YelahankaApartment
SRI RAMA ENCLAVE
MEGA INFRA
Dec 2023started
Sep 2026target completion
Declared cost₹44.26 CrScale64 flatsAuthorityRERA Karnataka
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Detailed ReportBlue Bells
01
Complete project overview
RERA Karnataka · Registration filing- Project name
- Blue Bells
- Towers
- 1
- Land area
- 2,227 sq m
- FAR sanctioned
- 2.24
- Covered area
- 2,227 sq m
- Garage area
- 2,350 sq m
Timeline
Project startedMay 2018
RERA registeredJul 2018
Proposed completionNov 2020
TodaySep 2026
Find your flat
Every flat the builder registered, with the carpet area they filed. Look yours up and check it against what you were shown.
UnitTypeCarpet sq mUndivided share sq m
G011st Floor2BHK53.1528.86
G021st Floor2BHK53.1528.86
G031st Floor1BHK23.5612.79
G041st Floor2BHK53.1528.86
1012nd Floor3BHK105.6557.34
1022nd Floor3BHK105.3357.16
1032nd Floor2BHK79.8643.68
1042nd Floor2BHK83.6645.91
1052nd Floor2BHK77.4642.38
1062nd Floor3BHK89.7648.79
1072nd Floor2BHK83.6945.91
1082nd Floor2BHK79.8643.59
1092nd Floor2BHK80.4744.98
1102nd Floor2BHK78.5544.05
1112nd Floor2BHK78.5544.05
2013rd Floor3BHK105.6557.34
2023rd Floor3BHK105.3357.16
2033rd Floor2BHK79.8643.68
2043rd Floor2BHK83.6645.91
2053rd Floor2BHK77.4642.38
2063rd Floor3BHK89.7648.79
2073rd Floor2BHK83.6945.91
2083rd Floor2BHK79.8643.59
2093rd Floor2BHK80.4744.98
2103rd Floor2BHK78.5544.05
2113rd Floor2BHK78.5544.05
3014th Floor3BHK105.6557.34
3024th Floor3BHK105.3357.16
3034th Floor2BHK79.8643.68
3044th Floor2BHK83.6645.91
3054th Floor2BHK77.4642.38
3064th Floor3BHK89.7648.79
3074th Floor2BHK83.6945.91
3084th Floor2BHK79.8643.59
3094th Floor2BHK80.4744.98
3104th Floor2BHK78.5544.05
3114th Floor2BHK78.5544.05
4015th Floor3BHK105.6557.34
4025th Floor3BHK105.3357.16
4035th Floor2BHK79.8643.68
4045th Floor2BHK83.6645.91
4055th Floor2BHK77.4642.38
4065th Floor3BHK89.7648.79
4075th Floor2BHK83.6945.91
4085th Floor2BHK79.8643.59
4095th Floor2BHK80.4744.98
4105th Floor2BHK78.5544.05
4115th Floor2BHK78.5544.05
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. Carpet area is the legally meaningful number — not the super built-up figure a brochure quotes. Undivided share is the portion of the land that comes with the unit, as filed — a share of the whole plot, not a demarcated piece of ground.
| Unit | Type | Carpet | Undivided share | Unit | Type | Carpet | Undivided share |
|---|---|---|---|---|---|---|---|
| G011st Floor | 2BHK | 53.15 | 28.86 | G021st Floor | 2BHK | 53.15 | 28.86 |
| G031st Floor | 1BHK | 23.56 | 12.79 | G041st Floor | 2BHK | 53.15 | 28.86 |
| 1012nd Floor | 3BHK | 105.65 | 57.34 | 1022nd Floor | 3BHK | 105.33 | 57.16 |
| 1032nd Floor | 2BHK | 79.86 | 43.68 | 1042nd Floor | 2BHK | 83.66 | 45.91 |
| 1052nd Floor | 2BHK | 77.46 | 42.38 | 1062nd Floor | 3BHK | 89.76 | 48.79 |
| 1072nd Floor | 2BHK | 83.69 | 45.91 | 1082nd Floor | 2BHK | 79.86 | 43.59 |
| 1092nd Floor | 2BHK | 80.47 | 44.98 | 1102nd Floor | 2BHK | 78.55 | 44.05 |
| 1112nd Floor | 2BHK | 78.55 | 44.05 | 2013rd Floor | 3BHK | 105.65 | 57.34 |
| 2023rd Floor | 3BHK | 105.33 | 57.16 | 2033rd Floor | 2BHK | 79.86 | 43.68 |
| 2043rd Floor | 2BHK | 83.66 | 45.91 | 2053rd Floor | 2BHK | 77.46 | 42.38 |
| 2063rd Floor | 3BHK | 89.76 | 48.79 | 2073rd Floor | 2BHK | 83.69 | 45.91 |
| 2083rd Floor | 2BHK | 79.86 | 43.59 | 2093rd Floor | 2BHK | 80.47 | 44.98 |
| 2103rd Floor | 2BHK | 78.55 | 44.05 | 2113rd Floor | 2BHK | 78.55 | 44.05 |
| 3014th Floor | 3BHK | 105.65 | 57.34 | 3024th Floor | 3BHK | 105.33 | 57.16 |
| 3034th Floor | 2BHK | 79.86 | 43.68 | 3044th Floor | 2BHK | 83.66 | 45.91 |
| 3054th Floor | 2BHK | 77.46 | 42.38 | 3064th Floor | 3BHK | 89.76 | 48.79 |
| 3074th Floor | 2BHK | 83.69 | 45.91 | 3084th Floor | 2BHK | 79.86 | 43.59 |
| 3094th Floor | 2BHK | 80.47 | 44.98 | 3104th Floor | 2BHK | 78.55 | 44.05 |
| 3114th Floor | 2BHK | 78.55 | 44.05 | 4015th Floor | 3BHK | 105.65 | 57.34 |
| 4025th Floor | 3BHK | 105.33 | 57.16 | 4035th Floor | 2BHK | 79.86 | 43.68 |
| 4045th Floor | 2BHK | 83.66 | 45.91 | 4055th Floor | 2BHK | 77.46 | 42.38 |
| 4065th Floor | 3BHK | 89.76 | 48.79 | 4075th Floor | 2BHK | 83.69 | 45.91 |
| 4085th Floor | 2BHK | 79.86 | 43.59 | 4095th Floor | 2BHK | 80.47 | 44.98 |
| 4105th Floor | 2BHK | 78.55 | 44.05 | 4115th Floor | 2BHK | 78.55 | 44.05 |
02
Builder’s track record
RERA Karnataka · Builder registrationArunodaya Developers
Bengaluru UrbanBased in
1Projects
1City
2018–2020Active
Timelineevery project, start → promised completion
The only project Horizon has read from this builder so far. 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
- Yelahanka
- District
- Hyderabad
- Pincode
- 500035
- Address
- Katha No.2595/2592/206/1/21,22/15,16,17,18,19,20,23, Kodigehalli Village, Vidyaranyapura, NTI GKVK Road, Opp School Vivekananda, Rajiv Gandhi nagara
What’s nearby
SchoolsNearest school 1.4km away · 4 educational institutions within 1km · College or university 955m away
HealthcareHospital 254m away · Clinic within 2km
LifestyleNo parks within 2km · Playground within 500m · Gym or sports centre 1.1km away
ShoppingSupermarket 650m away · Bank 740m away
Getting around
Expressway 1.5 kmPrimary road 2.1 km · Yelahanka RoadRailway line 499 mRailway station 712m away (Kodigehalli)Bus stop within 1km
Price analysisdeclared build cost — not a sale price
₹25.00 Cr declared. What that works out to:
20%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
Satellite view of the site
Google Open Buildings, 2016–2023 · Sentinel-2 imageryOpen ground within ~27 m of the recorded location until 2019; a building is first visible in 2020 and is about 12 m tall by 2023.
Satellite view, year by year
loading 2023…
Height estimated by a model from satellite imagery — not a survey, and the series ends in 2023. The dashed shape is within ~27 m of the filed location.
Satellite photographs of the same ground
Sentinel-2, 10 m per pixel — about 400 m of ground across. Each frame is one dry-season day, so haze can dull a site.
How to read this
- A building is first visible in 2020.
- This state publishes a point, not a plot outline, so the shape is a circle around it. A neighbour’s building can fall inside.
- The location could only be checked loosely, so read this site view as indicative rather than as a statement about this project.
- Site is a ~27 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
- Coordinate checked only against its district, not its pincode.
Google Open Buildings 2.5D Temporal (CC BY 4.0) · Contains modified Copernicus Sentinel data 2017–2026
05
Government Guidance Rate
Karnataka Department of Stamps & Registration — 2023-24 guidance-value gazettesIn Karnataka it’s called the guidance value.
₹24,331per sq yd
₹29,100per sq m
- Which rate
- site (guidance value)
- Matched to
- The rate published for “Gandhinagara”.
- In force
- effective Oct 2023
What this number is — and isn’t
- The minimum value Karnataka’s registration department will register a sale at. Stamp duty is usually charged on this or the price in the sale deed, whichever is higher.
- Not a market price. Sales normally register above it, and how far above varies by place and by project.
- Its fit depends on the grain the state publishes at. This one is matched at the level of locality, and says so above. How Horizon decides what to show.
06
Planning authority
RERA Karnataka · Approved building planBuilding Permit
The promised possession date (23 Nov 2020) 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.
07
Complaints & litigation
RERA Karnataka · public recordComplaints before RERA Karnataka
2 complaints · 2 disposed · 0 open
A disposed complaint may have been resolved for or against the builder, and only disputes escalated to RERA Karnataka appear here at all.
| Number | Date | Status | |
|---|---|---|---|
| 01366/2024 | Failure to provide the amenities as per the agreed terms | 30 Dec 2024 | Disposed — authority bench 5 |
| CMP/221217/0010479 | Incompletion of Project and handover of the building to association , failure in signing DoD | 17 Dec 2022 | Disposed — authority bench 5 |
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.
08
Other projects nearby
The register · within 25 km888 residential projects still under way within 25 km. Step out ring by ring:
8 projects between 1 and 3 km — showing the nearest 6.
YelahankaApartment
Elara Celestia
L&T Realty Developers Limited
Feb 2025started
Mar 2030target completion
Declared cost₹1576.76 CrScale634 flatsAuthorityRERA Karnataka
YelahankaApartment
HRS Sai Guru Bliss Avenue
HRS Sai Guru Developers LLP
Aug 2024started
Feb 2027target completion
Declared cost₹26.98 CrScale45 flatsAuthorityRERA Karnataka
YelahankaApartment
AURELIUS
ECLECTIC HARBOUR CREATORS PRIVATE LIMITED
Dec 2023started
Aug 2027target completion
Declared cost₹13.98 CrScale9 flatsAuthorityRERA Karnataka
Bengaluru NorthApartment
BCM PANACHE
BCM INFRASTRUCTURE PRIVATE LIMITED
Sep 2024started
Mar 2029target completion
Declared cost₹111.67 CrScale69 flatsAuthorityRERA Karnataka
Bengaluru NorthApartment
VISISTA BY VISTA SPACES | OKAS
VISTA SPACES JAKKUR RESIDENCY PRIVATE LIMITED
Jun 2022started
Dec 2026target completion
Declared cost₹340.59 CrScale236 flatsAuthorityRERA Karnataka
Projects within 25 km, nearest first — closed ones excluded, nothing ranked. This project’s coordinate is approximate, so distances are rough.
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.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with RERA Karnataka, as the builder submitted it.
- 02Builder's track record
- RERA Karnataka: the builder's registration.
- The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
- 03Location & price analysis
- Address, pincode and declared cost: the RERA Karnataka filing.
- Coordinates: geocoded by Horizon from the filed address with Google Geocoding, matched to the general area only, not the exact site.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- Map: © OpenStreetMap contributors (ODbL).
- 04Satellite view of the site
- Building footprint and height by year: Google Open Buildings 2.5D Temporal (CC BY 4.0), a model estimate of building presence and height from satellite imagery.
- Photographs: Copernicus Sentinel-2 imagery (contains modified Copernicus Sentinel data 2017–2026).
- 05Government Guidance Rate
- Karnataka Department of Stamps & Registration — 2023-24 guidance-value gazettes.
- 06Planning authority
- RERA Karnataka: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 07Complaints & litigation
- Complaints before RERA Karnataka.
- 08Other projects nearby
- The RERA-registered projects Horizon holds within 25 km of these coordinates.
Compiled by Horizon from public records. Each fact is reproduced as its source publishes it, and Horizon does not verify filings on the ground. The live record: gethorizon.in/projects/blue-bells-yelahanka-knqspm3q.
Horizon does not rate, review, score or signal, and it gives no verdict, opinion or forecast. Its only aim is to seek the truth through data: what the public record says, where each fact comes from, and where the record is silent. Nothing in this document is legal, financial or investment advice; what to make of it is yours to decide.