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

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1

Bhartiya City · Yelahanka / Jakkur / Airport corridor · KHATA NO: 6/1, CHOKKANAHALLI VILLAGE, HEGDE NAGAR, THANISANDRA MAIN ROAD, BENGALURU NORTH

Promoter entityBhartiya Urban Pvt Ltd
Entity type · PANCompany · AAACZ3571A
Developer brandBhartiya City · #24 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/070526/008628
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl.Dir/JDNORTH/0057/25-26 · 2026-03-16
Escrow bankINDUSIND BANK, M G Road
Land7.54 acres · 16 land owners on record
Court cases declared0
Complaints at K-RERA0 on this project · 26 on the promoter
Record fetchedSep 2026
0 red flags2 to watch5 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/070526/008628 and 1 quarterly filing. 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/070526/008628 and 1 quarterly filing. 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 red2 watch5 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 finish7/10
finance cost is 10% of the registered budget; last quarter: collected ₹7.47 cr, withdrew ₹0.00 cr; only 21% of homes booked (−1)
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/1251/309/PR/070526/008628 · Bhartiya Urban Pvt Ltd
On original date
RegisteredApr 2026TodaySep 2026Original completionMar 2031
Construction38%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked100 / 486
386 still available
Sold vs built21% vs 38%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹7.47 CrWithdrawn ₹0Q1 2026-277.47 Cr0.0 L
Collected from buyersWithdrawn for construction
Latest milestones
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • Retaining wall
    0%
  • RCC or MS Framed structure
    0%
  • Masonry Construction
    0%
  • Plastering inside , outside & Ceiling
    0%
No litigation declaredNo complaintsNBFC finance 10% of budgetEscrow: INDUSIND BANKJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

Bhartiya Urban Pvt Ltd: no public rating located

Complaints & disputes on record
On this project0– open
On the promoter entity26all projects
Court cases declared0no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2031-03-31

38% built, 21% booked

38% built per the latest filing; 100/486 homes booked

No complaints on this project

No RERA complaints on this project; 26 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹941 cr — where it goes
Land ₹0 cr · 0%Approvals ₹6.7 cr · 1%Construction & on-site ₹622.4 cr · 66%Finance (NBFC) ₹98.5 cr · 10%Other / taxes ₹213.4 cr · 23%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
20272028202920302031Earth work and other leveling preparat98%Foundation footing work43%Upto Plinth Level0%Sub-structure flooring0%Retaining wall0%RCC or MS Framed structure0%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: YesEscrow at INDUSIND BANK16 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 — 2031-03-31 — 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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/070526/008628 · promoter Bhartiya Urban Pvt Ltd (Company) · U45200TN2008PTC103956
Dates
Start 2026-04-01 · original completion 2031-03-31 · no extensions
Progress
38% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 100 of 486 homes booked (386 available)
Registered cost
Total ₹941 cr · land ₹0.00 cr · construction ₹622 cr · NBFC principal+interest ₹98.52 cr (10%)
Borrowing / mortgage declared
Borrowing: Yes
RERA bank account
INDUSIND BANK, M G Road (70% construction account)
Plan sanction
BBMP/Addl.Dir/JDNORTH/0057/25-26 dated 2026-03-16 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
7.54 acres (30,504 sq m) · Tower D 143 homes, 16 floors; E 168 homes, 24 floors; F 192 homes, 24 floors; 4 15 homes, 2 floors
Land owners / co-promoters
Showkathulla Khan (31.98%, Sy 85); Shujayathulla Khan (31.98%, Sy 85); Liaquathulla Khan (31.98%, Sy 86); Showkathulla Khan (31.98%, Sy 86); Shujayathulla Khan (31.98%, Sy 86); Liaquathulla Khan (31.98%, Sy 87/1); Showkathulla Khan (31.98%, Sy 87/1); Shujayathulla Khan (31.98%, Sy 87/1) +8 more
Litigation declared
None declared in filings
K-RERA complaints
0 on this registration · 26 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/1251/309/PR/070526/008628, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/309/PR/070526/008628 (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/070526/008628 (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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