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PropertyLensBengaluru · invest

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

Subha Ecostone

Subha Luxury (SubhaGruha) · Attibele / Anekal / Chandapura · SURVEY NO:148, 151, 152 (P), 164, of IGGALUR VILLAGE, CHANDAPURA HOBLI , ANEKAL TALUK,BENGALURU RURAL DISTRICT.

Promoter entitySUBHA LUXURY PROJECTS LLP

Entity type · PANPartnership Firm · AECFS5645B

Developer brandSubha Luxury (SubhaGruha) · #104 in Bengaluru by RERA registrations

RERA registrationsRegistration: PRM/KA/RERA/1251/308/PR/020622/004953

Planning authorityBMRDA - Bangalore Metropolitan Region Development Authority

Sanctioned planLAO/30/2021-22 · 2022-01-14

Escrow bankICICI Bank, HSR LAYOUT

Landarea not filed · 12 land owners on record

Court cases declared0

Complaints at K-RERA1 on this project · 2 on the promoter

Record fetchedSep 2026

1 red flags4 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/020622/004953. 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/020622/004953. 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 red4 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); 1 still open

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/020622/004953 · SUBHA LUXURY PROJECTS LLP

Past RERA date

No litigation declared1 complaints · 1 openEscrow: ICICI BankJoint-development land

Credit ratings of the people behind it

No public credit rating located for the promoter.

SUBHA LUXURY PROJECTS LLP: no public rating located

Complaints & disputes on record

On this project11 open

On the promoter entity2all projects

Court cases declared0no stay recorded

What complainants raise

COMPLETION OF CONSTRUCTION AND INTEREST ON DELAY PERIOD

At a glance

On its original RERA date

On its original RERA completion date: 2023-08-31

1 RERA complaints, 1 open

1 RERA complaints on this project (1 open); 2 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹15.32 cr — where it goes

Approvals ₹0.6 cr · 4%Construction & on-site ₹6.8 cr · 44%Other / taxes ₹7.9 cr · 52%

No litigation declaredBorrowing declared: NoEscrow at ICICI Bank12 recorded land-owner shares

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

Mar 2026COMPLETION OF CONSTRUCTION AND INTEREST ON DELAY PERIODopen

Complaints by status

Open / under enquiry

Red flags to resolve in writing

Timeline

RERA completion date 2023-08-31 has passed without a completion application.

Legal

Joint-development land: confirm which units fall in the owners’ share.

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 — 2023-08-31 — and what is the per-month delay compensation?
Confirm there is no litigation on the land or approvals beyond the RERA declaration.
What is the land owners’ share of built area and is the unit in the developer’s share?

Full record: every filed number, line by line2 sections · 10 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/308/PR/020622/004953 · promoter SUBHA LUXURY PROJECTS LLP (Partnership Firm) · AAA6089

Dates

Start 2022-01-14 · original completion 2023-08-31 · no extensions · current date has passed

Registered cost

Total ₹15.32 cr · construction ₹6.80 cr

Borrowing / mortgage declared

Borrowing: No · mortgage: No

RERA bank account

ICICI Bank, HSR LAYOUT (70% construction account)

Plan sanction

LAO/30/2021-22 dated 2022-01-14 · BMRDA - Bangalore Metropolitan Region Development Authority

Land owners / co-promoters

S. RAMACHANDRA (57.0%, Sy 151); S. RAMACHANDRA (57.0%, Sy 164); S. MANJUNATH (57.0%, Sy 164); SUBHA LUXURY PROJECTS LLP (100.0%, Sy 152/1); SUBHA LUXURY PROJECTS LLP (100.0%, Sy 152/3); SUBHA LUXURY PROJECTS LLP (100.0%, Sy 152/4); SUBHA LUXURY PROJECTS LLP (100.0%, Sy 152/5); Total Number of Parks and open spaces (5%, Sy Total Area of Parks and Open Spaces) +4 more

Litigation declared

None declared in filings

K-RERA complaints

1 on this registration (1 open) · 2 on the promoter entity across all its projects (a project-specific LLP; group-level complaints sit under other entities)

Source: Karnataka RERA project record PRM/KA/RERA/1251/308/PR/020622/004953, fetched 2026-09-15. Figures are the promoter’s own filings.

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

2026-03-05 · 00202/2026

COMPLETION OF CONSTRUCTION AND INTEREST ON DELAY PERIOD — UNDER PROCESS AUTHORITY BENCH6

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/020622/004953 (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/020622/004953 (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.