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

Godrej Royale Woods

Godrej Properties · Devanahalli / Airport Road / Bagalur · Sy Nos 60(P), 61(P), 63/1(P), 63/2(P), 64/1(P) and 65/1(P), of Chikkasanne Village, Kasaba Hobli,

Promoter entityGodrej Projects North Star LLP
Entity type · PANOther · AAQFG9193E
Developer brandGodrej Properties · #6 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1250/303/PR/200515/003411
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned plannot filed
Escrow bankAxis Bank, M G Road
Land13 acres
Court cases declared0
Complaints at K-RERA11 on this project · 11 on the promoter
Record fetchedSep 2026
4 red flags4 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/200515/003411. 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/1250/303/PR/200515/003411. 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 red4 watch2 positive
Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints6/10
11 RERA complaints on the project (−3); 4 still open
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/1250/303/PR/200515/003411 · Godrej Projects North Star LLP
Past RERA date
RegisteredApr 2020Original completionApr 2025Covid ext.Jan 2026TodaySep 2026
No litigation declared11 complaints · 4 openEscrow: Axis Bank
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeICRA AA+ / Stable · Godrej Properties Ltd · Jun 2025
Complaints & disputes on record
On this project114 open
On the promoter entity11all projects
Court cases declared0no stay recorded
What complainants raise
  • Maintenance collapse and endangered residents' lives
  • Urgent Safety Hazards and Service Failure at Godrej Royale Woods – Immediate Audit & Actio
  • Failure of Essential Services, Harassment and Endangering Resident Life.
  • Endangering Resident Lives – Lift Free-Fall Incident in Tower 1C Demanding Immediate Karna
At a glance
Registration extended 1×

Registration extended 1× — from 2025-04-29 to 2026-01-29 (already passed)

11 RERA complaints, 4 open

11 RERA complaints on this project (4 open); 11 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹686 cr — where it goes
Land ₹210 cr · 31%Construction & on-site ₹476 cr · 69%
No litigation declaredBorrowing declared: not statedEscrow at Axis Bank

Complaint log (K-RERA) · 11 on this project

  • Jul 2026Maintenance collapse and endangered residents' livesopen
  • Jun 2026Urgent Safety Hazards and Service Failure at Godrej Royale Woods – Immediate Audit & Action Requiredopen
  • Jun 2026Failure of Essential Services, Harassment and Endangering Resident Life.open
  • Jun 2026Endangering Resident Lives – Lift Free-Fall Incident in Tower 1C Demanding Immediate Karnataka Lift Inspector open
  • Sep 2024Khata mismatch documentation errordisposed
  • Jul 2024Breach of Agreementdisposed
  • Jul 2024Breach of Agreementdisposed
  • Apr 2024No Civic Amenities provided as per RERA guidelinesdisposed
  • Apr 2024Excess Interest Payments Charges by mentioning delay in project where project got ready by November 2023 instedisposed
  • Sep 2021Fake advertisement and promotion until buyer get in the project, later preponing and torturing buyers to pay tdisposed
  • Mar 2021Non Publication of details of litigation and cancellation of registrationdisposed
Complaints by status
Open / under enquiry
4
Disposed (Authority)
5
Disposed (adjudicating officer)
2

Red flags to resolve in writing

1
Timeline

RERA completion date 2026-01-29 has passed without a completion application.

2
Timeline

11 K-RERA complaints on this registration.

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 — 2026-01-29 — 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 · 18 items

RERA file · Registration

Registration
PRM/KA/RERA/1250/303/PR/200515/003411 · promoter Godrej Projects North Star LLP (Other) · Proposed Project End Date at the time of registration :
Dates
Start 2020-04-30 · original completion 2025-04-29 · 1 extension: Covid Extension → 2026-01-29 · current date has passed
Registered cost
Total ₹686 cr · land ₹210 cr · construction ₹476 cr
RERA bank account
Axis Bank, M G Road (70% construction account)
Land & towers
13.00 acres (52,620 sq m) · TOWER 1 - PLUMERIA 251 homes, 18 floors; TOWER 2 - MAHOGANY 320 homes, 18 floors; TOWER 3 - RAINTREE 298 homes, 19 floors; TOWER 4 - PINE 298 homes, 19 floors; TOWER 5 - OAK 320 homes, 18 floors; TOWER 6 - BANYAN 191 homes, 16 floors
Litigation declared
None declared in filings
K-RERA complaints
11 on this registration (4 open) · 11 on the promoter entity across all its projects (a project-specific LLP; group-level complaints sit under other entities)

Source: Karnataka RERA project record PRM/KA/RERA/1250/303/PR/200515/003411, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 11 on this project

2026-07-14 · 00809/2026
Maintenance collapse and endangered residents' lives — UNDER ENQUIRY AO
2026-06-19 · 00709/2026
Urgent Safety Hazards and Service Failure at Godrej Royale Woods – Immediate Audit & Action Required — UNDER ENQUIRY AO
2026-06-03 · 00649/2026
Failure of Essential Services, Harassment and Endangering Resident Life. — UNDER ENQUIRY AO
2026-06-02 · 00634/2026
Endangering Resident Lives – Lift Free-Fall Incident in Tower 1C Demanding Immediate Karnataka Lift Inspector Audit & Replacement of All Non-Compliant Heavy-Duty Lifts — POSTED FOR ORDERS AO
2024-09-18 · 00906/2024
Khata mismatch documentation error — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2024-07-09 · 00676/2024
Breach of Agreement — DISPOSED AO (ADJUDICATING OFFICER)
2024-07-02 · 00658/2024
Breach of Agreement — DISPOSED AO (ADJUDICATING OFFICER)
2024-04-15 · 00385/2024
No Civic Amenities provided as per RERA guidelines — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2024-04-10 · 00371/2024
Excess Interest Payments Charges by mentioning delay in project where project got ready by November 2023 instead of September 2023 — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2021-09-07 · CMP/210907/0008310
Fake advertisement and promotion until buyer get in the project, later preponing and torturing buyers to pay the money monthly basis — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2021-03-22 · CMP/210322/0007815
Non Publication of details of litigation and cancellation of registration — 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/1250/303/PR/200515/003411 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1250/303/PR/200515/003411 (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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