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

Skylark Ithaca

Skylark · Whitefield (Hoodi / Varthur Road) · Kurudusonnehaalli & Kodigehalli, K.R Puram

Promoter entityIthaca Estates Private Limited
Entity type · PANCompany · AADCI1447B
Developer brandSkylark · #105 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/170915/000308
Planning authorityBDA - Bangalore Development Authority
Sanctioned plannot filed
Escrow bankICICI Bank, Commissariat Road
Land19.67 acres
Court cases declared1
Complaints at K-RERA144 on this project · 144 on the promoter
Record fetchedSep 2026
2 red flags4 to watch0 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/170915/000308 and 1 quarterly filing. 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/1251/446/PR/170915/000308 and 1 quarterly filing. 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 red4 watch0 positive
Delivery timeline5/10
2 extensions on the registration (−4)
Legal & complaints5.5/10
1 court case declared in filings (−1.5); an injunction/stay is recorded (−2); 1 still open
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 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
PRM/KA/RERA/1251/446/PR/170915/000308 · Ithaca Estates Private Limited
2 extensions
RegisteredAug 2014Original completionDec 2019Section 6 ext.Dec 2020TodaySep 2026Further ext.Dec 2030
Construction34%
quarterly filing Q3 2025-26 (submitted 2026-02-18)
Homes booked998 / 1761
763 still available
Sold vs built57% vs 34%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹0Withdrawn ₹0Q3 2025-260.0 L0.0 L
Collected from buyersWithdrawn for construction
Latest milestones
  • Foundation footing work Phase 2
    0%
  • Retaining wall Phase 2
    0%
  • Sub-structure flooring Phase 2
    0%
  • *RCC or MS Framed structure Phase II
    0%
  • Masonry construction: Bricks, Concrete blo
    0%
  • Plastering inside , outside & Ceiling Phas
    0%
1 court case declaredNo complaintsEscrow: ICICI Bank
Credit ratings of the people behind it

No public credit rating located for the promoter.

Ithaca Estates Private Limited: no public rating located

Complaints & disputes on record
On this project1441 open
On the promoter entity144all projects
Court cases declared1no stay recorded
What complainants raise
  • Exit from the Project and Refund
  • REFUND OF MONIES WITH INTERESTS
  • Booking amount Due on Builder
  • Refund for T9-202
At a glance
Registration extended 2×

Registration extended 2× — from 2019-12-31 to 2030-12-31

34% built, 57% booked

34% built per the latest filing; 998/1761 homes booked

144 RERA complaints, 1 open

144 RERA complaints on this project (1 open); 144 on the promoter overall

1 court case declared

1 court case declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹764 cr — where it goes
Land ₹12.7 cr · 2%Construction & on-site ₹751.6 cr · 98%
Construction programme as filed (quarterly filing Q3 2025-26 (submitted 2026-02-18))
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work and other leveling preparat100%Foundation footing work100%Retaining wall100%Sub-structure flooring40%* Earth work and other leveling prepar60%Foundation footing work Phase 20%Retaining wall Phase 20%Sub-structure flooring Phase 20%RCC or MS Framed structure96%Masonry construction: Bricks, Concrete17%Plastering inside , outside & Ceiling8%Joinery: Doors, Windows, Ventilators e39%Basic work of Water supply, Sanitary a46%Dadoing, Skirting, Flooring, Tiles wor61%Railing and Grill fixing66%*RCC or MS Framed structure Phase II0%Masonry construction: Bricks, Concrete0%Plastering inside , outside & Ceiling 0%Joinery: Doors, Windows, Ventilators e0%Basic work of Water supply, Sanitary a0%Dadoing, Skirting, Flooring, Tiles wor0%Railing and Grill fixing Phase II0%Electrification, Water supply and Sani20%Fire prevention and fire fighting fitt36%Weather Proof work73%Painting34%Elevation work21%Internal and External work including l0%Electrification, Water supply and Sani0%Fire prevention and fire fighting fitt0%Weather Proof work Phase II0%Painting Phase II0%Elevation work Phase II0%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.
NCLT 389 and 314/2019 · NCLT · STAYBorrowing declared: not statedEscrow at ICICI BankOwners’ association: not formed

Complaint log (K-RERA) · 144 on this project

  • Apr 2025Exit from the Project and Refundopen
  • Jun 2024REFUND OF MONIES WITH INTERESTSdisposed
  • Sep 2023Booking amount Due on Builderdisposed
  • Mar 2022Refund for T9-202disposed
  • Jul 2021Violation under section 4disposed
  • Jun 2021Refund of advance paid along with total outstanding to loan account , and compensationdisposed
  • Jun 2021Breach of agreement,Frauddisposed
  • May 2021Refund and compensationdisposed
  • Mar 2021Exit from projectdisposed
  • Mar 2021Refund of flat booked amount and Pre EMIdisposed
  • Mar 2021Refund of flat booked amount and Pre EMIdisposed
  • Feb 2021Refund of flat booked amount and Pre EMIdisposed
Complaints by status
Open / under enquiry
1
Disposed (Authority)
38
Disposed (adjudicating officer)
105

Red flags to resolve in writing

1
Timeline

Registration extended 2 times: original completion 2019-12-31, now 2030-12-31.

2
Legal

1 court case declared in RERA filings (389 and 314/2019); check for stays and title impact.

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 — 2030-12-31 — and what is the per-month delay compensation?
  4. What do the declared cases (389 and 314/2019) concern and is any stay in force?
  5. Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 35 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/170915/000308 · promoter Ithaca Estates Private Limited (Company) · PRM/KA/RERA/1251/446/PR/170915/000308
Dates
Start 2014-08-25 · original completion 2019-12-31 · 2 extensions: Section 6 Extension → 2020-12-31, Further Extension → 2030-12-31
Progress
34% complete per quarterly filing Q3 2025-26 (submitted 2026-02-18) · 998 of 1761 homes booked (763 available)
Registered cost
Total ₹764 cr · land ₹12.73 cr · construction ₹752 cr
RERA bank account
ICICI Bank, Commissariat Road (70% construction account)
Money at registration
collected ₹384 cr · used ₹359 cr · balance ₹0.00 cr · delay declared: No
Land & towers
19.67 acres (79,621 sq m) · Tower 1 113 homes, 19 floors; Tower 2 115 homes, 19 floors; Tower 3 115 homes, 19 floors; Tower 4 75 homes, 19 floors; Tower 5 115 homes, 19 floors; Tower 6 115 homes, 19 floors; Tower 7 76 homes, 19 floors; Tower 8 79 homes, 19 floors; Tower 9 116 homes, 19 floors; Tower 10 117 homes, 19 floors; Tower 11 115 homes, 19 floors; Tower 12 (Phase II) 89 homes, 14 floors; Tower 13 (Phase II) 89 homes, 14 floors; Tower 14 (Phase II) 89 homes, 14 floors; Tower 15 (Phase II) 89 homes, 14 floors; Tower 16 (Phase II) 89 homes, 14 floors; Tower 17 (Phase II) 55 homes, 13 floors; Tower 18 (Phase II) 55 homes, 13 floors; Tower 19 (Phase II) 55 homes, 13 floors
Litigation declared
NCLT 389 and 314/2019, NCLT — injunction/stay recorded
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/170915/000308, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 144 on this project

2025-04-02 · 00566/2025
Exit from the Project and Refund — POSTED FOR ORDERS AUTHORITY BENCH4
2024-06-04 · 00531/2024
REFUND OF MONIES WITH INTERESTS — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-09-02 · 01325/2023
Booking amount Due on Builder — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2022-03-28 · CMP/220328/0009272
Refund for T9-202 — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2021-07-20 · CMP/210720/0008144
Violation under section 4 — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-06-14 · CMP/210614/0007996
Refund of advance paid along with total outstanding to loan account , and compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-06-01 · CMP/210601/0007972
Breach of agreement,Fraud — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-05-29 · CMP/210529/0007966
Refund and compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-03-04 · CMP/210304/0007746
Exit from project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-03-02 · CMP/210302/0007714
Refund of flat booked amount and Pre EMI — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-03-02 · CMP/210302/0007719
Refund of flat booked amount and Pre EMI — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-02-22 · CMP/210222/0007677
Refund of flat booked amount and Pre EMI — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-02-19 · CMP/210219/0007647
Refund of flat booked amount and Pre EMI — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-02-18 · CMP/210218/0007614
Refund of advance , claim opportunity cost, cloasing of loan — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-02-15 · CMP/210215/0007641
Refund and Compensation from SKylark Ithaca — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-02-01 · CMP/210201/0007549
refund and exit from the project SKYLARK ITHAKA — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-01-08 · CMP/210108/0006055
Refund of Amount As per the Exit Clause Agreed with the Builder and Bankruptcy Filled by the Builder — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-11-03 · CMP/201103/0007006
Refund, Compensation and Cancellation of Agreement — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-09-02 · CMP/200902/0006496
Refund of Booking amount — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-08-29 · CMP/200829/0006326
Non-completion of project evenafter delay of 3 yrs + non-payment of pre-emi as per sub-version agreemment — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-08-24 · CMP/200824/0006256
Exit from the project and Compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-08-24 · CMP/200824/0006348
Exit/ Withdraw from the project, refund and compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-08-23 · CMP/200823/0006402
Breach of Agreement and non remittance of PRE-EMI — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-08-16 · CMP/200816/0006330
Exit from project, seeking compensation and closure of loan, reimbursement of PRE-EMi etc — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-20 · CMP/200720/0006239
Cancellation of Agreement, compensation for delay in possession — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

Showing the latest 25 of 144.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/446/PR/170915/000308 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/446/PR/170915/000308 (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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