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

Nikoo Homes V - Phase - 1

Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar · Bhartiya City, Khatha No.6/2, Chokkanahalli Village, Yelahanka Zone

Promoter entityBhartiya Urban Private Limited
Entity type · PANCompany · AAACZ3571A
Developer brandBhartiya City · #24 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/171123/006418
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Add.Dir/JDNorth/LP/25/2010-11 · 2023-11-03
Escrow bankHDFC, Richmond Road, Bengaluru
Land4.11 acres · 2 land owners on record
Court cases declared0
Complaints at K-RERA3 on this project · 26 on the promoter
Record fetchedSep 2026
0 red flags3 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/171123/006418 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/1251/309/PR/171123/006418 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 red3 watch4 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints6.5/10
land litigation declared “Yes” on a registration (−1); 3 RERA complaints on the project (−1.5)
Money to finish9/10
finance cost is 13% of the registered budget; last quarter: collected ₹17.74 cr, withdrew ₹12.15 cr; 97% 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/171123/006418 · Bhartiya Urban Private Limited
On original date
RegisteredNov 2023TodaySep 2026Original completionAug 2029
Construction75%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked851 / 876
25 still available
Sold vs built97% vs 75%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹35.20 CrWithdrawn ₹9.34 CrQ3 2025-2635.20 Cr9.34 CrCollected ₹52.77 CrWithdrawn ₹79.92 CrQ4 2025-2652.77 Cr79.92 CrCollected ₹17.74 CrWithdrawn ₹12.15 CrQ1 2026-2717.74 Cr12.15 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Joinery: Doors, Windows, Ventilators etc
    0%
  • Electrification, Water supply and Sanitary
    0%
  • Painting
    0%
  • Weather Proof work
    0%
  • Wardrobe, Showcase, Kitchen cabinet, Puja
    0%
  • Elevation work
    0%
No litigation declared3 complaintsNBFC finance 13% of budgetEscrow: HDFCJoint-development land
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 project3– 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: 2029-08-14

75% built, 97% booked

75% built per the latest filing; 851/876 homes booked

3 RERA complaints

3 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 ₹723 cr — where it goes
Approvals ₹2.3 cr · 0%Construction & on-site ₹673.4 cr · 88%Finance (NBFC) ₹93.7 cr · 12%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
202420252026202720282029Earth work and other leveling preparat100%Foundation footing work100%Upto Plinth Level100%Sub-structure flooring35%Retaining wall100%RCC or MS Framed structure47%Masonry Construction10%Plastering inside , outside & Ceiling25%Joinery: Doors, Windows, Ventilators e0%Basic work of Water supply, Sanitary a10%Dadoing, Skirting, Flooring, Tiles wor4%Railing and Grill fixing10%Electrification, Water supply and Sani0%Painting0%Fire prevention and fire fighting fitt7%Weather Proof work0%Wardrobe, Showcase, Kitchen cabinet, P0%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 HDFC2 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

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 — 2029-08-14 — 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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/171123/006418 · promoter Bhartiya Urban Private Limited (Company) · U45200TN2008PTC103956
Dates
Start 2023-11-15 · original completion 2029-08-14 · no extensions
Progress
75% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 851 of 876 homes booked (25 available)
Registered cost
Total ₹723 cr · construction ₹673 cr · NBFC principal+interest ₹93.70 cr (13%)
Borrowing / mortgage declared
Borrowing: Yes
RERA bank account
HDFC, Richmond Road, Bengaluru (70% construction account)
Plan sanction
BBMP/Add.Dir/JDNorth/LP/25/2010-11 dated 2023-11-03 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
4.11 acres (16,630 sq m) · Tower - 3 306 homes, 38 floors; Tower - 4 320 homes, 38 floors; Tower - 5 250 homes, 38 floors
Land owners / co-promoters
Bhartiya Urban Private Limited (100.0%, Sy 45/2); Bhartiya Urban Private Limited (100.0%, Sy 46)
Litigation declared
None declared in filings
K-RERA complaints
3 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/171123/006418, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/309/PR/171123/006418 (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/171123/006418 (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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