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

The Magic Faraway Tree Phase 2

Total Environment · Kanakapura Road / Talaghattapura / Banashankari 6th · Survey no 32 part1 and 33 part 1 and 33 part 2 Kanakapura Road, Tallaghattapura

Promoter entityTotal Environment Building Systems Pvt Ltd
Entity type · PANCompany · AABCT9452F
Developer brandTotal Environment · #15 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/171015/000424
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankRATNAKAR BANK, Residency Road
Land2.01 acres
Court cases declared1
Complaints at K-RERA3 on this project · 14 on the promoter
Record fetchedSep 2026
2 red flags5 to watch0 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/171015/000424 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 PRM/KA/RERA/1251/310/PR/171015/000424 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.

2 red5 watch0 positive
Delivery timeline3/10
3 extensions on the registration (−6)
Legal & complaints6/10
1 court case declared in filings (−1.5); 3 RERA complaints on the project (−1.5)
Money to finish7/10
finance cost is 0% of the registered budget; last quarter: collected ₹3.38 cr, withdrew ₹3.38 cr; 93% of homes booked (+1); registration-time status shows spend above collections (₹-1.00 cr) (−2)
Developer strength5/10
CRISIL BBB-/Stable (Total Environment Building Systems)

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration
PRM/KA/RERA/1251/310/PR/171015/000424 · Total Environment Building Systems Pvt Ltd
3 extensions
RegisteredMar 2016Original completionDec 2023Covid ext.Sep 2024Section 6 ext.Sep 2025TodaySep 2026Further ext.Sep 2027
Construction72%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked223 / 240
17 still available
Sold vs built93% vs 72%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹3.80 CrWithdrawn ₹3.80 CrQ3 2025-263.80 Cr3.80 CrCollected ₹5.95 CrWithdrawn ₹5.86 CrQ4 2025-265.95 Cr5.86 CrCollected ₹3.38 CrWithdrawn ₹3.38 CrQ1 2026-273.38 Cr3.38 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Internal and External work including lands
    25%
  • Wardrobe, Showcase, Kitchen cabinet, Puja
    56%
  • Painting
    57%
  • Dadoing, Skirting, Flooring, Tiles work
    72%
  • Basic work of Water supply, Sanitary and E
    73%
  • Retaining wall
    75%
1 court case declared3 complaintsEscrow: RATNAKAR BANK
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeCRISIL BBB- / Stable ▼ · Total Environment Building Systems · May 2026
Complaints & disputes on record
On this project3– open
On the promoter entity14all projects
Court cases declared1no stay recorded
At a glance
Registration extended 3×

Registration extended 3× — from 2023-12-31 to 2027-09-30

72% built, 93% booked

72% built per the latest filing; 223/240 homes booked

3 RERA complaints

3 RERA complaints on this project; 14 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 ₹444 cr — where it goes
Land ₹10.3 cr · 2%Construction & on-site ₹433.6 cr · 98%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
201820192020202120222023202420252026Earth work and other leveling preparat100%Retaining wall75%Sub-structure flooring95%RCC or MS Framed structure100%Masonry construction: Bricks, Concrete96%Plastering inside , outside & Ceiling94%Joinery: Doors, Windows, Ventilators e75%Basic work of Water supply, Sanitary a73%Dadoing, Skirting, Flooring, Tiles wor72%Railing and Grill fixing78%Electrification, Water supply and Sani75%Wardrobe, Showcase, Kitchen cabinet, P56%Fire prevention and fire fighting fitt82%Weather Proof work80%Painting57%Elevation work100%Internal and External work including l25%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
Civil OS No 1562/2014/2014 · III Additional Senior Civil Judge, Bangalore Rural · no stayBorrowing declared: not statedEscrow at RATNAKAR BANKOwners’ association: not formed

Red flags to resolve in writing

1
Timeline

Registration extended 3 times: original completion 2023-12-31, now 2027-09-30.

2
Legal

1 court case declared in RERA filings (OS No 1562/2014/2014); 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 — 2027-09-30 — and what is the per-month delay compensation?
  4. What do the declared cases (OS No 1562/2014/2014) 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 line1 sections · 11 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/171015/000424 · promoter Total Environment Building Systems Pvt Ltd (Company) · EX/PRM/KA/RERA/1251/310/PR/241128/000424
Dates
Start 2016-03-02 · original completion 2023-12-31 · 3 extensions: Covid Extension → 2024-09-30, Section 6 Extension → 2025-09-30, Further Extension → 2027-09-30
Progress
72% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 223 of 240 homes booked (17 available)
Registered cost
Total ₹444 cr · land ₹10.32 cr · construction ₹434 cr
RERA bank account
RATNAKAR BANK, Residency Road (70% construction account)
Money at registration
collected ₹20.00 cr · used ₹21.00 cr · balance ₹-1.00 cr · delay declared: No
Land & towers
2.01 acres (8,149 sq m) · Tower 03 (B2-as per sanction) 120 homes, 29 floors; Tower 04 (B3-as per sanction) 120 homes, 30 floors
Litigation declared
Civil OS No 1562/2014/2014, III Additional Senior Civil Judge, Bangalore Rural — no stay
K-RERA complaints
3 on this registration · 14 on the promoter entity across all its projects
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171015/000424, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171015/000424 (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/171015/000424 (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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