970 m awayPlotted Development
Ellegenza Phase I Extension-2
NAMBIAR BUILDERS PRIVATE LIMITED · Anekal
May 2023started
May 2027target completion
Declared cost₹3.69 CrScale14 plotsAuthorityRERA Karnataka
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Detailed ReportGRAND LAPALAZZO P3
01
Complete project overview
RERA Karnataka · Registration filing- Plots
- 97 plots
- Land parcels
- 4 survey nos
Timeline
Project startedJan 2025
RERA registeredJun 2025
Proposed completionJan 2027
TodaySep 2026
Find your plot
Every plot the builder registered, with the carpet area they filed. Look yours up and check it against what you were shown.
UnitTypeTotal sq m
1Plot170.14
2Plot165.33
3Plot160.32
4Plot154.92
5Plot141.02
6Plot123.69
7Plot122.28
8Plot136.05
9Plot135.14
10Plot126.29
11Plot172.68
12Plot162.58
13Plot162.58
14Plot162.58
15Plot162.58
16Plot162.58
17Plot162.58
18Plot162.58
19Plot162.58
20Plot130.10
21Plot130.10
22Plot130.10
23Plot130.10
24Plot130.10
25Plot130.10
26Plot130.10
27Plot130.10
28Plot145.60
29Plot177.83
30Plot146.32
31Plot146.32
32Plot146.32
33Plot140.38
34Plot119.70
35Plot115.62
36Plot111.54
37Plot107.16
38Plot136.89
39Plot130.10
40Plot130.10
41Plot130.10
42Plot108.01
43Plot172.75
44Plot170.37
45Plot146.32
46Plot146.32
47Plot146.32
48Plot146.32
49Plot150.57
50Plot129.43
51Plot130.10
52Plot130.10
53Plot130.10
B54+1Plot130.10
B55+1Plot148.60
B56+1Plot147.50
B57+1Plot150.42
B58+1Plot139.78
B59+1Plot97.32
B60+1Plot99.73
B61+1Plot102.30
B62+1Plot104.88
B63+1Plot105.85
B64+1Plot134.57
B65+1Plot147.49
B66+1Plot149.70
B67+1Plot116.52
B68+1Plot98.86
B69+1Plot128.59
B70+1Plot146.25
B71+1Plot168.20
B72+1Plot125.63
B73+1Plot112.10
B74+1Plot162.91
B75+1Plot155.04
B76+1Plot215.59
B77+1Plot85.79
B78+1Plot96.02
B79+1Plot153.52
B80+1Plot128.39
B81+1Plot108
B82+1Plot108
B83+1Plot108
B84+1Plot128.39
B85+1Plot127.95
B86+1Plot108
B87+1Plot108
B88+1Plot108
B89+1Plot108
B90+1Plot108.25
B91+1Plot150.79
B92+1Plot108
B93+1Plot108
B94+1Plot108
B95+1Plot108
B96+1Plot108
B97+1Plot119.36
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion.
| Unit | Type | Total | Unit | Type | Total |
|---|---|---|---|---|---|
| 1 | Plot | 170.14 | 2 | Plot | 165.33 |
| 3 | Plot | 160.32 | 4 | Plot | 154.92 |
| 5 | Plot | 141.02 | 6 | Plot | 123.69 |
| 7 | Plot | 122.28 | 8 | Plot | 136.05 |
| 9 | Plot | 135.14 | 10 | Plot | 126.29 |
| 11 | Plot | 172.68 | 12 | Plot | 162.58 |
| 13 | Plot | 162.58 | 14 | Plot | 162.58 |
| 15 | Plot | 162.58 | 16 | Plot | 162.58 |
| 17 | Plot | 162.58 | 18 | Plot | 162.58 |
| 19 | Plot | 162.58 | 20 | Plot | 130.10 |
| 21 | Plot | 130.10 | 22 | Plot | 130.10 |
| 23 | Plot | 130.10 | 24 | Plot | 130.10 |
| 25 | Plot | 130.10 | 26 | Plot | 130.10 |
| 27 | Plot | 130.10 | 28 | Plot | 145.60 |
| 29 | Plot | 177.83 | 30 | Plot | 146.32 |
| 31 | Plot | 146.32 | 32 | Plot | 146.32 |
| 33 | Plot | 140.38 | 34 | Plot | 119.70 |
| 35 | Plot | 115.62 | 36 | Plot | 111.54 |
| 37 | Plot | 107.16 | 38 | Plot | 136.89 |
| 39 | Plot | 130.10 | 40 | Plot | 130.10 |
| 41 | Plot | 130.10 | 42 | Plot | 108.01 |
| 43 | Plot | 172.75 | 44 | Plot | 170.37 |
| 45 | Plot | 146.32 | 46 | Plot | 146.32 |
| 47 | Plot | 146.32 | 48 | Plot | 146.32 |
| 49 | Plot | 150.57 | 50 | Plot | 129.43 |
| 51 | Plot | 130.10 | 52 | Plot | 130.10 |
| 53 | Plot | 130.10 | B54+1 | Plot | 130.10 |
| B55+1 | Plot | 148.60 | B56+1 | Plot | 147.50 |
| B57+1 | Plot | 150.42 | B58+1 | Plot | 139.78 |
| B59+1 | Plot | 97.32 | B60+1 | Plot | 99.73 |
| B61+1 | Plot | 102.30 | B62+1 | Plot | 104.88 |
| B63+1 | Plot | 105.85 | B64+1 | Plot | 134.57 |
| B65+1 | Plot | 147.49 | B66+1 | Plot | 149.70 |
| B67+1 | Plot | 116.52 | B68+1 | Plot | 98.86 |
| B69+1 | Plot | 128.59 | B70+1 | Plot | 146.25 |
| B71+1 | Plot | 168.20 | B72+1 | Plot | 125.63 |
| B73+1 | Plot | 112.10 | B74+1 | Plot | 162.91 |
| B75+1 | Plot | 155.04 | B76+1 | Plot | 215.59 |
| B77+1 | Plot | 85.79 | B78+1 | Plot | 96.02 |
| B79+1 | Plot | 153.52 | B80+1 | Plot | 128.39 |
| B81+1 | Plot | 108 | B82+1 | Plot | 108 |
| B83+1 | Plot | 108 | B84+1 | Plot | 128.39 |
| B85+1 | Plot | 127.95 | B86+1 | Plot | 108 |
| B87+1 | Plot | 108 | B88+1 | Plot | 108 |
| B89+1 | Plot | 108 | B90+1 | Plot | 108.25 |
| B91+1 | Plot | 150.79 | B92+1 | Plot | 108 |
| B93+1 | Plot | 108 | B94+1 | Plot | 108 |
| B95+1 | Plot | 108 | B96+1 | Plot | 108 |
| B97+1 | Plot | 119.36 | |||
02
Builder’s track record
RERA Karnataka · Builder registrationTBC HOMES INFRA CORP
Partnership FirmPromoter type
Bengaluru UrbanBased in
7Projects
1City
2020–presentActive
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
692 plotson the public record across 7 projects
40,670 sq mplotted area
40,670 sq mland declared
₹98.44 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
BMRDA - Bangalore Metropolitan Region Development AuthorityUrban Development Authoritythis project6 of 7 projects
Anekal Planning AuthorityTown & Country Planning (DTCP)1 of 7 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- This project
- 27 new projects last year
- 338 nearby projects
- Taluk
- Anekal
- District
- Bengaluru Urban
- Pincode
- 560099
- Address
- Grand Lapalazzo P3, Sy No. 110/1,110/3, 111/1 and 113/1 , Totally Measuring 5 Acre 35 Guntas, 6 Kharab Muttanalluru, Sarjapura, Anekal , Anekal , Bengaluru Urban, Karnataka - 560099
What’s nearby
SchoolsNo schools within 2km
HealthcareNearest hospital 4.0km away
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km
Getting around
Expressway 4.7 km · Hosur RoadPrimary road 5.0 km · Sarjapura RoadRailway line 2.1 kmRailway station 3.3km away (Huskuru)Bus stop within 1km
Water & environment
Water body 776 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.
LandJoint development (JDA) — built on the owner’s land by agreement
ConversionConverted to non-agricultural
Price analysisdeclared build cost — not a sale price
₹9.15 Cr declared to build 97 plots. What that works out to:
₹9.43 Lakhdeclared cost per plotall-in — land + construction
80%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 imageryThe yearly satellite view ends in 2023 and this project started in 2025, so it does not cover this project's construction: the site was still open ground within ~40 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 ~40 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 ~40 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
- Coordinate sits 3-10 km from other projects with the same pincode.
- The yearly site view ends in 2023, before this project started in 2025.
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.
₹12,542per sq yd
₹15,000per sq m
- Which rate
- site (guidance value)
- Matched to
- The rate published for “Muthanallur”.
- In force
- effective Oct 2023
- Spread
- ₹12,375 – ₹12,542 per sq yd across the places it was taken over
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 planapproved 19 Mar 2025 · 1 yr ago
Layout Permit no. LAO/63/2023-24Survey no. 110/1
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 LAO/63/2023-24 on the approving authority’s portal to confirm the approval.
The approving body, at scale
BMRDA
Urban Development Authority · Bangalore Metropolitan Region Development AuthorityHas approved 550 RERA projects — about 1 in 16 in Karnataka.
a mixed market — 46% apartments · 54% plotted layouts.
- Builders
- 441
- On record
- 16,246 flats · 16,792 plots
- Reach
- 14 taluks
- Since
- 2017
More layout-heavy than Karnataka overall — 54% 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 km170 plotted projects still under way within 25 km. Step out ring by ring:
Of the 338 projects the radar draws within 6 km — every kind, every stage — 23 are plotted projects still under way. This list keeps only those, and looks further out.
2 projects within 1 km — showing the nearest 2.
1000 m awayPlotted Development
Ellegenza Phase I Extension
Nambiar Builders Private Limited · Anekal
Dec 2021started
Mar 2027target completion
Declared cost₹13.12 CrScale50 plotsAuthorityRERA 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
- 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
- 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/grand-lapalazzo-p3-anekal-ucg9w78m.
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.