260 m awayApartment
AM VIRUPAKSHAPPA EXOTICA
AM Builders and Developers · Davanagere
Jan 2024started
Dec 2026target completion
Declared cost₹5.44 CrScale32 flatsAuthorityRERA Karnataka
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Detailed ReportDHIRAAN BAKKESHWARA RESIDENCY
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 24 units
- Unit mix
- 20 × 2 BHK · 4 × 3 BHK
- Towers
- 1
- Floors
- 3
- Land area
- 795 sq m
- Built-up area
- 1,761 sq m
- FAR sanctioned
- 1.53
- Covered area
- 352 sq m
- Open area
- 443 sq m
- Land parcels
- 1 survey no
Timeline
Project startedAug 2023
RERA registeredSep 2024
Proposed completionAug 2026
TodaySep 2026
Construction progressFrom the builder's latest quarterly progress report filed with RERA Karnataka — % complete overall and by stage, as of that filing. A dated snapshot, not a live tracker.
85% overall, as filed
Internal infra20%
External infra20%
Amenities36%
Finishing64%
Common areas73%
Super-structure85%
Sub-structure100%
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 mExclusive area sq mUndivided share sq m
G-01Ground Floor3 BHK88.8215.1140.58
G-02Ground Floor2 BHK72.2610.8932.07
G-03Ground Floor2 BHK77.5010.6533.90
G-04Ground Floor2 BHK75.5010.7433.33
G-05Ground Floor2 BHK71.7210.9832.00
G-06Ground Floor2 BHK71.3010.9531.81
F-011st Floor3 BHK88.8215.1140.58
F-021st Floor2 BHK72.2610.8932.07
F-031st Floor2 BHK77.5010.6533.90
F-041st Floor2 BHK75.5010.7433.33
F-051st Floor2 BHK71.7210.9832.00
F-061st Floor2 BHK71.3010.9531.81
S-012nd Floor3 BHK88.8215.1140.58
S-022nd Floor2 BHK72.2610.8932.07
S-032nd Floor2 BHK77.5010.6533.90
S-042nd Floor2 BHK75.5010.7433.33
S-052nd Floor2 BHK71.7210.9832.00
S-062nd Floor2 BHK71.3010.9531.81
T-013rd Floor3 BHK88.8215.1140.58
T-023rd Floor2 BHK72.2610.8932.07
T-033rd Floor2 BHK77.5010.6533.90
T-043rd Floor2 BHK75.5010.7433.33
T-053rd Floor2 BHK71.7210.9832.00
T-063rd Floor2 BHK71.3010.9531.81
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. Exclusive area is the common area allotted exclusively to the unit's owner, as the register names it. 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 | Exclusive area | Undivided share | Unit | Type | Carpet | Exclusive area | Undivided share |
|---|---|---|---|---|---|---|---|---|---|
| G-01Ground Floor | 3 BHK | 88.82 | 15.11 | 40.58 | G-02Ground Floor | 2 BHK | 72.26 | 10.89 | 32.07 |
| G-03Ground Floor | 2 BHK | 77.50 | 10.65 | 33.90 | G-04Ground Floor | 2 BHK | 75.50 | 10.74 | 33.33 |
| G-05Ground Floor | 2 BHK | 71.72 | 10.98 | 32.00 | G-06Ground Floor | 2 BHK | 71.30 | 10.95 | 31.81 |
| F-011st Floor | 3 BHK | 88.82 | 15.11 | 40.58 | F-021st Floor | 2 BHK | 72.26 | 10.89 | 32.07 |
| F-031st Floor | 2 BHK | 77.50 | 10.65 | 33.90 | F-041st Floor | 2 BHK | 75.50 | 10.74 | 33.33 |
| F-051st Floor | 2 BHK | 71.72 | 10.98 | 32.00 | F-061st Floor | 2 BHK | 71.30 | 10.95 | 31.81 |
| S-012nd Floor | 3 BHK | 88.82 | 15.11 | 40.58 | S-022nd Floor | 2 BHK | 72.26 | 10.89 | 32.07 |
| S-032nd Floor | 2 BHK | 77.50 | 10.65 | 33.90 | S-042nd Floor | 2 BHK | 75.50 | 10.74 | 33.33 |
| S-052nd Floor | 2 BHK | 71.72 | 10.98 | 32.00 | S-062nd Floor | 2 BHK | 71.30 | 10.95 | 31.81 |
| T-013rd Floor | 3 BHK | 88.82 | 15.11 | 40.58 | T-023rd Floor | 2 BHK | 72.26 | 10.89 | 32.07 |
| T-033rd Floor | 2 BHK | 77.50 | 10.65 | 33.90 | T-043rd Floor | 2 BHK | 75.50 | 10.74 | 33.33 |
| T-053rd Floor | 2 BHK | 71.72 | 10.98 | 32.00 | T-063rd Floor | 2 BHK | 71.30 | 10.95 | 31.81 |
02
Builder’s track record
RERA Karnataka · Builder registrationDHIRAAN PROPERTIES
Partnership FirmPromoter type
Bengaluru UrbanBased in
1Projects
1City
2024–2026Active
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- This project
- 3 new projects last year
- 21 nearby projects
- Taluk
- Davanagere
- District
- Davangere
- Pincode
- 577005
- Address
- Site No. 47, 48, 49 and 50 , Door No. 2002/47, Shabanuru Village, R S No. 150/2B2 , Davanagere , Davangere, Karnataka - 577005
- North boundary
- Road
- East boundary
- Road
- South boundary
- Road
- West boundary
- Davangere Corporation Property & Road
What’s nearby
Schools1 school within 500m · College or university 1.4km away
HealthcareHospital 1.3km away · Clinic within 2km
LifestyleNo parks within 2km
ShoppingSupermarket 979m away · Bank 662m away
Getting around
Expressway 270 mPrimary road 386 mRailway line 2.7 kmRailway station 3.6km away (Davanagere)3 bus stops within 500m
Water & environment
Canal 426 m · Bhadra Right Bank Canal
distances only — not a flood assessmentLand, title & encumbranceAs declared by the builder at registration — a RERA self-declaration, not an authority's independent finding. A flagged line is worth verifying against the title documents; it is not a verdict.
LandJoint development (JDA) — built on the owner’s land by agreement
ConversionOne or more surveys not converted to non-agricultural
Price analysisdeclared build cost — not a sale price
₹8.32 Cr declared to build 24 flats. What that works out to:
₹34.67 Lakhdeclared cost per flatall-in — land + construction
₹4,390/sq ftof built-up area₹47,257/sq m
20%of the cost is land₹1,905/sq ft of 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 imageryThe yearly satellite view ends in 2023 and this project started in 2023, so it does not cover this project's construction: the site was still open ground within ~20 m of the recorded location when the series ends. The 2026 image shows the site more recently.
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 ~20 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
- This series ends in 2023, before this project’s construction — so it shows what stood here before, and says nothing about whether building has since begun. The photograph does that.
- 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 ~20 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.
- The yearly site view ends in 2023, before this project started in 2023.
Google Open Buildings 2.5D Temporal (CC BY 4.0) · Contains modified Copernicus Sentinel data 2017–2026
05
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.
06
Planning authority
RERA Karnataka · Approved building planapproved 21 Aug 2023 · 3 yrs ago
Building Permit no. DVG-LBPAS-19055/23-24/BPSurvey no. site no - 47, 48, 49 and 50
The promised possession date (31 Aug 2026) 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.
Verify it yourself — look up plan DVG-LBPAS-19055/23-24/BP on the approving authority’s portal to confirm the approval.
The approving body, at scale
Davanagere-Harihara Urban Development Authority
Urban Development AuthorityHas approved 24 RERA projects — 0.3% of Karnataka.
a mixed market — 50% apartments · 50% plotted layouts.
- Builders
- 24
- On record
- 268 flats · 857 plots
- Reach
- 6 taluks
- Since
- 2018
More layout-heavy than Karnataka overall — 50% plots here vs 38% 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 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
- Declared free of litigation
The builder's own declaration at registration — not a court's or RERA Karnataka's finding. A flagged line is worth checking with RERA Karnataka.
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 km13 residential projects still under way within 25 km. Step out ring by ring:
Of the 21 projects the radar draws within 6 km — every kind, every stage — 12 are residential projects still under way. This list keeps only those, and looks further out.
1 project within 1 km — showing the nearest 1.
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.
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: as filed with RERA Karnataka.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- The Horizon Radar: the RERA-registered projects Horizon holds within 6 km of these coordinates.
- 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
- No government guidance rate could be matched to this project from Karnataka's published schedules.
- 06Planning authority
- RERA Karnataka: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 07Complaints & litigation
- RERA Karnataka's public record lists no complaints or litigation for this project.
- 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/dhiraan-bakkeshwara-residency-davanagere-88pex9uy.
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.