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

Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2

Bhartiya City · Yelahanka / Jakkur / Airport corridor · Sy No.12/1, 127/1, 127/2, 127/4, 127/5, 127/13, 127/14, 127/15 And 127/17,

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/070526/008629
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl. Dir./JDNORTH/0057/25-26 · 2026-03-16
Escrow bankINDUSIND BANK, M.G Road
Land4.46 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/070526/008629 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/070526/008629 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 13% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 cr; only 0% 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/070526/008629 · Bhartiya Urban Pvt Ltd
On original date
RegisteredApr 2026TodaySep 2026Original completionDec 2031
Construction46%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked0 / 529
529 still available
Sold vs built0% vs 46%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹0Withdrawn ₹0Q1 2026-270.0 L0.0 L
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    0%
  • Foundation footing work
    0%
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • Retaining wall
    0%
  • RCC or MS Framed structure
    0%
No litigation declaredNo complaintsNBFC finance 13% 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 project00 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: 2031-12-31

46% built, 0% booked

46% built per the latest filing; 0/529 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 ₹779 cr — where it goes
Land ₹0 cr · 0%Approvals ₹6.9 cr · 1%Construction & on-site ₹454.8 cr · 58%Finance (NBFC) ₹100.3 cr · 13%Other / taxes ₹217.2 cr · 28%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
20272028202920302031Earth work and other leveling preparat0%Foundation footing work0%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 — 2031-12-31 — 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/1251/309/PR/070526/008629 · promoter Bhartiya Urban Pvt Ltd (Company) · U45200TN2008PTC103956
Dates
Start 2026-04-01 · original completion 2031-12-31 · no extensions
Progress
46% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 529 homes booked (529 available)
Registered cost
Total ₹779 cr · land ₹0.00 cr · construction ₹455 cr · NBFC principal+interest ₹100 cr (13%)
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
4.46 acres (18,057 sq m) · Tower A 211 homes, 24 floors; Tower B 168 homes, 24 floors; Tower C 128 homes, 16 floors; Tower 5 Phase 2 11 homes, 2 floors; Tower 6 Phase 2 11 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 (0 open) · 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/070526/008629, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/309/PR/070526/008629 (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/070526/008629 (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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