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

Skylark Royaume

Skylark · 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 brandSkylark · #105 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/170907/000047
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankHDFC, Richmond
Land7.25 acres
Court cases declared0
Complaints at K-RERA11 on this project · 12 on the promoter
Record fetchedSep 2026
3 red flags1 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/170907/000047 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/1251/310/PR/170907/000047 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.

3 red1 watch2 positive
Delivery timeline3/10
3 extensions on the registration (−6)
Legal & complaints9/10
1 still open
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹11.02 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/1251/310/PR/170907/000047 · Royaume Estates Private Limited
3 extensions
RegisteredDec 2016Original completionDec 2021Covid ext.Sep 2022Section 6 ext.Sep 2023TodaySep 2026Further ext.Dec 2028
Construction40%
quarterly filing Q3 2025-26 (submitted 2026-01-19)
Homes booked250 / 729
479 still available
Sold vs built34% vs 40%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹11.02 CrWithdrawn ₹0Q3 2025-2611.02 Cr0.0 L
Collected from buyersWithdrawn for construction
Latest milestones
  • Internal and External work including lands
    0%
  • Joinery: Doors, Windows, Ventilators etc
    3%
  • Elevation work
    5%
  • Masonry construction: Bricks, Concrete blo
    15%
  • Dadoing, Skirting, Flooring, Tiles work
    15%
  • Electrification, Water supply and Sanitary
    20%
No litigation declaredNo complaintsEscrow: 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 project111 open
On the promoter entity12all projects
Court cases declared0no stay recorded
What complainants raise
  • Delayed possession and non payment of interest generated on the amount invested
  • complaint against builder M/S .Royaume Builders and Promoters Private Limited
  • Full Refund along with Compensation as , Project was not completed in Agreed date and Cons
  • Project Stalled since 2020. No construction progress and handover in sight
At a glance
Registration extended 3×

Registration extended 3× — from 2021-12-31 to 2028-12-31

40% built, 34% booked

40% built per the latest filing; 250/729 homes booked

11 RERA complaints, 1 open

11 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 Q3 2025-26 (submitted 2026-01-19))
2017201820192020202120222023202420252026Earth work and other leveling preparat95%Foundation footing work100%Retaining wall100%Sub-structure flooring33%RCC or MS Framed structure45%Masonry construction: Bricks, Concrete15%Plastering inside , outside & Ceiling22%Joinery: Doors, Windows, Ventilators e3%Basic work of Water supply, Sanitary a25%Dadoing, Skirting, Flooring, Tiles wor15%Railing and Grill fixing25%Electrification, Water supply and Sani20%Fire prevention and fire fighting fitt60%Weather Proof work60%Painting20%Elevation work5%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) · 11 on this project

  • Dec 2023Delayed possession and non payment of interest generated on the amount investedopen
  • Aug 2023complaint against builder M/S .Royaume Builders and Promoters Private Limiteddisposed
  • Jul 2023Full Refund along with Compensation as , Project was not completed in Agreed date and Construction is completedisposed
  • Feb 2023Project Stalled since 2020. No construction progress and handover in sightdisposed
  • Jan 2023SKYLARK DASOS REFUND NOT YET ISSUED SINCE LAST 3 YEARSdisposed
  • Jan 2023Project stalled for more than 2 years - No progressdisposed
  • Dec 2022Stalled project No delivery date insightdisposed
  • Jun 2022No Progress in Project Constructiondisposed
  • May 2022Delay in project and no sign of completing it in another 2 years and not receiving penalty as per RERA agreemedisposed
  • Feb 2022Breach of Agreement as delivery date expireddisposed
  • Jan 2020KINDLY HELP GETTING MY CANCELLATION MONEY BACK from Skylark Royamuedisposed
Complaints by status
Open / under enquiry
1
Disposed (Authority)
10

Red flags to resolve in writing

1
Timeline

Registration extended 3 times: original completion 2021-12-31, now 2028-12-31.

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 · 21 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/170907/000047 · promoter Royaume Estates Private Limited (Company) · PRM/KA/RERA/1251/310/PR/170907/000047
Dates
Start 2016-12-28 · original completion 2021-12-31 · 3 extensions: Covid Extension → 2022-09-30, Section 6 Extension → 2023-09-30, Further Extension → 2028-12-31
Progress
40% complete per quarterly filing Q3 2025-26 (submitted 2026-01-19) · 250 of 729 homes booked (479 available)
Registered cost
Total ₹406 cr · land ₹65.03 cr · construction ₹341 cr
RERA bank account
HDFC, Richmond (70% construction account)
Money at registration
collected ₹25.45 cr · used ₹91.84 cr · balance ₹0.00 cr · delay declared: No
Land & towers
7.25 acres (29,339 sq m) · Towe 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
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/170907/000047, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 11 on this project

2023-12-08 · 01806/2023
Delayed possession and non payment of interest generated on the amount invested — POSTED FOR ORDERS AUTHORITY FULLBENCH
2023-08-01 · 01203/2023
complaint against builder M/S .Royaume Builders and Promoters Private Limited — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2023-07-19 · 01111/2023
Full Refund along with Compensation as , Project was not completed in Agreed date and Construction is completely Stopped — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2023-02-11 · 00200/2023
Project Stalled since 2020. No construction progress and handover in sight — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-01-05 · 00026/2023
SKYLARK DASOS REFUND NOT YET ISSUED SINCE LAST 3 YEARS — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2023-01-04 · 00016/2023
Project stalled for more than 2 years - No progress — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2022-12-27 · CMP/221227/0010538
Stalled project No delivery date insight — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2022-06-01 · CMP/220601/0009567
No Progress in Project Construction — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-05-31 · CMP/220531/0009552
Delay in project and no sign of completing it in another 2 years and not receiving penalty as per RERA agreement — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-02-15 · CMP/220215/0009008
Breach of Agreement as delivery date expired — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2020-01-17 · CMP/200117/0005246
KINDLY HELP GETTING MY CANCELLATION MONEY BACK from Skylark Royamue — 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/1251/310/PR/170907/000047 (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/170907/000047 (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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