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

Vajram Newtown - II

Vajram · Hennur Road / Kothanur / Kalyan Nagar · BLOCK-E, VAJRAM TIARA,

Promoter entityVAJRAM ESTATES PRIVATE LIMITED
Entity type · PANCompany · AACCV9397A
Developer brandVajram · #63 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/060324/006684
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Ad.Com./YLK/1338/21-22 · 2024-02-01
Escrow bankHDFC, Marathahalli
Land2.33 acres · 6 land owners on record
Court cases declared2
Complaints at K-RERA1 on this project · 1 on the promoter
Record fetchedSep 2026
1 red flags4 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/060324/006684 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/1251/309/PR/060324/006684 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.

1 red4 watch2 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints2.5/10
2 court cases declared in filings (−3); an injunction/stay is recorded (−2); land litigation declared “Yes” on a registration (−1); 1 RERA complaint on the project (−0.5)
Money to finish8/10
finance cost is 4% of the registered budget; last quarter: collected ₹13.94 cr, withdrew ₹10.16 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/1251/309/PR/060324/006684 · VAJRAM ESTATES PRIVATE LIMITED
On original date
RegisteredFeb 2024TodaySep 2026Original completionJan 2028
Construction48%
quarterly filing Q1 2026-27 (submitted 2026-07-10)
Homes booked137 / 272
135 still available
Sold vs built50% vs 48%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹17.32 CrWithdrawn ₹11.89 CrQ3 2025-2617.32 Cr11.89 CrCollected ₹13.45 CrWithdrawn ₹9.19 CrQ4 2025-2613.45 Cr9.19 CrCollected ₹13.94 CrWithdrawn ₹10.16 CrQ1 2026-2713.94 Cr10.16 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Sub-structure flooring
    0%
  • Joinery: Doors, Windows, Ventilators etc
    0%
  • Dadoing, Skirting, Flooring, Tiles work
    0%
  • Weather Proof work
    0%
  • Internal and External work including lands
    0%
  • Painting
    1%
2 court cases declared1 complaintsNBFC finance 4% of budgetEscrow: HDFCJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

VAJRAM ESTATES PRIVATE LIMITED: no public rating located

Complaints & disputes on record
On this project1– open
On the promoter entity1all projects
Court cases declared2no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2028-01-12

48% built, 50% booked

48% built per the latest filing; 137/272 homes booked

1 RERA complaints

1 RERA complaints on this project; 1 on the promoter overall

2 court cases declared

2 court cases declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹122 cr — where it goes
Land ₹0 cr · 0%Approvals ₹2.2 cr · 1%Construction & on-site ₹151.8 cr · 96%Finance (NBFC) ₹4.9 cr · 3%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-10))
2025202620272028Earth work and other leveling preparat100%Foundation footing work100%Upto Plinth Level100%Sub-structure flooring0%Retaining wall100%RCC or MS Framed structure65%Masonry Construction24%Plastering inside , outside & Ceiling24%Joinery: Doors, Windows, Ventilators e0%Basic work of Water supply, Sanitary a8%Dadoing, Skirting, Flooring, Tiles wor0%Railing and Grill fixing19%Electrification, Water supply and Sani28%Painting1%Fire prevention and fire fighting fitt35%Weather Proof work0%Elevation work4%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.
Civil OS No 2430/2003 · Hon'ble City Civil and Sessions Judge · STAYCivil 2430/2003/2003 · High Court of Karnataka, Bengaluru · STAYBorrowing declared: NoEscrow at HDFC6 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

1
Legal

2 court cases declared in RERA filings (OS No 2430/2003, 2430/2003/2003); check for stays and title impact.

2
Legal

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

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 — 2028-01-12 — and what is the per-month delay compensation?
  4. What do the declared cases (OS No 2430/2003, 2430/2003/2003) concern and is any stay in force?
  5. 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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/060324/006684 · promoter VAJRAM ESTATES PRIVATE LIMITED (Company) · U70102AP2005PTC47657
Dates
Start 2024-02-02 · original completion 2028-01-12 · no extensions
Progress
48% complete per quarterly filing Q1 2026-27 (submitted 2026-07-10) · 137 of 272 homes booked (135 available)
Registered cost
Total ₹122 cr · land ₹0.00 cr · construction ₹152 cr · NBFC principal+interest ₹4.90 cr (4%)
Borrowing / mortgage declared
Borrowing: No
RERA bank account
HDFC, Marathahalli (70% construction account)
Plan sanction
BBMP/Ad.Com./YLK/1338/21-22 dated 2024-02-01 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
2.33 acres (9,412 sq m) · Tower - A 272 homes, 17 floors
Land owners / co-promoters
No. of Basement (2%, Sy Total No. of Parking); 33.843 (1%, Sy 2); 31.829 (1%, Sy 3); 34.127 (1%, Sy 4); 34.127 (1%, Sy 5); 31.821 (1%, Sy 6)
Litigation declared
Civil OS No 2430/2003, Hon'ble City Civil and Sessions Judge — injunction/stay recorded; Civil 2430/2003/2003, High Court of Karnataka, Bengaluru — injunction/stay recorded
K-RERA complaints
1 on this registration · 1 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/1251/309/PR/060324/006684, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/309/PR/060324/006684 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/309/PR/060324/006684 (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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