220 m awayApartment
Altitude
LAND TRADES BUILDERS & DEVELOPERS · Mangalore
Jan 2026started
Dec 2029target completion
Declared cost₹81.66 CrScale28 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 ReportHI SPIRITS
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 8 units
- Unit mix
- 1 × 3BHK · 1 × 3BHK · 1 × COMMERCIAL · 1 × COMMERCIAL · 1 × COMMERCIAL · 1 × COMMERCIAL · 1 × COMMERCIAL · 1 × 1BHK
- Towers
- 1
- Floors
- 4
- Land area
- 559 sq m
- Built-up area
- 1,930 sq m
- FAR sanctioned
- 2.5
- Covered area
- 269 sq m
- Open area
- 290 sq m
- Land parcels
- 1 survey no
Timeline
Project startedApr 2017
Proposed completionFeb 2022
RERA registeredApr 2023
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
B001Ground FloorCOMMERCIAL49.464.62
001Ground FloorCOMMERCIAL138.5811.79
002Ground FloorCOMMERCIAL56.805.26
1011st FloorCOMMERCIAL160.7314.85
2012nd FloorCOMMERCIAL219.8119.84
3013rd Floor3 BHK153.7517.60
3023rd Floor1 BHK43.114.22
4014th Floor3 BHK181.7521.82
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 |
|---|---|---|---|---|---|---|---|
| B001Ground Floor | COMMERCIAL | 49.46 | 4.62 | 001Ground Floor | COMMERCIAL | 138.58 | 11.79 |
| 002Ground Floor | COMMERCIAL | 56.80 | 5.26 | 1011st Floor | COMMERCIAL | 160.73 | 14.85 |
| 2012nd Floor | COMMERCIAL | 219.81 | 19.84 | 3013rd Floor | 3 BHK | 153.75 | 17.60 |
| 3023rd Floor | 1 BHK | 43.11 | 4.22 | 4014th Floor | 3 BHK | 181.75 | 21.82 |
02
Builder’s track record
RERA Karnataka · Builder registrationJOACHIM LOUIS PINTO AND PHILOMENA ARANHA
Proprietorship FirmPromoter type
Dakshina KannadaBased in
1Projects
1City
2023–presentActive
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
- 33 new projects last year
- 432 nearby projects
- Taluk
- Mangalore
- District
- Dakshina Kannada
- Pincode
- 575002
- Address
- 417/P3 KADRI VILLAGE MANGALORE , MANGALORE , Mangalore , Dakshina Kannada, Karnataka - 575002
- North boundary
- REMAINING PORTION OF THE SAME SURVEY NO
- East boundary
- SURVEY LINE AND LOWER BENDORE ROAD
- South boundary
- SURVEY LINE
- West boundary
- REMAINING PORTION OF THE SAME SURVEY NO
What’s nearby
Schools1 school within 1km · College or university 711m away · Library 1.1km away
HealthcareHospital 538m away · 6 clinics within 1km · Pharmacy within 1km
LifestyleNo parks within 2km · Gym or sports centre 1.6km away · 16+ restaurants and cafes within 1km
ShoppingSupermarket 1.5km away · Mall 1.6km away · Convenience store within 1km
Getting around
Expressway 801 mPrimary road 110 mRailway line 1.6 kmRailway station 1.7km away (Mangaluru Central)Limited bus connectivity nearby
Land, 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
ConversionConverted to non-agricultural
MortgageNone declared on the project / land
Price analysisdeclared build cost — not a sale price
₹6.38 Cr declared to build 8 flats. What that works out to:
₹79.74 Lakhdeclared cost per flatall-in — land + construction
₹3,071/sq ftof built-up area₹33,052/sq m
35%of the cost is land₹3,754/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 imageryNo building detected within ~20 m of the recorded location in any year from 2016 to 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 ~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
- No building is visible in this circle through 2023. That is what the imagery shows, not a statement about the project’s progress.
- 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 ~20 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
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 22 Dec 2016 · 9 yrs ago
Building Permit no. E2/BA1/2016-17 KANIPA16/2016-17Survey no. 417/p3
The promised possession date (28 Feb 2022) 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 E2/BA1/2016-17 KANIPA16/2016-17 on the approving authority’s portal to confirm the approval.
The approving body, at scale
Mangaluru Urban Development Authority
Urban Development AuthorityHas approved 440 RERA projects — about 1 in 20 in Karnataka.
an apartments market — 96% apartments · 4% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 315
- On record
- 8,036 flats · 698 plots
- Reach
- 6 taluks
- Since
- 2017
More apartment-heavy than Karnataka overall — 96% 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 km164 residential projects still under way within 25 km. Step out ring by ring:
Of the 432 projects the radar draws within 6 km — every kind, every stage — 122 are residential projects still under way. This list keeps only those, and looks further out.
12 projects within 1 km — showing the nearest 6.
250 m awayApartment
LOTUS SIGNATURE
SIGNATURE PROPERTIES · Mangalore
Jan 2026started
Dec 2027target completion
Declared cost₹9.05 CrScale22 flatsAuthorityRERA Karnataka
270 m awayApartment
DAVID’S COURT
MARIAN PROMINENCE LLP · Mangalore
Dec 2024started
Dec 2029target completion
Declared cost₹7.97 CrScale18 flatsAuthorityRERA Karnataka
420 m awayApartment
BMK SKY VILLA
Land Trades Builders and Developers Private Limited · Mangalore
Jan 2024started
Jan 2027target completion
Declared cost₹61.69 CrScale23 flatsAuthorityRERA Karnataka
710 m awayApartment
ROHAN GARDEN
PROPERTY REAL ESTATE & DEVELOPERS · Mangalore
Jan 2026started
Dec 2030target completion
Declared cost₹26.18 CrScale28 flatsAuthorityRERA Karnataka
750 m awayApartment
POORVAJ
Nidhi Land Infrastructure Developers India (P) Ltd., · Mangalore
Dec 2024started
Nov 2029target completion
Declared cost₹16.96 CrScale9 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/hi-spirits-mangalore-8csig43j.
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.