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PropertyLensBengaluru · invest

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

Godrej Reflections - Phase-1

Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli · Sy.No. 61/2, 62 and 63/2 of Kasavanahalli Village, Varthur Hobli, , Bangalore East Taluk, Bangalore

Promoter entityM/s. Wonder Projects Development Private Limited

Entity type · PANCompany · AABCW6662N

Developer brandGodrej Properties · #6 in Bengaluru by RERA registrations

RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/180329/002843

Planning authorityBDA - Bangalore Development Authority

Sanctioned plannot filed

Escrow bankHDFC, Fort Branch

Land6.22 acres

Court cases declared0

Complaints at K-RERA8 on this project · 12 on the promoter

Record fetchedSep 2026

4 red flags0 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/180329/002843. 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/1251/446/PR/180329/002843. 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 timeline3/10

2 extensions on the registration (−4); a registration completion date has already passed (−2)

Legal & complaints6/10

8 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/1251/446/PR/180329/002843 · M/s. Wonder Projects Development Private Limited

Past RERA date

No litigation declared8 complaints · 0 openEscrow: HDFC

Credit ratings of the people behind it

Complaints & disputes on record

On this project80 open

On the promoter entity12all projects

Court cases declared0no stay recorded

What complainants raise

Builder forcing to withdraw from project with limited interest
Builder forcing to withdraw from project with limited interest
Payment of Interest and Compensation due to False Warrantee provided in Agreement of Sale
REFUND OF ADVANCE AMOUNT

At a glance

Registration extended 2×

Registration extended 2× — from 2023-04-01 to 2025-01-01 (already passed)

8 RERA complaints, 0 open

8 RERA complaints on this project (0 open); 12 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹299 cr — where it goes

Land ₹59.6 cr · 20%Construction & on-site ₹239.8 cr · 80%

No litigation declaredBorrowing declared: not statedEscrow at HDFC

Complaint log (K-RERA) · 8 on this project

Aug 2024Builder forcing to withdraw from project with limited interestdisposed
Jul 2024Builder forcing to withdraw from project with limited interestdisposed
Jun 2022Payment of Interest and Compensation due to False Warrantee provided in Agreement of Sale and Quashing of Envidisposed
Aug 2021REFUND OF ADVANCE AMOUNTdisposed
May 2020Refund of paid amount due to breach or agreementdisposed
Mar 2020Illegal registration of the residential apartment projectdisposed
Feb 2020Environmental Clearance quashed by NGTdisposed
Jul 2019Ongoing land dispute on in court and wrong Sale agreement statementdisposed

Complaints by status

Disposed (Authority)

Disposed (adjudicating officer)

Red flags to resolve in writing

Timeline

Registration extended 2 times: original completion 2023-04-01, now 2025-01-01.

Timeline

RERA completion date 2025-01-01 has passed without a completion application.

Timeline

8 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 — 2025-01-01 — 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 · 16 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/446/PR/180329/002843 · promoter M/s. Wonder Projects Development Private Limited (Company) · EX/PRM/KA/RERA/1251/446/PR/240209/002843

Dates

Start 2018-04-02 · original completion 2023-04-01 · 2 extensions: Covid Extension → 2024-01-01, Section 6 Extension → 2025-01-01 · current date has passed

Registered cost

Total ₹299 cr · land ₹59.56 cr · construction ₹240 cr

RERA bank account

HDFC, Fort Branch (70% construction account)

Land & towers

6.22 acres (25,191 sq m) · Block A 98 homes, 19 floors; Block B 70 homes, 19 floors; Block C 97 homes, 19 floors

Litigation declared

None declared in filings

K-RERA complaints

8 on this registration (0 open) · 12 on the promoter entity across all its projects

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/180329/002843, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 8 on this project

2024-08-20 · 00760/2024

Builder forcing to withdraw from project with limited interest — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2024-07-08 · 00675/2024

Builder forcing to withdraw from project with limited interest — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2022-06-23 · CMP/220623/0009661

Payment of Interest and Compensation due to False Warrantee provided in Agreement of Sale and Quashing of Environment Clearance by Hon'ble NGT — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

2021-08-11 · CMP/210811/0008236

REFUND OF ADVANCE AMOUNT — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

2020-05-17 · CMP/200517/0005908

Refund of paid amount due to breach or agreement — DISPOSED AO (ADJUDICATING OFFICER)

2020-03-23 · CMP/200323/0005784

Illegal registration of the residential apartment project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

2020-02-14 · CMP/200214/0005427

Environmental Clearance quashed by NGT — DISPOSED AO (ADJUDICATING OFFICER)

2019-07-25 · CMP/190725/0003089

Ongoing land dispute on in court and wrong Sale agreement statement — DISPOSED AUTHORITY (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/1251/446/PR/180329/002843 (registration file, quarterly updates, complaint register), fetched 2026-09-15
PropertyLens locality model (market-level estimates)
Karnataka RERA project records PRM/KA/RERA/1251/446/PR/180329/002843 (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.