410 m awayApartment
THE ARBOUR RESIDENCES
F4 Estates LLP and G Corp Housing Pvt Ltd · Bengaluru North
Apr 2026started
Oct 2028target completion
Declared cost₹35.69 CrScale16 flatsAuthorityRERA Karnataka
HORIZONSearch & explore India’s real estate — the whole picture. gethorizon.in1.2 lakh+ projects · 78k+ builders · 600+ micro-markets · across 22 states
Detailed ReportEL ROI
01
Complete project overview
RERA Karnataka · Registration filing- Project name
- EL ROI
- Units
- 35 units
- Unit mix
- 35 × 3 BHK
- Towers
- 1
- Floors
- 5
- Land area
- 2,302 sq m
- Built-up area
- 7,223 sq m
- FAR sanctioned
- 2.25
- Covered area
- 1,090 sq m
- Open area
- 900 sq m
- Garage area
- 1,353 sq m
- Land parcels
- 1 survey no
Timeline
Project startedOct 2024
RERA registeredOct 2024
Proposed completionMar 2028
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.
65% overall, as filed
Finishing0%
Amenities4%
External infra7%
Super-structure27%
Internal infra43%
Common areas53%
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
0011st Floor3 BHK131.6041.5852.21
0021st Floor3 BHK119.4033.2442.47
0031st Floor3 BHK131.4029.3837.55
0041st Floor3 BHK128.4049.7446.58
0051st Floor3 BHK125.8035.5840.10
0061st Floor3 BHK112.1034.9036.36
0071st Floor3 BHK115.5039.1440.95
1012nd Floor3 BHK131.6048.5645.87
1022nd Floor3 BHK119.4031.2840.78
1032nd Floor3 BHK131.4031.2740.16
1042nd Floor3 BHK128.4046.6645.18
1052nd Floor3 BHK125.8054.3245.68
1062nd Floor3 BHK135.1046.0845.89
1072nd Floor3 BHK135.1050.1646.81
2013rd Floor3 BHK131.7044.5846.43
2023rd Floor3 BHK119.9038.6441.39
2033rd Floor3 BHK131.403941.62
2043rd Floor3 BHK128.4053.3846.71
2053rd Floor3 BHK125.8062.1048.75
2063rd Floor3 BHK135.1048.0846.83
2073rd Floor3 BHK135.1053.6448.33
3014th Floor3 BHK131.7044.5846.43
3024th Floor3 BHK119.9038.6441.39
3034th Floor3 BHK131.403941.62
3044th Floor3 BHK128.4053.3846.71
3054th Floor3 BHK125.8067.5049.96
3064th Floor3 BHK135.1048.0846.83
3074th Floor3 BHK135.1053.6448.33
4015th Floor3 BHK131.7044.5859.99
4025th Floor3 BHK119.9038.6454.78
4035th Floor3 BHK131.4036.6058.80
4045th Floor3 BHK128.4053.3860.26
4055th Floor3 BHK125.8062.1062.30
4065th Floor3 BHK135.1048.0860.38
4075th Floor3 BHK135.1054.7864.43
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 |
|---|---|---|---|---|---|---|---|---|---|
| 0011st Floor | 3 BHK | 131.60 | 41.58 | 52.21 | 0021st Floor | 3 BHK | 119.40 | 33.24 | 42.47 |
| 0031st Floor | 3 BHK | 131.40 | 29.38 | 37.55 | 0041st Floor | 3 BHK | 128.40 | 49.74 | 46.58 |
| 0051st Floor | 3 BHK | 125.80 | 35.58 | 40.10 | 0061st Floor | 3 BHK | 112.10 | 34.90 | 36.36 |
| 0071st Floor | 3 BHK | 115.50 | 39.14 | 40.95 | 1012nd Floor | 3 BHK | 131.60 | 48.56 | 45.87 |
| 1022nd Floor | 3 BHK | 119.40 | 31.28 | 40.78 | 1032nd Floor | 3 BHK | 131.40 | 31.27 | 40.16 |
| 1042nd Floor | 3 BHK | 128.40 | 46.66 | 45.18 | 1052nd Floor | 3 BHK | 125.80 | 54.32 | 45.68 |
| 1062nd Floor | 3 BHK | 135.10 | 46.08 | 45.89 | 1072nd Floor | 3 BHK | 135.10 | 50.16 | 46.81 |
| 2013rd Floor | 3 BHK | 131.70 | 44.58 | 46.43 | 2023rd Floor | 3 BHK | 119.90 | 38.64 | 41.39 |
| 2033rd Floor | 3 BHK | 131.40 | 39 | 41.62 | 2043rd Floor | 3 BHK | 128.40 | 53.38 | 46.71 |
| 2053rd Floor | 3 BHK | 125.80 | 62.10 | 48.75 | 2063rd Floor | 3 BHK | 135.10 | 48.08 | 46.83 |
| 2073rd Floor | 3 BHK | 135.10 | 53.64 | 48.33 | 3014th Floor | 3 BHK | 131.70 | 44.58 | 46.43 |
| 3024th Floor | 3 BHK | 119.90 | 38.64 | 41.39 | 3034th Floor | 3 BHK | 131.40 | 39 | 41.62 |
| 3044th Floor | 3 BHK | 128.40 | 53.38 | 46.71 | 3054th Floor | 3 BHK | 125.80 | 67.50 | 49.96 |
| 3064th Floor | 3 BHK | 135.10 | 48.08 | 46.83 | 3074th Floor | 3 BHK | 135.10 | 53.64 | 48.33 |
| 4015th Floor | 3 BHK | 131.70 | 44.58 | 59.99 | 4025th Floor | 3 BHK | 119.90 | 38.64 | 54.78 |
| 4035th Floor | 3 BHK | 131.40 | 36.60 | 58.80 | 4045th Floor | 3 BHK | 128.40 | 53.38 | 60.26 |
| 4055th Floor | 3 BHK | 125.80 | 62.10 | 62.30 | 4065th Floor | 3 BHK | 135.10 | 48.08 | 60.38 |
| 4075th Floor | 3 BHK | 135.10 | 54.78 | 64.43 | |||||
02
Builder’s track record
RERA Karnataka · Builder registrationLEWIS INFRASTRUCTURE AND PROJECTS
Partnership FirmPromoter type
Bengaluru UrbanBased in
9Projects
2Cities
2018–presentActive
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
66 homeson the public record across 9 projects
13,088 sq mbuilt-up filed
14,564 sq mland declared
₹175.36 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.
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.
More from LEWIS INFRASTRUCTURE AND PROJECTS— the full portfolio →
03
Location & price analysis
RERA Karnataka · Registration filing- This project
- 10 new projects last year
- 365 nearby projects
- Taluk
- Bengaluru East
- District
- Bengaluru Urban
- Pincode
- 560005
- Address
- No.105/1-1, Wheeler Road, Cooke Town , BBMP Ward No.59 , Bengaluru East , Bengaluru Urban, Karnataka - 560005
- North boundary
- Property bearing Municipal No.32 Wheeler Road/Private Property
- East boundary
- Private Property belonging to M/s.Prestige Estates and Properties (Crescent Classic Apartment)
- South boundary
- Banaswadi Road
- West boundary
- Wheeler Road
What’s nearby
Schools3 schools within 1km · 7 educational institutions within 1km · College or university 930m away
HealthcareHospital 227m away · 11 clinics within 1km · Pharmacy within 500m
LifestyleNo parks within 2km · Gym or sports centre 343m away · 80+ restaurants and cafes within 1km
ShoppingSupermarket 131m away · Convenience store within 500m · Bank 226m away
Getting around
Expressway 3.4 kmPrimary road 121 m · Banaswadi RoadRailway line 368 mRailway station 554m away (Bengaluru East)6 bus stops within 500m
Water & environment
Water body 566 m
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.
LandOwned by the promoter
ConversionOne or more surveys not converted to non-agricultural
BorrowingProject borrowing declared
Price analysisdeclared build cost — not a sale price
₹64.54 Cr declared to build 35 flats. What that works out to:
₹1.84 Crdeclared cost per flatall-in — land + construction
₹8,301/sq ftof built-up area₹89,348/sq m
48%of the cost is land₹12,511/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 imageryA building already stood within ~27 m of the recorded location in 2022 — before this project started in 2024. The yearly view ends in 2023, so it does not cover this project's own construction; see the 2026 image.
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 2022.
- This state publishes a point, not a plot outline, so the shape is a circle around it. A neighbour’s building can fall inside.
- Site is a ~27 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
- The yearly site view ends in 2023, before this project started in 2024.
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 15 Oct 2024 · 1 yr ago
Building Permit no. BBMP/Addl.Dir/JDNORTH/0102/23-24Survey no. 86-14-105/1-1
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 BBMP/Addl.Dir/JDNORTH/0102/23-24 on the approving authority’s portal to confirm the approval.
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 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 km1,081 residential projects still under way within 25 km. Step out ring by ring:
Of the 365 projects the radar draws within 6 km — every kind, every stage — 60 are residential projects still under way. This list keeps only those, and looks further out.
2 projects within 1 km — showing the nearest 2.
750 m awayApartment
SOLACE - A SINDHURI INFRA PROJECT
SINDHURI INFRA PROJECTS · Bengaluru East
May 2024started
Dec 2027target completion
Declared cost₹12.90 CrScale12 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.
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/el-roi-bengaluru-east-rinh3os3.
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.