Where does this project stand?

Registered with K-RERA. 91% built as of Q4 2025-26, as the promoter reported it. Flagged: The latest promised date, 1 Jul 2026, has passed and the filing shows no completion or occupancy certificate.

Sale prices certified in this project's Form-4 filings are not shown yet: our check of how we read them did not meet our accuracy bar.

Does the sales pitch match what was filed?

Booked units went from 1 in Q3 2025-26 to 0 in Q4 2025-26. 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In Q4 2025-26, ₹4.31 Cr was paid into escrow and ₹4.18 Cr withdrawn by the promoter (97% of that quarter's deposits). Escrow account with HDFC.

When will the keys be handed over?

Completion was promised for 31 Dec 2022; the latest date on the filing is 1 Jul 2026 after 3 extensions. 91% built as of Q4 2025-26, as the promoter reported it. That date has passed, and the filing shows no completion or occupancy certificate.

Is anything contested?

1 complaint on this project and 9 on the promoter at K-RERA. 1 recovery certificate names the promoter.

Does the brochure match the sanction?

4 towers (unit count not filed), tallest tower filed at 14 floors, FAR 2.75.

What is the builder's record?

Promoter: SIPANI PROPERTIES PVT LTD (company). 8 K-RERA registrations on record under this promoter's name. Of those, 2 are marked completed and 4 are past their latest promised completion date today without being marked completed. 9 complaints are filed against the promoter at K-RERA.

What does a buyer commit to, and what can the builder keep?

The proforma agreement for sale, allotment letter and sale deed are on file.

Overview

Sipani Royal Heritage Phase-II

Q: Is it approved for its use?

No sanctioned plan number is recorded on the filing.

SIPANI PROPERTIES PVT LTDChandapura-Anekal Road, Marsur

Site photos filed with K-RERA, Q4 2025-26

Sipani Royal Heritage Phase-II site photograph 1

Survey plots · KGIS cadastral

Recent price, super built-upNot verified yet Sold0 / 168 · 0%As of Q4 2025-26 Completion91%As of Q4 2025-26 RERA completion date30 Jun 2026Filing read 20 Oct 2026 Gross yieldNot verified yet North Bengaluru, past yearNot verified yet Findings1 red flag · 3 to review · 3 clear · 2 locked

Sections


Property title & search report
Title & ownership	–	–	–	Locked
Approvals	1	1	2	Red flag
Disputes & cases	–	–	–	Locked
Contract & costs	–	–	–	Not verified
Technical report
Valuation	–	–	–	Not verified

Price paid per sq ft, super built-up

Not verified yet

Other projects in Electronic City


“smilee Celestial”Lapsed · completion date passed	Blue Valley Properties Pvt Ltd	Plot	–	Aug 2019
1 Lakhmulti Storey Housing DoddanagamangalaLapsed · completion date passed	Rajiv Gandhi Housing Corporation	Apartment	323 sqft carpet (as filed)	Mar 2024
1 Lakhmulti Storey Housing GoolimangalaLapsed · completion date passed	Rajiv Gandhi Housing Corporation Pvt Ltd	Apartment	323–484 sqft carpet (as filed)	Mar 2024
A B AnanthaActive · 84% built	Amaravathi Builders	Apartment	753–972 sqft carpet (as filed)	Jan 2027
Abhee NandikaCompleted · OC 22-04-2022	ABHEE DEVELOPERS	Apartment	786 sqft carpet (as filed)	Completed
Abhee Prakruthi Villa PlotsCompleted (regulator flag)

Title & ownership

Who owns it, and is the title clean?

Locked

Title opinionNot verified yet

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?

Red flag1 red flag · 1 to review · 2 clear

Building plan (BDA)Not verified yet

RERA extensionsGrantedReview

RERA complaints1Red flag

Land conversionNot verified yet

Permits

Validity

Not verified yet

Approval letters

Disputes & cases

Are there court cases or buyer complaints on this project?

Locked

Cases on the landNot checked
Cases on the builder12 cases
RERA complaints1 case
Builder's other projects8 cases

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Contract & costs

What does a buyer commit to?

We haven't verified the rest of this yet.

Sign in first, then it is one click.

Forfeiture, agreementThe booking amountAgreement for sale, p. 9

Forfeiture, allotment letterNot verified yet

Transfer feeNot verified yet

Maintenance includedNot verified yet

Cancellation

Forfeiture

Forfeiture is stated as "The booking amount", not a share of the price. See the table.

Agreement and allotment letter

Valuation

What is it worth?

We haven't verified the rest of this yet.

Sign in first, then it is one click.

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

Price per sq ft, super built-up

Not verified yet

Location & risks

What is the location like?

Height above nearest drainNot verified yet

Groundwater, taluk average21.3 m below groundAnekal taluk, July 2023

Water supply, as filedSelf developmentDeclared by the promoter

Metro, operationalNot verified yet

The site

Zoning & hazards

Planning and hazards

Construction & progress

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

Review1 to review · 1 clear

Completion91%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 flats₹3.68 CrAs of Q4 2025-26

Cost leftNot verified yet

Sold0 / 168As of Q4 2025-26

Sold in Q4 2025-261 booking cancelled or corrected (1 → 0 sold)Net change in booked flats

Funding

Estimated cost

Not verified yet

Cost left vs buyer dues

Not verified yet

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 filed90On K-RERA

Available8392% of filed

K-RERA only7

Approvals with a validity dateNone read

Approvals & NOCs

What we read

Fire NOCKSFES/NOC/106/2017Filed as Fire NOC, p. 1

Environmental clearanceIssued 28 Apr 2017Filed as SEIAA, p. 1

1 pageAvailable
4 pagesAvailable
52 pages1 factAvailable
K-RERA only
2 pagesAvailable
2 pagesAvailable
K-RERA only
6 pagesAvailable
9 pages1 factAvailable
1 pageAvailable
1 pageAvailable

Source: K-RERA project page and the documents filed there, as read by us. 35 documents filed with K-RERA, identity papers and photographs, are left out of this list.

Building plan (BDA)	Not verified yet
Power NOC (BESCOM)	Filed with the registration
Fire NOC	KSFES/NOC/106/2017	Clear
Environmental clearance	issued 28 Apr 2017	Clear
Airport height NOC	Filed with the registration
Pollution board (CFE)	Filed with the registration


Abhee Serenity Springs	about 3.5 km, to a locality centre	Locked
Columbia Aaltius	about 4 km, to a locality centre	Locked
Signature Heights	about 5 km, to a locality centre	Locked
Sobha Hamptons -Townpark Phase 1 W4 To 6	about 5.5 km, to a locality centre	Locked


Sipani Royal Heritage Phase-II This project	This project is the point the others are measured from	30 Jun 2026	0% (0 of 168)	Not verified yet
Abhee Serenity Springs	about 3.5 km, to a locality centre	30 Jun 2030	38% (110 of 288)	Locked
Columbia Aaltius	about 4 km, to a locality centre	30 Sep 2026	54% (89 of 165)	Locked

Nearest storm drain	None within 3 km of the locality centre
Nearest lake, tank or pond	about 0.5 km from the locality centre, an unnamed pond
Height above nearest drain	Not verified yet

Club House, built	100%
Electricity, built	99%
Outdoor Sports facility, built	100%
Swimming Pool, built	100%
Parks, built	100%
Water and Sanitation, built	100%
SERENE FOUNTAIN BODY, built	100%
Kitchen handover	Not verified yet
Sewage plant	Not verified yet
Power backup	Not verified yet

RERA extensions	Granted · Approved 31 Oct 2023
RERA complaints	1
RERA completion date	30 Jun 2026

Forfeiture, agreement	The booking amount
Forfeiture, allotment letter	Not verified yet

Transfer fee	Not verified yet
Holding charge	Not verified yet
Maintenance included	Not verified yet
Defect liability	5 years

Groundwater	Anekal taluk average, July 2023: 21.3 m below ground
What it means	Not verified yet
Water below ground	21.3 m, the taluk average
Through the year	Not verified yet
Water supply, as filed	Self development
Nearest city water main	Not verified yet

Height above nearest drain	Not verified yet
Nearest drain	None within 3 km of the locality centre
Ground level	Not verified yet
Metro, operational	Not verified yet
Metro, under construction	Not verified yet

Landfill or waste transfer station	None within 3 km of the locality centre
Sewage treatment plant	about 1 km from the locality centre
Quarry	None within 3 km of the locality centre
Crematorium	None within 3 km of the locality centre
Prison	None within 3 km of the locality centre
Electrical substation	about 3 km from the locality centre, named Surya City on OpenStreetMap

Main structure	100% · planned by 22 Jun 2021
Electrical and plumbing finishing	92% · planned by 20 Aug 2021
Internal roads	Not verified yet
Club house	100%
Completion	91%
Completion, accountant	Not verified yet

Possession, agreement	Not verified yet
Schedule end	20 Jun 2022
RERA completion date	30 Jun 2026	Review
Work began, as filed	1 Feb 2018

Structural safety certificate	Not verified yet
Structural engineer, quarterly	Form 6 · Jan 2026, Apr 2026 (2 filed)	Clear
Design consultants (Form 6)	Not verified yet
Fire safety	KSFES/NOC/106/2017
Environmental clearance	issued 28 Apr 2017
Architect, quarterly	Form 5 · Jan 2026, Apr 2026 (2 filed)

Sold, Q3 2025-26	1 / 224 · 223 available
Sold, Q4 2025-26	0 / 168 · 168 available
Unsold, Q4 2025-26	168
Sold in Q4 2025-26	1 booking cancelled or corrected (1 → 0 sold)

Escrow bank	HDFC · kasturba road
Designated account, collected	₹4.31 Cr in Q4 2025-26
Designated account, withdrawn	₹4.18 Cr in Q4 2025-26 (97% of that quarter's deposits)
Unregistered agreements, over 10% paid	Not verified yet
RERA complaints	1

K-RERA registrations under this promoter	8
Marked completed	2
Past promised date, not completed	4	Review
Complaints filed against the promoter	9
Other phases under this promoter name	5
With a filed extension or completion	4 (1 completed, 3 extended)
Average schedule slip	22 months

Site photos filed with K-RERA, Q4 2025-26

Survey plots · KGIS cadastral

Sections

Price paid per sq ft, super built-up

Other projects in Electronic City

Land and deed chain

How the land reached this project

Permits

Validity

Approval letters

Unlock this full report

Cancellation

Forfeiture

Agreement and allotment letter

This project

Price

Price per sq ft, super built-up

The site

Zoning & hazards

Planning and hazards

Progress

Completion, as the promoter reported it

Funding

Estimated cost

Cost left vs buyer dues

Value & LTV

3BHK A

Calculation

Conditions

Collateral checks

Approvals & NOCs

Site photos filed with K-RERA, Q4 2025-26

Survey plots · KGIS cadastral

Sections

Price paid per sq ft, super built-up

Other projects in Electronic City

Land and deed chain

How the land reached this project

Permits

Validity

Approval letters

Unlock this full report

Cancellation

Forfeiture

Agreement and allotment letter

This project

Price

Price per sq ft, super built-up

The site

Zoning & hazards

Planning and hazards

Progress

Completion, as the promoter reported it

Funding

Estimated cost

Cost left vs buyer dues

Value & LTV

3BHK A

Calculation

Conditions

Collateral checks

Approvals & NOCs

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

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RERA