Where does this project stand?

Registered with K-RERA. 18% built as of Q2 2026-27, as the promoter reported it.

Does the sales pitch match what was filed?

Booked units went from 6 in Q1 2026-27 to 10 in Q2 2026-27. If a sales office says fewer units are left than this filing shows, that is ordinary scarcity selling. If it says more are available, ask why: the direction of the gap matters more than its size.

Is buyers' money protected?

In Q2 2026-27, ₹1.26 Cr was paid into escrow and ₹1.00 Cr withdrawn by the promoter (79% of that quarter's deposits). Total project cost filed at ₹58.44 Cr; escrow account with FEDERAL BANK OF INDIA.

When will the keys be handed over?

Completion was promised for 31 Dec 2030; the latest date on the filing is 1 Jan 2031. 18% built as of Q2 2026-27, as the promoter reported it.

Is anything contested?

0 complaints on this project and 0 on the promoter at K-RERA.

Does the brochure match the sanction?

66 units across 1 tower, tallest tower filed at 4 floors, FAR 2.25.

What is the builder's record?

Promoter: HOUSE OF COLORS DEVELOPERS PRIVATE LIMITED (company). 1 K-RERA registration on record under this promoter's name. No delivery record for this builder in the K-RERA filings. No complaints are filed against the promoter at K-RERA.

Overview

Reflections 66

Q: Is it approved for its use?

Plan BBMP/Addl.Dir/JDNORTH/0033/24-25 sanctioned by BBMP on 24 Oct 2025.

HOUSE OF COLORS DEVELOPERS PRIVATE LIMITEDWhitefield

Site photos filed with K-RERA, Q2 2026-27

Survey plots · KGIS cadastral

Recent price, carpet Sold10 / 66 · 15%As of Q2 2026-27 Completion18%As of Q2 2026-27 Possession promised30 Jan 2031Agreement for sale, p. 16 Gross yieldNot verified yet North Bengaluru, past yearNot verified yet Findings5 clear · 4 locked

Sections


Property title & search report
Title & ownership	–	–	–	Locked
Approvals	–	–	2	Clear
Disputes & cases	–	–	–	Locked
Contract & costs	–	–	–	Locked
Technical report

Price paid per sq ft, super built-up

Part of the full report. Unlock all 4 sections

Other projects in Whitefield


1 Lakh Multi Storey Bengaluru Housing BidarahalliLapsed · completion date passed	Rajiv Gandhi Housing Corporation Limited	Apartment	323 sqft carpet (as filed)	Mar 2024
2g TulaExtended to 27-12-2027	Togetherments Infra Pvt Ltd	Apartment	1,256–1,485 sqft carpet (as filed)	Dec 2027
A M RajshekarActive · 70% built	A M RAJSHEKAR	Plot	~600–1,200 sqft (estimate: filed carpet plus 25%)	Dec 2028
Aakruthi Roots & RaysCompleted (regulator flag)	AAKRUTHI PROPERTIES	Plot	~980–1,800 sqft (estimate: filed carpet plus 25%)	Completed
Aasara GreenwoodsCompleted · OC 02-04-2025	AASARA BUILDERS	Apartment	1,665–2,497 sqft carpet (as filed)	Completed
Adarsh Palm Meadows	Adarsh Developers	Villa	1,800–5,500 sqft	–

Title & ownership

Who owns it, and is the title clean?

Locked

Title opinion

Records searched to

Charges on the landNot verified yet

Landowner share of salesNot verified yet

Land and deed chain

How the land reached this project

Approvals

Is it approved for its use?

Clear2 clear

Building plan (BBMP)Sanctioned 24 Oct 2025No. BBMP/Addl.Dir/JDNORTH/0033/24-25

RERA extensionsNone on the filingFiling read 20 Oct 2026

RERA complaints0Clear

Land conversionConverted 30 Dec 2023Deputy Commissioner, Bangalore Urban District

Permits

Validity

Disputes & cases

Are there court cases or buyer complaints on this project?

Locked

Cases on the landNot checked
Cases on the builderNo cases
RERA complaintsNo cases
Builder's other projectsNo cases

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₹99 for this report opens Valuation, Contract & costs, Title & ownership and Disputes & cases for this project, yours to read for good.

Contract & costs

What does a buyer commit to?

Locked

Forfeiture, agreement

Forfeiture, allotment letterNot verified yet

Transfer feeNot verified yet

Maintenance includedNot verified yet

Cancellation

Forfeiture

Not verified yet

Agreement and allotment letter

Valuation

What is it worth?

Locked

Recent price, super built-upNot verified yet

Recent price, carpet

Phase 1 → Phase 2Not verified yet

Gross yield, per sq ftNot verified yet

This project

Price

Price per sq ft, super built-up

Not verified yet

Location & risks

What is the location like?

Clear1 clear

Height above nearest drainNot verified yet

Groundwater, taluk average27.3 m below groundBengaluru East taluk, July 2023

Water supply, as filedBWSSBDeclared by the promoter

Metro, operational1.8 kmKadugodi

Construction & progress

How is it being built, and when will it be ready?

Clear1 clear

Completion18%As of Q2 2026-27, promoter's return

Possession, agreement30 Jan 2031Agreement for sale, p. 16

StructureRCC framed structureAs specified

Structural safety certificateNot verified yet

Progress

Completion, as the promoter reported it

Developer

Can the developer deliver?

Clear1 clear

Receivable, sold flats₹9.65 CrAs of Q1 2026-27

Cost left₹51.74 CrAs of Q1 2026-27

Sold10 / 66As of Q2 2026-27

Sold in Q2 2026-274Clear

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 loanNo borrowing declaredAs declared in the K-RERA filing

Value & LTV

3BHK A

Not verified yet

Calculation

Not verified yet

Conditions

Collateral checks

Data room

Documents filed for this project

Documents filed111On K-RERA

Available10191% of filed

K-RERA only10

Approvals with a validity date1Valid today

Approvals & NOCs

What we read

Water and sewerage NOC (BWSSB)Issued 15 Jul 2024Filed as KWSSB/Water, p. 1

Pollution board consentValid until 5 Jun 2029Issued 6 Jun 2024

2 pagesAvailable
3 pagesAvailable
4 pages1 factAvailable
9 pages3 factsAvailable
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
3 pagesAvailable
Filed 29 Dec 20251 pageAvailable
Filed 29 Dec 20251 pageAvailable

Source: K-RERA project page and the documents filed there, as read by us. 48 documents filed with K-RERA, identity papers and photographs, are left out of this list.

Building plan (BBMP)	Sanctioned 24 Oct 2025 · No. BBMP/Addl.Dir/JDNORTH/0033/24-25
Power NOC (BESCOM)	Filed with the registration
Fire department	Filed with the registration
SEIAA	Filed with the registration
AAI	Filed with the registration
Pollution board (CFE)	consent order CTE-127598 · issued 6 Jun 2024 · valid until 5 Jun 2029	Clear
Water and sewerage NOC (BWSSB)	issued 15 Jul 2024

Land conversion	Converted 30 Dec 2023 · Deputy Commissioner, Bangalore Urban District
Survey numbers	53/3B

Zoning, RMP 2015	Residential (main)	Clear
Nearest high-tension line	Not verified yet
Nearest government-flagged flood location	970 m, Nellurahalli
Height above nearest drain	Not verified yet

Nearest storm drain	440 m to the north-west, tertiary drain
Nearest lake, tank or pond	370 m to the north, an unnamed pond
Height above nearest drain	Not verified yet

Amenities declared	Electricity · CCTV Surveillance · Community Hall · Indoor Sports facility · Gym · Power Backup · Water and Sanitation
Electricity, built	0%
CCTV Surveillance, built	0%
Community Hall, built	0%
Swimming Pool, built	0%
Power Backup, built	0%
Water and Sanitation, built	0%
Kitchen handover	Not verified yet
Covered parking per unit	1.86 (123 covered spaces for 66 units)
Sewage plant	Not verified yet
Power backup	Declared by the promoter

RERA extensions	None on the filing
RERA complaints	0
RERA completion date	31 Dec 2030

Main structure	Not started · planned by 30 Jun 2028
Electrical and plumbing finishing	Not started · planned by 25 Feb 2029
Internal roads	Not verified yet
Club house	Not verified yet
Completion	18%
Completion, accountant	11.5% of the estimated cost spent

Possession, agreement	30 Jan 2031
Schedule end	31 Dec 2030
RERA completion date	31 Dec 2030
Work began, as filed	22 Jan 2026

Structure	RCC framed structure
Foundation	Not verified yet
Wall material	Not verified yet
Wall thickness	Not verified yet
Concrete / steel grade	Not verified yet
Building heights, fire NOC	14.99 m filed

Windows	Not verified yet
Flooring	Vitrified tiles
Toilet tiles, spec vs brochure	Not verified yet
Wiring	Concealed copper wiring
Sanctioned load per flat	Not verified yet
Power backup	Provided, 8.01 sq m
Sewage plant	Not verified yet

Structural safety certificate	Not verified yet
Structural engineer, quarterly	Form 6 · Apr 2026, Jul 2026, Oct 2026 (3 filed)	Clear
Design consultants (Form 6)	Not verified yet
Fire safety	Not verified yet
Environmental clearance	Not verified yet
Architect, quarterly	Form 5 · Apr 2026, Jul 2026, Oct 2026 (3 filed)
Engineer's certificate, registration	Dated 16 Dec 2025

Estimated cost	₹58.44 Cr
Estimated cost, architect's and engineer's certificates	₹52.77 Cr
Cost incurred	₹6.70 Cr (11.5% of the estimate)
Cost left	₹51.74 Cr
Collected from buyers	Not verified yet
Receivable, sold flats	₹9.65 Cr
Land cost revision	Not verified yet

Sold, Q4 2025-26	4 / 66 · 62 available
Sold, Q1 2026-27	6 / 66 · 60 available
Sold, Q2 2026-27	10 / 66 · 56 available
Unsold, Q2 2026-27	56
Sold in Q1 2026-27	2
Sold in Q2 2026-27	4

Escrow bank	FEDERAL BANK OF INDIA · Thirumalasettyhalli
Designated account, collected	₹1.26 Cr in Q2 2026-27
Designated account, withdrawn	₹1.00 Cr in Q2 2026-27 (79% of that quarter's deposits)
Unregistered agreements, over 10% paid	Not verified yet
RERA complaints	0

Developer's project loan	No borrowing declared
Records searched to	Not verified yet
Building plan (BBMP)	Sanctioned 24 Oct 2025
Unregistered agreements, over 10% paid	Not verified yet
Sale deed in favour of	Not verified yet
Escrow bank	FEDERAL BANK OF INDIA · Thirumalasettyhalli


Kempegowda Airport	25.9
MG Road (CBD)	15.7
Manyata Tech Park	16.0
ITPL, Whitefield	2.1
Ecospace, Bellandur ORR	8.6
Electronic City Ph 1	16.3

Landfill or waste transfer station	None within 3 km
Sewage treatment plant	1.6 km to the north-west
Quarry	None within 3 km
Crematorium	None within 3 km
Prison	None within 3 km
Electrical substation	1.6 km to the east, named Whitefield on OpenStreetMap

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	BWSSB
Nearest city water main	460 m

Height above nearest drain	Not verified yet
Nearest drain	440 m to the north-west, tertiary drain
Ground level	Not verified yet
Metro, operational	1.8 km, Kadugodi
Metro, under construction	Not verified yet

Site photos filed with K-RERA, Q2 2026-27

Survey plots · KGIS cadastral

Sections

Price paid per sq ft, super built-up

Other projects in Whitefield

Land and deed chain

How the land reached this project

Permits

Validity

Unlock this full report

Cancellation

Forfeiture

Agreement and allotment letter

This project

Price

Price per sq ft, super built-up

Progress

Completion, as the promoter reported it

Funding

Estimated cost

Value & LTV

3BHK A

Calculation

Conditions

Collateral checks

Approvals & NOCs

Site photos filed with K-RERA, Q2 2026-27

Survey plots · KGIS cadastral

Sections

Price paid per sq ft, super built-up

Other projects in Whitefield

Land and deed chain

How the land reached this project

Permits

Validity

Unlock this full report

Cancellation

Forfeiture

Agreement and allotment letter

This project

Price

Price per sq ft, super built-up

Progress

Completion, as the promoter reported it

Funding

Estimated cost

Value & LTV

3BHK A

Calculation

Conditions

Collateral checks

Approvals & NOCs

Within 3 km

Title

Title report

Charges

Boundaries

Schedule in the EC vs KGIS neighbours

Encumbrance certificate, Form 15

Survey sketch

Survey sketch filed with K-RERA

Sketch, sanction and mutation vs KGIS map

Land record

Survey plots · KGIS cadastral

Filing vs KGIS map

The RTC of each filed survey

Ownership

Share of sales revenue

Joint development agreement

Unlock this full report

Approval letters

RERA

K-RERA

Registration certificates

Land use

Conversion order

Payments

Payment plan

Agreement for sale

Fees