PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Parkwest - Sapphire- Tower 5
Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar · Municipal No 1/1, Hosakere Road,, Binnypet,
Promoter entityRelationship Properties Private Limited
Entity type · PANCompany · AADCR8947D
Developer brandRelationship Properties · #45 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/171015/000284
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankHDFC, FORT BRANCH
Land4.17 acres
Court cases declared0
Complaints at K-RERA24 on this project · 402 on the promoter
Record fetchedSep 2026
4 red flags2 to watch2 positive
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/171015/000284. 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/171015/000284. 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.
4 red2 watch2 positive
Delivery timeline1/10
3 extensions on the registration (−6); a registration completion date has already passed (−2)
Legal & complaints6/10
24 RERA complaints on the project (−3); 2 still open
Money to finish8/10
finance cost is 0% of the registered budget
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/171015/000284 · Relationship Properties Private Limited
Construction2%
registration-time status
Collected (at registration)₹19.28 Cr
Spent₹203.74 Cr
Balance with promoter₹0
Delay declaredNo
No litigation declared24 complaints · 2 openEscrow: HDFC
Credit ratings of the people behind it
No public credit rating located for the promoter.
Relationship Properties Private Limited: no public rating located
Complaints & disputes on record
On this project242 open
On the promoter entity402all projects
Court cases declared0no stay recorded
What complainants raise
- Direct the Respondent (Builder/Promoter) to handover possession of the booked flat without
- Delivery of delayed project and interest for delay along with suitable compensation
- I am writing to formally express my concerns and request clarity regarding the handover of
- DELAY IN PROJECT TOWER 5 SAPPHRE
At a glance
Registration extended 3×
Registration extended 3× — from 2021-12-31 to 2024-12-31 (already passed)
2% built
2% built per the latest filing
24 RERA complaints, 2 open
24 RERA complaints on this project (2 open); 402 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹407 cr — where it goes
Land ₹178.4 cr · 44%Construction & on-site ₹228.8 cr · 56%
No litigation declaredBorrowing declared: not statedEscrow at HDFC
Complaint log (K-RERA) · 24 on this project
- Oct 2025Direct the Respondent (Builder/Promoter) to handover possession of the booked flat without further delay and topen
- Jul 2025Delivery of delayed project and interest for delay along with suitable compensationopen
- Jan 2025I am writing to formally express my concerns and request clarity regarding the handover of my flat so we requedisposed
- Jan 2025DELAY IN PROJECT TOWER 5 SAPPHREdisposed
- Jan 2025DELAY IN PROJECT TOWER 5 SAPPIREdisposed
- Nov 2024interest on delay perioddisposed
- Jun 2023DEALY IN HAND OVERdisposed
- May 2023PROJECT DELAYED FOR 3 YEARS , WANT TO APPLY EXIT CLAUSEdisposed
- Mar 2023Refund and compensation for delays as per agreementdisposed
- Mar 2023Unreasonable delay in the delivery of the project & compensationdisposed
- Feb 2023regarding delay in delivery of flatdisposed
- Dec 2022Delay in giving posessiondisposed
Red flags to resolve in writing
1
Timeline
Registration extended 3 times: original completion 2021-12-31, now 2024-12-31.
2
Timeline
RERA completion date 2024-12-31 has passed without a completion application.
3
Timeline
24 K-RERA complaints on this registration.
Questions to put to the developer before you sign
- Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
- Confirm the price list, floor-rise and other charges for the exact unit.
- Which date is contractual — 2024-12-31 — and what is the per-month delay compensation?
- Confirm there is no litigation on the land or approvals beyond the RERA declaration.
- Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 34 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/310/PR/171015/000284 · promoter Relationship Properties Private Limited (Company) · EX/PRM/KA/RERA/1251/310/PR/221109/000284
Dates
Start 2017-07-29 · original completion 2021-12-31 · 3 extensions: Covid Extension → 2022-09-30, Section 6 Extension → 2023-09-30, Further Extension → 2024-12-31 · current date has passed
Progress
2% complete per registration-time status
Registered cost
Total ₹407 cr · land ₹178 cr · construction ₹229 cr
RERA bank account
HDFC, FORT BRANCH (70% construction account)
Money at registration
collected ₹19.28 cr · used ₹204 cr · balance ₹0.00 cr · delay declared: No
Land & towers
4.17 acres (16,867 sq m) · SAPPHIRE 248 homes, 32 floors
Litigation declared
None declared in filings
K-RERA complaints
24 on this registration (2 open) · 402 on the promoter entity across all its projects
Completion applied
19/12/2020
Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171015/000284, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 24 on this project
2025-10-27 · 01304/2025
Direct the Respondent (Builder/Promoter) to handover possession of the booked flat without further delay and to pay interest for delay in possession — POSTED FOR ORDERS AUTHORITY BENCH4
2025-07-05 · 00908/2025
Delivery of delayed project and interest for delay along with suitable compensation — POSTED FOR ORDERS AUTHORITY BENCH4
2025-01-22 · 00164/2025
I am writing to formally express my concerns and request clarity regarding the handover of my flat so we requesting to refund entire amount with interest — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2025-01-04 · 00028/2025
DELAY IN PROJECT TOWER 5 SAPPHRE — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2025-01-04 · 00029/2025
DELAY IN PROJECT TOWER 5 SAPPIRE — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2024-11-19 · 01185/2024
interest on delay period — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2023-06-28 · 00994/2023
DEALY IN HAND OVER — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2023-05-03 · 00663/2023
PROJECT DELAYED FOR 3 YEARS , WANT TO APPLY EXIT CLAUSE — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2023-03-23 · 00359/2023
Refund and compensation for delays as per agreement — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2023-03-04 · 00291/2023
Unreasonable delay in the delivery of the project & compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2023-02-22 · 00222/2023
regarding delay in delivery of flat — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2022-12-12 · CMP/221212/0010451
Delay in giving posession — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-12-12 · CMP/221212/0010452
Delay in giving posession with false hopes — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-11-12 · CMP/221112/0010258
DELIVERY DATE EXPIRY — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-08-16 · CMP/220816/0009896
RETURN OF AMOUNT AND COMPENSATION IN FULL — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2022-07-01 · CMP/220701/0009709
No construction activity/No concrete response from Builder for more than 3yrs — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2021-04-08 · CMP/210408/0007875
VIolation of RERA Act, lack of transparency — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2021-04-06 · CMP/210406/0007871
Delay in payment of subvention in — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2021-02-02 · CMP/210202/0007564
Reneging on commitments repeatedly, attempt to misguide, threatening behavior and mental harassment — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2020-12-18 · CMP/201218/0007242
Attempted fraud, attempted financial irregularity, non disclosure of material information under Section 15(A) (iii) and mental harassment — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2020-11-27 · CMP/201127/0007136
Breach of Agreement and non response to previous complaint — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2020-11-07 · CMP/201107/0007032
No construction activity/No concrete response from Builder — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2019-03-11 · CMP/190311/0002417
Refund of Booking amount with GST along with interest and compensation, For revokation of RERA registration granted to the promoter — DISPOSED AUTHORITY (AUTHORITY)
2019-03-11 · CMP/190311/0002422
Refund of booking amount and GST amount paid, along with interest and compensation, to revoke the registration granted by RERA — DISPOSED AUTHORITY (AUTHORITY)
Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171015/000284 (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/171015/000284 (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.