sections · 17 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/309/PR/190102/002277 · promoter Godrej Properties Limited (Company) · Proposed Project End Date at the time of registration :

Dates

Start 2019-01-18 · original completion 2024-01-13 · 1 extension: Covid Extension → 2024-10-13 · current date has passed

Registered cost

Total ₹330 cr · land ₹80.52 cr · construction ₹249 cr

RERA bank account

HDFC, Manekji Wadia Building (70% construction account)

Land & towers

7.47 acres (30,250 sq m) · A 56 homes, 13 floors; B 52 homes, 12 floors; C 64 homes, 15 floors; D 64 homes, 15 floors; E 64 homes, 15 floors; F 64 homes, 15 floors; G 64 homes, 15 floors; H 52 homes, 12 floors; I 60 homes, 14 floors

Litigation declared

None declared in filings

K-RERA complaints

10 on this registration (0 open) · 65 on the promoter entity across all its projects

Source: Karnataka RERA project record PRM/KA/RERA/1251/309/PR/190102/002277, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 10 on this project

2024-06-07 · 00554/2024

Wrongly booked flats for US citizen and not paying back booking amount — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

2023-08-04 · 01218/2023

REFUND OF AMOUNT — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2023-08-03 · 01207/2023

REFUND OF AMOUNT — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2022-07-21 · CMP/220721/0009788

Refund of the initial deposit — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

2022-05-25 · CMP/220525/0009525

Refund of the Amount paid as Part Consideration — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2022-02-22 · CMP/220222/0009039

REFUND OF DEPOSIT AMOUNT AND COMPENSATION — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2022-01-17 · CMP/220117/0008812

To refund the Booking amount of Rs. 7,60,142.14 — DISPOSED AUTHORITY BENCH5 (AUTHORITY)

2022-01-12 · CMP/220112/0008784

COMPLAINT UNDER SECION 31 AND 14(2) IN FRONT OF THE ADJUDICATION AUTHORITY — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2021-02-07 · CMP/210207/0007592

Request for complete refund on cancellation of Sale Process with M/s. Godrej Properties Limited in respect of Apartment bearing Flat No: GDAQC104 at Godrej Aqua Project, Bengaluru — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

2020-01-08 · CMP/200108/0005167

Refund of Booking Amount — DISPOSED AO (ADJUDICATING OFFICER)

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/190102/002277 (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/190102/002277 (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.