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

Ramky Lumina

Ramky Estates · Electronic City / Hosur Road / Bommasandra · Property bearing Survey No. 26/1, 26/2 , Beretana Agrahara, Begur Hobli,

Promoter entityRoyaume Estates Private Limited
Entity type · PANCompany · AAGCR9184B
Developer brandRamky Estates · #103 in Bengaluru by RERA registrations
RERA registrationsRegistration: TOR/PRM/KA/RERA/1251/310/PR/250304/000047
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankHDFC, Richmond Road
Land7.25 acres
Court cases declared0
Complaints at K-RERA1 on this project · 12 on the promoter
Record fetchedSep 2026
0 red flags5 to watch2 positive

Automated from the Karnataka RERA file TOR/PRM/KA/RERA/1251/310/PR/250304/000047 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 TOR/PRM/KA/RERA/1251/310/PR/250304/000047 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 red5 watch2 positive
Delivery timeline7/10
1 extension on the registration (−2)
Legal & complaints8.5/10
1 RERA complaint on the project (−0.5); 1 still open
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹5.52 cr, withdrew ₹2.75 cr
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
TOR/PRM/KA/RERA/1251/310/PR/250304/000047 · Royaume Estates Private Limited
1 extension
RegisteredDec 2016Original completionSep 2023TodaySep 2026Further ext.Dec 2028
Construction48%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked289 / 729
440 still available
Sold vs built40% vs 48%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹11.02 CrWithdrawn ₹0Q3 2025-2611.02 Cr0.0 LCollected ₹4.0 LWithdrawn ₹0Q4 2025-264.0 L0.0 LCollected ₹5.52 CrWithdrawn ₹2.75 CrQ1 2026-275.52 Cr2.75 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Internal and External work including lands
    0%
  • Elevation work
    10%
  • Masonry construction: Bricks, Concrete blo
    15%
  • Joinery: Doors, Windows, Ventilators etc
    15%
  • Plastering inside , outside & Ceiling
    30%
  • Dadoing, Skirting, Flooring, Tiles work
    30%
No litigation declared1 complaints · 1 openEscrow: HDFC
Credit ratings of the people behind it

No public credit rating located for the promoter.

Royaume Estates Private Limited: no public rating located

Complaints & disputes on record
On this project11 open
On the promoter entity12all projects
Court cases declared0no stay recorded
What complainants raise
  • Complaint under Section 18 for Return of Amount and Compensation due to Unfair Trade Pract
At a glance
Registration extended 1×

Registration extended 1× — from 2023-09-30 to 2028-12-31

48% built, 40% booked

48% built per the latest filing; 289/729 homes booked

1 RERA complaints, 1 open

1 RERA complaints on this project (1 open); 12 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹406 cr — where it goes
Land ₹65 cr · 16%Construction & on-site ₹340.9 cr · 84%Other / taxes ₹0 cr · 0%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
20172018201920202021202220232024202520262027Earth work and other leveling preparat100%Foundation footing work100%Retaining wall95%Sub-structure flooring44%RCC or MS Framed structure55%Masonry construction: Bricks, Concrete15%Plastering inside , outside & Ceiling30%Joinery: Doors, Windows, Ventilators e15%Basic work of Water supply, Sanitary a35%Dadoing, Skirting, Flooring, Tiles wor30%Railing and Grill fixing30%Electrification, Water supply and Sani45%Fire prevention and fire fighting fitt65%Weather Proof work65%Painting30%Elevation work10%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: not statedEscrow at HDFCOwners’ association: not formed

Complaint log (K-RERA) · 1 on this project

  • Jan 2026Complaint under Section 18 for Return of Amount and Compensation due to Unfair Trade Practices and failure to open
Complaints by status
Open / under enquiry
1

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 — 2028-12-31 — and what is the per-month delay compensation?
  4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
  5. Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 11 items

RERA file · Registration

Registration
TOR/PRM/KA/RERA/1251/310/PR/250304/000047 · promoter Royaume Estates Private Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2016-12-28 · original completion 2023-09-30 · 1 extension: Further Extension → 2028-12-31
Progress
48% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 289 of 729 homes booked (440 available)
Registered cost
Total ₹406 cr · land ₹65.03 cr · construction ₹341 cr
RERA bank account
HDFC, Richmond Road (70% construction account)
Land & towers
7.25 acres (29,339 sq m) · TOWER A 138 homes, 14 floors; TOWER B 113 homes, 14 floors; TOWER C 118 homes, 14 floors; TOWER D 120 homes, 14 floors; TOWER E 120 homes, 14 floors; TOWER F 120 homes, 14 floors
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration (1 open) · 12 on the promoter entity across all its projects
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record TOR/PRM/KA/RERA/1251/310/PR/250304/000047, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2026-01-30 · 00066/2026
Complaint under Section 18 for Return of Amount and Compensation due to Unfair Trade Practices and failure to offer Marketable Title — UNDER ENQUIRY AUTHORITY BENCH4

Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.

Sources & caveats2 sources
  • Karnataka RERA project record TOR/PRM/KA/RERA/1251/310/PR/250304/000047 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records TOR/PRM/KA/RERA/1251/310/PR/250304/000047 (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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