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

VBHC Haven of Joy

VBHC · Mysore Road / RR Nagar / Kengeri · VBHC Palmhaven 2 (Block C),

Promoter entityVBHC Mumbai Value Homes Pvt Ltd
Entity type · PANCompany · AADCV3420H
Developer brandVBHC · #127 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/200123/005634
Planning authorityBDA - Bangalore Development Authority
Sanctioned planBDA/NM/AS/AA-1/TS-2/S/21-2015-16 · 2015-09-29
Escrow bankINDUSIND BANK, MG Road
Land1.48 acres · 13 land owners on record
Court cases declared0
Complaints at K-RERA1 on this project · 3 on the promoter
Record fetchedSep 2026
0 red flags3 to watch5 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/200123/005634 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/200123/005634 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.

0 red3 watch5 positive
Delivery timeline8/10
delivered on the original registration
Legal & complaints8.5/10
1 RERA complaint on the project (−0.5)
Money to finish7.5/10
finance cost is 18% of the registered budget (−1.5); last quarter: collected ₹5.41 cr, withdrew ₹5.41 cr; 100% of homes booked (+1)
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/200123/005634 · VBHC Mumbai Value Homes Pvt Ltd
Delivered
RegisteredJan 2022TodaySep 2026Original completionSep 2026
Money through the RERA account
Collected ₹0Withdrawn ₹0Q3 2025-260.0 L0.0 LCollected ₹85.6 LWithdrawn ₹89.1 LQ4 2025-2685.6 L89.1 LCollected ₹5.41 CrWithdrawn ₹5.41 CrQ1 2026-275.41 Cr5.41 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    100%
  • Foundation footing work
    100%
  • Upto Plinth Level
    100%
  • Sub-structure flooring
    100%
  • Retaining wall
    100%
  • RCC or MS Framed structure
    100%
No litigation declared1 complaintsEscrow: INDUSIND BANKJoint-development land
Credit ratings of the people behind it

No public credit rating located for the promoter.

VBHC Mumbai Value Homes Pvt Ltd: no public rating located

Complaints & disputes on record
On this project1– open
On the promoter entity3all projects
Court cases declared0no stay recorded
At a glance
Delivered

Delivered. RERA registration ran 2022-01-15 → 2026-09-30

1 RERA complaints

1 RERA complaints on this project; 3 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹139 cr — where it goes
Approvals ₹2.1 cr · 1%Construction & on-site ₹127 cr · 82%Finance (bank) ₹24.9 cr · 16%
No litigation declaredBorrowing declared: YesEscrow at INDUSIND BANK13 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

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. Provide the occupancy certificate, khata and title chain for the unit.
  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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/200123/005634 · promoter VBHC Mumbai Value Homes Pvt Ltd (Company) · U45201KA2010PTC053889
Dates
Start 2022-01-15 · original completion 2026-09-30 · no extensions
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹139 cr · construction ₹127 cr · bank principal+interest ₹24.85 cr
Borrowing / mortgage declared
Borrowing: Yes · mortgage: Yes
RERA bank account
INDUSIND BANK, MG Road (70% construction account)
Plan sanction
BDA/NM/AS/AA-1/TS-2/S/21-2015-16 dated 2015-09-29 · BDA - Bangalore Development Authority
Land & towers
1.48 acres (5,970 sq m) · B1 200 homes, 20 floors; B2 80 homes, 20 floors; B3 80 homes, 20 floors; B4 80 homes, 20 floors
Land owners / co-promoters
VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 28-1); VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 28-2); VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 29-4); VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 29-9); VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 29-6); VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 29-7); VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 29-13); VBHC Mumbai Value Homes Pvt Ltd. (100.0%, Sy 29-10) +5 more
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration · 3 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/200123/005634, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/310/PR/200123/005634 (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/200123/005634 (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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