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

Nikoo Homes IV

Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar · Khatha No.6/1, Sy No. 47, Chokkanahalli Village, Off. Thanisandra Main Road

Promoter entityBhartiya Urban Private Limited
Entity type · PANCompany · AAACZ3571A
Developer brandBhartiya City · #24 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/472/PR/210731/004208
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankSTATE BANK OF INDIA, Commercial Branch, Bengaluru
Land4.07 acres
Court cases declared0
Complaints at K-RERA8 on this project · 26 on the promoter
Record fetchedSep 2026
2 red flags1 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/472/PR/210731/004208 and 2 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/1251/472/PR/210731/004208 and 2 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.

2 red1 watch4 positive
Delivery timeline8/10
delivered; the registration was extended 1× before completion
Legal & complaints6/10
8 RERA complaints on the project (−3)
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹20.13 cr, withdrew ₹22.19 cr; 100% 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/1251/472/PR/210731/004208 · Bhartiya Urban Private Limited
Delivered
RegisteredAug 2021Original completionJul 2025Section 6 ext.Jan 2026TodaySep 2026
Money through the RERA account
Collected ₹9.02 CrWithdrawn ₹6.87 CrQ3 2025-269.02 Cr6.87 CrCollected ₹20.13 CrWithdrawn ₹22.19 CrQ4 2025-2620.13 Cr22.19 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    100%
  • Foundation footing work
    100%
  • Retaining wall
    100%
  • Sub-structure flooring
    100%
  • RCC or MS Framed structure
    100%
  • Masonry construction: Bricks, Concrete blo
    100%
No litigation declared8 complaintsEscrow: STATE BANK OF INDIA
Credit ratings of the people behind it

No public credit rating located for the promoter.

Bhartiya Urban Private Limited: no public rating located

Complaints & disputes on record
On this project8– open
On the promoter entity26all projects
Court cases declared0no stay recorded
At a glance
Delivered

Delivered. RERA registration ran 2021-08-01 → 2026-01-31 after 1 extension (original 2025-07-31)

8 RERA complaints

8 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 ₹473 cr — where it goes
Land ₹39.6 cr · 8%Construction & on-site ₹433.1 cr · 92%
No litigation declaredBorrowing declared: not statedEscrow at STATE BANK OF INDIAOwners’ association: not formed

Red flags to resolve in writing

1
Timeline

8 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. Provide the occupancy certificate, khata and title chain for the unit.
  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 line1 sections · 10 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/472/PR/210731/004208 · promoter Bhartiya Urban Private Limited (Company) · EX/PRM/KA/RERA/1251/472/PR/251111/004208
Dates
Start 2021-08-01 · original completion 2025-07-31 · 1 extension: Section 6 Extension → 2026-01-31
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹473 cr · land ₹39.58 cr · construction ₹433 cr
RERA bank account
STATE BANK OF INDIA, Commercial Branch, Bengaluru (70% construction account)
Land & towers
4.07 acres (16,488 sq m) · Tower - A 210 homes, 32 floors; Tower - B 266 homes, 32 floors; Tower - C 240 homes, 32 floors
Litigation declared
None declared in filings
K-RERA complaints
8 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/1251/472/PR/210731/004208, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/472/PR/210731/004208 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/472/PR/210731/004208 (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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