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PropertyLensBengaluru · invest

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

Sipani Viveza

Sipani · Electronic City / Hosur Road / Bommasandra · SYNO.83/1 and 84/1 VEERASANDRA VILLAGE, BACKSIDE OF DMAR E-CITY ATTIBELE HOBLI ANEKAL TALUK

Promoter entitysipani properties pvt ltd

Entity type · PANCompany · aadca2239b

Developer brandSipani · #64 in Bengaluru by RERA registrations

RERA registrationsRegistration: PRM/KA/RERA/1251/308/PR/190809/002757

Planning authorityBDA - Bangalore Development Authority

Sanctioned plannot filed

Escrow bankICICI Bank, KORAMANGLA

Land3.25 acres

Court cases declared0

Complaints at K-RERA1 on this project · 9 on the promoter

Record fetchedSep 2026

1 red flags2 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/190809/002757. 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/190809/002757. 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.

1 red2 watch3 positive

Delivery timeline7/10

a registration completion date has already passed (−2)

Legal & complaints8.5/10

1 RERA complaint on the project (−0.5)

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/190809/002757 · sipani properties pvt ltd

Past RERA date

Collected (at registration)₹12.55 Cr

Spent₹83.28 Cr

Balance with promoter₹16.6 L

No litigation declared1 complaints · 0 openEscrow: ICICI Bank

Credit ratings of the people behind it

No public credit rating located for the promoter.

sipani properties pvt ltd: no public rating located

Complaints & disputes on record

On this project10 open

On the promoter entity9all projects

Court cases declared0no stay recorded

What complainants raise

Violation of Sale Deed and RERA terms: no basement parking, missing service lift,incomplet

At a glance

On its original RERA date

On its original RERA completion date: 2024-11-28

1 RERA complaints, 0 open

1 RERA complaints on this project (0 open); 9 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹67.71 cr — where it goes

Land ₹8.6 cr · 13%Construction & on-site ₹59.1 cr · 87%

No litigation declaredBorrowing declared: not statedEscrow at ICICI Bank

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

Oct 2025Violation of Sale Deed and RERA terms: no basement parking, missing service lift,incomplete clubhouse, and condisposed

Complaints by status

Disposed (Authority)

Red flags to resolve in writing

Timeline

RERA completion date 2024-11-28 has passed without a completion application.

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 — 2024-11-28 — 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 · 10 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/308/PR/190809/002757 · promoter sipani properties pvt ltd (Company) · Proposed Project End Date at the time of registration :

Dates

Start 2019-12-16 · original completion 2024-11-28 · no extensions · current date has passed

Registered cost

Total ₹67.71 cr · land ₹8.63 cr · construction ₹59.08 cr

RERA bank account

ICICI Bank, KORAMANGLA (70% construction account)

Money at registration

collected ₹12.55 cr · spent ₹83.28 cr · balance ₹0.17 cr

Land & towers

3.25 acres (13,152 sq m) · A 112 homes, 13 floors; B 112 homes, 13 floors; C 96 homes, 13 floors; RA 6 homes, 10 floors

Litigation declared

None declared in filings

K-RERA complaints

1 on this registration (0 open) · 9 on the promoter entity across all its projects

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/308/PR/190809/002757, fetched 2026-09-15. Figures are the promoter’s own filings.

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

2025-10-15 · 01278/2025

Violation of Sale Deed and RERA terms: no basement parking, missing service lift,incomplete clubhouse, and construction continued after RERA expiry on 30-11-2024. — DISPOSED AUTHORITY BENCH5 (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/1251/308/PR/190809/002757 (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/190809/002757 (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.