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

Kumaravana

Essem18 Developers · Mysore Road / RR Nagar / Kengeri · SY # 11/3, RACHANAMADU VILLAGE, KENGERI HOBLI,Bengaluru South

Promoter entityESSEM18 DEVELOPERS PRIVATE LIMITED
Entity type · PANCompany · AAECE1601J
Developer brandEssem18 Developers · #71 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/311024/007197
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl.Dir/JDSouth/0004/23-24 · 2023-12-16
Escrow bankINDUSIND BANK, M G Road
Land1.47 acres · 3 land owners on record
Court cases declared0
Complaints at K-RERA0 on this project · 0 on the promoter
Record fetchedSep 2026
0 red flags1 to watch6 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/311024/007197 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/1251/310/PR/311024/007197 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 red1 watch6 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints9/10
no litigation and no complaints on the RERA file
Money to finish6.5/10
finance cost is 21% of the registered budget (−1.5); last quarter: collected ₹14.77 cr, withdrew ₹10.83 cr
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/1251/310/PR/311024/007197 · ESSEM18 DEVELOPERS PRIVATE LIMITED
On original date
RegisteredApr 2024TodaySep 2026Original completionDec 2027
Construction51%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked39 / 91
52 still available
Sold vs built43% vs 51%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹12.33 CrWithdrawn ₹8.63 CrQ3 2025-2612.33 Cr8.63 CrCollected ₹20.15 CrWithdrawn ₹13.24 CrQ4 2025-2620.15 Cr13.24 CrCollected ₹14.77 CrWithdrawn ₹10.83 CrQ1 2026-2714.77 Cr10.83 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Internal and External work including lands
    0%
  • Joinery: Doors, Windows, Ventilators etc
    20%
  • Electrification, Water supply and Sanitary
    25%
  • Painting
    25%
  • Elevation work
    25%
  • Basic work of Water supply, Sanitary and E
    40%
No litigation declaredNo complaintsEscrow: INDUSIND BANKJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

ESSEM18 DEVELOPERS PRIVATE LIMITED: no public rating located

Complaints & disputes on record
On this project00 open
On the promoter entity0all projects
Court cases declared0no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2027-12-31

51% built, 43% booked

51% built per the latest filing; 39/91 homes booked

No complaints on this project

No RERA complaints on this project; 0 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹120 cr — where it goes
Land ₹0 cr · 0%Approvals ₹1.8 cr · 2%Construction & on-site ₹88.2 cr · 74%Finance (bank) ₹25 cr · 21%Other / taxes ₹4.7 cr · 4%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
202520262027Earth work and other leveling preparat95%Foundation footing work90%Upto Plinth Level90%Sub-structure flooring90%Retaining wall90%RCC or MS Framed structure85%Masonry Construction75%Plastering inside , outside & Ceiling60%Joinery: Doors, Windows, Ventilators e20%Basic work of Water supply, Sanitary a40%Dadoing, Skirting, Flooring, Tiles wor40%Railing and Grill fixing40%Electrification, Water supply and Sani25%Painting25%Elevation work25%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 INDUSIND BANK3 recorded land-owner sharesOwners’ association: not formed

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 — 2027-12-31 — 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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/311024/007197 · promoter ESSEM18 DEVELOPERS PRIVATE LIMITED (Company) · U45205KA2016PTC085138
Dates
Start 2024-04-03 · original completion 2027-12-31 · no extensions
Progress
51% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 39 of 91 homes booked (52 available)
Registered cost
Total ₹120 cr · land ₹0.00 cr · construction ₹88.17 cr · bank principal+interest ₹25.00 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
INDUSIND BANK, M G Road (70% construction account)
Plan sanction
BBMP/Addl.Dir/JDSouth/0004/23-24 dated 2023-12-16 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
1.47 acres (5,935 sq m) · Tower 91 homes, 4 floors
Land owners / co-promoters
Justice Aravind Kumar (13.0%, Sy 386/9 /1); Anupama K (4.0%, Sy 386/9 /1); Arun Kumar (12.0%, Sy 386/9 /1)
Litigation declared
None declared in filings
K-RERA complaints
0 on this registration (0 open) · 0 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/1251/310/PR/311024/007197, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/310/PR/311024/007197 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/310/PR/311024/007197 (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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