Is Vajram a reliable builder?
8 Bengaluru projects analysed from Karnataka RERA filings, quarterly updates and the K-RERA complaint register, as of September 11, 2026.
Vajram in one paragraph
Vajram has a strong delivery record in Karnataka RERA filings: 80% of registrations needed no extension (7 of 8 crawled Bengaluru registrations needed no extension). 2 of 5 under-construction projects are past their original RERA completion date, by 27 months on average (worst 33). The promoter entity carries 1 complaints at K-RERA across its projects. The median Vajram project scores 59/100 on investment merit (above the Bengaluru average); the best, Vajram Vivera, scores 72.
Delivery is judged on extensions filed, not on handover dates, because RERA records extensions reliably and handovers late. Extensions are common across Bengaluru; compare the rate with other developers below.
Projects past their original RERA date
| Project | Months overdue | Extensions | Built · booked | Complaints | Score |
|---|---|---|---|---|---|
| Vajram Newtown Hennur Road / Kothanur / Kalyan Nagar | 33 | 1 | 100% of schedule · — | 0 | 46 |
| Vajram Onyx Bellandur / Outer Ring Road / Kadubeesanahalli | 20 | 0 | 100% of schedule · — | 0 | 51 |
Overdue is measured against the completion date in the original registration. Many are covered by extensions, which RERA grants for up to a year at a time.
Best-scored Vajram projects
All 8 analysed Vajram projects
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Vajram Vivera Vajram · Yelahanka / Jakkur / Airport corridor | 72 | 11.1% | 8.1% | 13.2% | ₹10,350 est. | ₹71.4 L | Under construction Feb 2030 |
| vajram esteva Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 9.1% | 5.8% | 7.5% | ₹15,000 est. | ₹2.73 Cr | Ready |
| Vajram Chrysanthemum Vajram · Yelahanka / Jakkur / Airport corridor | 61 | 11.3% | 7.4% | 11.6% | ₹10,350 est. | ₹2.18 Cr | Under construction Mar 2029 |
| vajram elina Vajram · Hennur Road / Kothanur / Kalyan Nagar | 59 | 8.9% | 5.5% | 7.1% | ₹11,000 est. | ₹1.65 Cr | Ready |
| Vajram Newtown - II Vajram · Hennur Road / Kothanur / Kalyan Nagar | 54 | 9.9% | 5.8% | 8.5% | ₹10,350 est. | ₹1.30 Cr | Under construction Jan 2028 |
| vajram tiara Vajram · Yelahanka / Jakkur / Airport corridor | 54 | 9.7% | 6.4% | 8.3% | ₹11,000 est. | ₹3.24 Cr | Ready |
| Vajram Onyx Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 51 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Dec 2024 |
| Vajram Newtown Vajram · Hennur Road / Kothanur / Kalyan Nagar | 46 | 9.3% | 4.6% | 6.0% | ₹10,350 est. | ₹1.40 Cr | Under construction Dec 2023 |
Where Vajram builds
Vajram compared with other developers
Questions people ask
Is Vajram a reliable builder?
Karnataka RERA filings as of September 11, 2026: 80% of registrations needed no extension; 2 of 5 under-construction projects are past their original completion date by 27 months on average; 1 extensions filed across 1 projects; 1 complaints on the promoter entity at K-RERA; 1 projects declare litigation. That is the public record; PropertyLens does not rate builders on opinion.
Which Vajram project is the best investment?
Vajram Vivera in Yelahanka / Jakkur / Airport corridor scores highest at 72/100 with projected growth 11.1% a year and cash-flow IRR 13.2%. The median Vajram project scores 59.
Is Vajram delaying possession?
2 under-construction Vajram projects are past their original RERA completion date: Vajram Newtown (33 months), Vajram Onyx (20 months). Extensions filed with RERA are listed on each project page.
Where does Vajram build in Bengaluru?
Yelahanka / Jakkur / Airport corridor (3), Hennur Road / Kothanur / Kalyan Nagar (3), Bellandur / Outer Ring Road / Kadubeesanahalli (2). Median price ₹11,000 per sq ft across analysed projects.
Scores and projections are model outputs built from dated public evidence (Karnataka RERA filings, promoter quarterly updates, complaint registers, public ratings) and stated assumptions. They are research, not investment advice. How the numbers are built.