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

Pionier Lifestyle

Pionier Projects · Sarjapur Road (Carmelaram / Dommasandra) · Gatihalli Village , Sarjapura , Hobli, Anekal Taluk, Bangalore

Promoter entityPIONIER DEVELOPERS
Entity type · PANPartnership Firm · AANFP8658G
Developer brandPionier Projects · #12 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/308/PR/180905/001986
Planning authorityBDA - Bangalore Development Authority
Sanctioned plannot filed
Escrow bankHDFC, Koramangala
Land6.68 acres
Court cases declared0
Complaints at K-RERA4 on this project · 4 on the promoter
Record fetchedSep 2026
2 red flags2 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/180905/001986. 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/1251/308/PR/180905/001986. 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 red2 watch2 positive
Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints7/10
4 RERA complaints on the project (−2)
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/1251/308/PR/180905/001986 · PIONIER DEVELOPERS
Past RERA date
RegisteredMay 2018Original completionMay 2021Covid ext.Feb 2022TodaySep 2026
No litigation declared4 complaints · 0 openEscrow: HDFC
Credit ratings of the people behind it

No public credit rating located for the promoter.

PIONIER DEVELOPERS: no public rating located

Complaints & disputes on record
On this project40 open
On the promoter entity4all projects
Court cases declared0no stay recorded
What complainants raise
  • fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) and b
  • fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) and b
  • fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) & by
  • REFUND OF AMOUNT
At a glance
Registration extended 1×

Registration extended 1× — from 2021-05-11 to 2022-02-11 (already passed)

4 RERA complaints, 0 open

4 RERA complaints on this project (0 open); 4 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹38.16 cr — where it goes
Land ₹30.5 cr · 80%Construction & on-site ₹7.6 cr · 20%
No litigation declaredBorrowing declared: not statedEscrow at HDFC

Complaint log (K-RERA) · 4 on this project

  • Nov 2024fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) and by Adarsh Developers disposed
  • Aug 2024fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) and by Adarsh Developers disposed
  • Aug 2024fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) & by Adarsh Developers (Adisposed
  • Aug 2020REFUND OF AMOUNTdisposed
Complaints by status
Disposed (Authority)
3
Disposed (adjudicating officer)
1

Red flags to resolve in writing

1
Timeline

RERA completion date 2022-02-11 has passed without a completion application.

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 — 2022-02-11 — 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 line2 sections · 12 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/308/PR/180905/001986 · promoter PIONIER DEVELOPERS (Partnership Firm) · Proposed Project End Date at the time of registration :
Dates
Start 2018-05-11 · original completion 2021-05-11 · 1 extension: Covid Extension → 2022-02-11 · current date has passed
Registered cost
Total ₹38.16 cr · land ₹30.53 cr · construction ₹7.63 cr
RERA bank account
HDFC, Koramangala (70% construction account)
Land & towers
6.68 acres (27,037 sq m)
Litigation declared
None declared in filings
K-RERA complaints
4 on this registration (0 open) · 4 on the promoter entity across all its projects
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/308/PR/180905/001986, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 4 on this project

2024-11-25 · 01240/2024
fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) and by Adarsh Developers (Akarshak Realty Pvt. Ltd.) by moving Nala from its original place. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2024-08-21 · 00765/2024
fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) and by Adarsh Developers (Akarshak Realty Pvt. Ltd.) by moving Nala from its original place — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2024-08-14 · 00723/2024
fraud done by Pionier Builder by selling us plots in Buffer zone (as per rajakaluve) & by Adarsh Developers (Akarshak Realty Pvt. Ltd.) by moving Nala from its original place. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-08-18 · CMP/200818/0006131
REFUND OF AMOUNT — DISPOSED AO (ADJUDICATING OFFICER)

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/1251/308/PR/180905/001986 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/308/PR/180905/001986 (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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