Are there court cases or buyer complaints on this project?
Builder: OBEL BUILDERS
Court cases on the project's land
0 cases
Filed on
Case no.
Filed at
Location
Filed by
Against
What it's about
Status
Not checked.
Court cases against the builder and landowners
0 cases
Filed on
Case no.
Filed at
Location
Filed by
Against
What it's about
Status
None found.
Buyer complaints filed with K-RERA on this project
0 cases
Filed on
Case no.
Filed at
Location
Filed by
What it's about
Status
None found.
Buyer complaints on other projects by this builder
0 cases
Filed on
Case no.
Filed at
Location
Filed by
What it's about
Status
None found.
✓Confirmed: the record names this project, its land or its promoter company?Likely: matched by the builder's nameHigh: a court stay or a pending case on the filed landMedium: open, or the record does not sayLow: decided or closed
Contract & costs
What does a buyer commit to?
We haven't verified this for this project yet.
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Forfeiture, agreementNot verified yet
Forfeiture, allotment letterNot verified yet
Transfer feeNot verified yet
Maintenance includedNot verified yet
Cancellation
Forfeiture
Not verified yet
Agreement and allotment letter
Not verified yet
Payments
Payment plan
Not verified yet
Agreement for sale
Valuation
What is it worth?
We haven't verified the rest of this yet.
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Recent price, super built-upNot verified yet
Recent price, carpetNot verified yet
Phase 1 → Phase 2Not verified yet
Gross yield, per sq ftNot verified yet
This project
Price
Location & risks
What is the location like?
Height above nearest drainNot verified yet
Groundwater, taluk average27.3 m below groundBengaluru East taluk, July 2023
Water supply, as filedSelf developmentDeclared by the promoter
Metro, under construction1.4 kmHRBR Layout, under construction
The site
Construction & progress
How is it being built, and when will it be ready?
Review1 to review · 1 clear
Completion82%As of Q4 2025-26, promoter's return
Possession, agreementNot verified yet
StructureNot verified yet
Structural safety certificateNot verified yet
Progress
Completion, as the promoter reported it
Developer
Can the developer deliver?
Review1 to review
Receivable, sold flatsNot verified yet
Cost left₹11.80 CrAs of Q3 2025-26
Sold70 / 172As of Q4 2025-26
Sold in Q4 2025-267 bookings cancelled or corrected (77 → 70 sold)!ReviewReview
Funding
Estimated cost
Loan & collateral
Can it be financed?
Value, 3BHK ANot verified yet
Max loan, 3BHK ANot verified yet
Borrower marginNot verified yet
Developer's project loanNot verified yet
Value & LTV
3BHK A
Not verified yet
Calculation
Not verified yet
Conditions
Collateral checks
Data room
Documents filed for this project
Documents filed96On K-RERA
Available9296% of filed
K-RERA only4
Approvals with a validity dateNone read
Approvals & NOCs
Available
Filed 6 Apr 2026Available
Filed 29 Apr 2026Available
Filed 29 Apr 2026Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Source: K-RERA project page and the documents filed there, as read by us. 25 documents filed with K-RERA, identity papers and photographs, are left out of this list.
Imagery: Esri, Vantor, Earthstar Geographics
Survey plots around the filed site pin, on satellite imagery. The outlines are the land of each survey number, not buildings. Survey plots around the filed site pin. This project's survey numbers are not matched to them yet, so no plot is marked as its land.
Everything here is as filed by the promoter with Karnataka RERA or as recorded in Bhoomi land records, and can be stale or wrong at source. Verify against certified records before you transact. Open Obel Shanthi in the interactive atlas
Not verified yet
Boundaries
Schedule in the EC vs KGIS neighbours
Not verified yet
Encumbrance certificate filed with K-RERA
Page 1
Page 1 of the encumbrance certificate. Filed with K-RERA: Latest Encumbrance Certificate.
No survey sketch is listed on this phase's K-RERA filing
Sketch, sanction and mutation vs KGIS map
Not verified yet
Land record
Survey plots · KGIS cadastral
Imagery: Esri, Vantor, Earthstar Geographics
Survey plots around the filed site pin, on satellite imagery. The outlines are the land of each survey number, not buildings. Survey plots around the filed site pin. This project's survey numbers are not matched to them yet, so no plot is marked as its land.
Across Bengaluru East, the water table sat 27.3 m below ground in July 2023 (KSNDMC, a taluk average), shallower than the ten-year July mean of 30.5 m, and it recovered 1.9 m over the year.
Water at a glance
Groundwater
Bengaluru East taluk average, July 2023: 27.3 m below ground
What it means
Not verified yet
Water below ground
27.3 m, the taluk average
Through the year
Not verified yet
Water supply, as filed
Self development
Nearest city water main
240 m
Distances
Within 3 km
Connectivity
Straight-line distance from the site
Nuisances
Distance from the site
As the promoter reported it
Site photos filed with K-RERA, Q4 2025-26
Work left
By component, Q4 2025-26
Quarterly return, Q4 2025-26
Main structure
85% · planned by 1 Feb 2022
Electrical and plumbing finishing
85% · planned by 1 Mar 2023
Internal roads
Not verified yet
Club house
90%
Completion
82%
Completion, accountant
Not verified yet
Dates
Dates
Filed dates
Possession, agreement
Not verified yet
Schedule end
1 Mar 2023
RERA completion date
30 Mar 2027
!Review
Work began, as filed
15 Apr 2019
Specified structure
What the promoter specified · not an inspection
Not verified yet
Specification sheet, page 1
Page 1
Page 1 of the specification sheet. The promoter filed this with the registration.
Land · ₹8.27 Cr 39.7%Development · ₹12.57 Cr 60.3%
Cost left vs buyer dues
Not verified yet
Form 4
Estimated cost
₹20.85 Cr
Estimated cost, Form 4 Q3 2025-26
₹58.30 Cr
Cost incurred
₹46.50 Cr
Cost left
₹11.80 Cr
Collected from buyers
Not verified yet
Receivable, sold flats
Not verified yet
Land cost revision
Not verified yet
Sales
Sold vs unsold, Q4 2025-26
Sold (70) 40.7%Unsold (102) 59.3%
Flats sold per quarter
K-RERA inventory
Sold, Q3 2025-26
77 / 172 · 95 available
Sold, Q4 2025-26
70 / 172 · 102 available
Unsold, Q4 2025-26
102
Sold in Q4 2025-26
7 bookings cancelled or corrected (77 → 70 sold)
Compliance
Escrow, Q4 2025-26
Escrow and filings
Escrow bank
Industrial Development Bank of India · banswadi
Designated account, collected
₹43.88 Cr in Q4 2025-26
Designated account, withdrawn
₹1.11 Cr in Q4 2025-26 (3% of that quarter's deposits)
Unregistered agreements, over 10% paid
Not verified yet
RERA complaints
0
Track record
Average schedule slip
Not verified yet
DOSL builder track
Not verified yet
Developer's project loan
Not verified yet
Records searched to
Not verified yet
Building plan
Not verified yet
Unregistered agreements, over 10% paid
Not verified yet
Sale deed in favour of
Not verified yet
Escrow bank
Industrial Development Bank of India · banswadi
Stage
Progress as reported, by quarter
Site photos, Q4 2025-26
Basemap: Esri, OpenStreetMap contributors
Map of 2 projects within 4 km of the site that have a price confirmed from their Form 4 certificate: Vkk Grand, price locked; Lodha Mirabelle, price locked.
This project
Padlock: that project's price is part of its own report
