190 m awayMixed
Birla Ojasvi
Birla Estates Private Limited · Bengaluru South
Jan 2025started
Jan 2031target completion
Declared cost₹635.14 CrScale615 flatsAuthorityRERA Karnataka
ARYAN OPULENCE
01
Complete project overview
RERA Karnataka · Registration filing- Land area
- 9,103 sq m
- Covered area
- 2,698 sq m
- Open area
- 6,506 sq m
- Garage area
- 11,536 sq m
Timeline
Project startedJun 2018
RERA registeredOct 2018
Proposed completionJul 2021
TodaySep 2026
02
Builder’s track record
RERA Karnataka · Builder registrationAryan Constructions
Bengaluru UrbanBased in
6Projects
5Cities
2018–presentActive
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
110 homeson the public record across 6 projects
26,289 sq mbuilt-up filed
16,197 sq mland declared
₹136.68 Crdeclared build cost
Build cost is what the builder declared it costs to build — land plus construction, at registration. It gives a sense of how big a builder this is — not a price you pay, not build quality, and not whether they finish on time.
Planning authoritiesthis builder's portfolio, by approving body
Commissioner, ULBMunicipal / Corporation3 of 6 projects
BBMP - Bruhat Bengaluru Mahanagara PalikeMunicipal / Corporationthis project1 of 6 projects
City and Industrial Development Corporation (CIDCO)Development Authority1 of 6 projects
Commissioner, APCRDAMunicipal / Corporation1 of 6 projects
Counts are how many of this builder’s projects on Horizon’s record were approved by each body — a footprint, not a ranking of the authorities.
Every project Horizon has read from this builder, oldest first on the timeline. Dates are the project’s start (where filed) and target-completion dates on the RERA filing; delivery isn’t reported here.
03
Location & price analysis
RERA Karnataka · Registration filing- Taluk
- Bengaluru South
- District
- Bengaluru Urban
- Pincode
- 560085
- Address
- 15/2B&15/8,GANAKALLU VILLAGE,, KENGERI HOBLI, BANGALORE SOUTH
What’s nearby
SchoolsNearest school 1.2km away · College or university 288m away · Library 1.1km away
HealthcareHospital 1.2km away · Clinic within 2km
LifestyleNo parks within 2km · Gym or sports centre 2.0km away · 3 restaurants and cafes within 1km
ShoppingSupermarket 129m away · Bank 322m away
Getting around
Expressway 2.3 km · Mysore RoadPrimary road 3.1 km · Kengeri Main RoadRailway line 2.5 km · Mysuru–Bengaluru lineMetro station 2.4km away (Pattanagere)12 bus stops within 500m
Water & environment
Water body 248 m · Idle Lake
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹90.85 Cr declared. What that works out to:
12%of the cost is land
This is what the builder filed it costs to build — land plus construction, at registration — not a sale price. The gap to an asking price is their margin, taxes and anything the filing doesn’t carry.
04
Government Guidance Rate
Karnataka registration departmentIn Karnataka it’s called the guidance value.
No government guidance rate is shown for this project.
Karnataka's guidance-value gazettes are in Horizon's record, but this project's address doesn't name a place any of its sub-registrar's tables print.
That is a statement about what Horizon can place — not a sign that no rate exists, and not a signal about the project.
05
Planning authority
RERA Karnataka · Approved building planBuilding Permit
The promised possession date (30 Jul 2021) has passed. This record can’t confirm whether the project was completed — that sign-off is the occupancy certificate, below.
The occupancy certificate — the proof that isn’t here
An approved plan is the government’s approval to build. It is not proof the project was built to that plan. That sign-off is the Occupancy Certificate (OC) — issued by the planning authority, the same body that approved the plan, not by RERA— and it isn’t in this record. Ask the builder for it, or check with the authority. Without an OC, banks may decline home loans, and any deviation from the approved plan carries penalty or demolition risk.
The approving body, at scale
BBMP
Municipal Corporation · Bruhat Bengaluru Mahanagara PalikeHas approved 2,111 RERA projects — about 1 in 4 in Karnataka, more than any other body in the state.
an apartments market — 100% apartments · 0% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 1,619
- On record
- 1,14,417 flats · 373 plots
- Reach
- 9 taluks
- Since
- 2017
More apartment-heavy than Karnataka overall — 100% apartments here vs 62% statewide.
Volume and mix are context, not a verdict — a busier body isn’t a safer project. And this counts RERA-registered projects on Horizon’s record, not all construction.
06
Complaints & litigation
RERA Karnataka · public recordNone on record with RERA Karnataka against this project.
Only disputes escalated to the authority appear on the record — a private disagreement never filed here would not. A count from the public record, not a verdict.
What the builder declared
Declared to RERA Karnataka- Litigation
- None declared in this filing
Only what the builder declared, or what RERA Karnataka records itself, can appear here — a case filed elsewhere and never declared would not.
Not a verdict. A complaint can be dismissed and a case can be won; an order can be appealed.
Not a clean bill. An empty record means nothing was filed with RERA Karnataka, or that this register doesn’t publish it — never that nothing happened.
07
Other projects nearby
The register · within 25 km651 residential projects still under way within 25 km. Step out ring by ring:
Of the 288 projects the radar draws within 6 km — every kind, every stage — 69 are residential projects still under way. This list keeps only those, and looks further out.
3 projects within 1 km — showing the nearest 3.
380 m awayApartment
KUMARAVANA
ESSEM18 DEVELOPERS PRIVATE LIMITED · Bengaluru South
Apr 2024started
Dec 2027target completion
Declared cost₹119.70 CrScale91 flatsAuthorityRERA Karnataka
850 m awayApartment
ELEGANT HERMITAGE
ELEGANT BUILDERS AND DEVELOPERS · Bengaluru South
May 2023started
Mar 2026target completion
Declared cost₹203.00 CrScale240 flatsAuthorityRERA Karnataka
Projects within 25 km, nearest first — closed ones excluded, nothing ranked. Distances from the filed coordinates.
What this record cannot tell you
- Build quality — no filing records how well it was actually built.
- Private disputes — only complaints escalated to the authority appear here.
- What it will be worth — the record is the past; it does not price the future.