100 m awayResidential/Group Housing
CONSTRUCTION OF 1482 DU AT KALABURGAI CITY
KARNATAKA SLUM DEVELOPMENT BOARD · Kalaburagi
Oct 2021started
Oct 2026target completion
⚠ no escrow declaredDeclared cost₹94.72 CrAuthorityRERA Karnataka
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Detailed ReportISHA APARTMENT
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 12 units
- Unit mix
- 8 × 3 BHK · 4 × 2 BHK
- Towers
- 1
- Floors
- 3
- Land area
- 453 sq m
- Built-up area
- 1,253 sq m
- FAR sanctioned
- 1.98
- Covered area
- 286 sq m
- Open area
- 167 sq m
- Land parcels
- 1 survey no
Timeline
Project startedMar 2025
RERA registeredAug 2025
Proposed completionMar 2029
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.
27% overall, as filed
Finishing0%
Internal infra0%
External infra0%
Amenities0%
Common areas0%
Super-structure8%
Sub-structure71%
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
GF-01Ground Floor3 BHK79.8939.94
GF-02Ground Floor3 BHK81.2840.41
GF-03Ground Floor2 BHK73.3936.69
FF-011st Floor3 BHK79.8939.94
FF-021st Floor3 BHK81.2840.41
FF-031st Floor2 BHK73.3936.69
SF-012nd Floor3 BHK79.8939.94
SF-022nd Floor3 BHK81.2840.41
SF-032nd Floor2 BHK73.3936.69
TF-013rd Floor3 BHK79.8939.94
TF-023rd Floor3 BHK81.2840.41
TF-033rd Floor2 BHK73.3936.69
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 |
|---|---|---|---|---|---|---|---|
| GF-01Ground Floor | 3 BHK | 79.89 | 39.94 | GF-02Ground Floor | 3 BHK | 81.28 | 40.41 |
| GF-03Ground Floor | 2 BHK | 73.39 | 36.69 | FF-011st Floor | 3 BHK | 79.89 | 39.94 |
| FF-021st Floor | 3 BHK | 81.28 | 40.41 | FF-031st Floor | 2 BHK | 73.39 | 36.69 |
| SF-012nd Floor | 3 BHK | 79.89 | 39.94 | SF-022nd Floor | 3 BHK | 81.28 | 40.41 |
| SF-032nd Floor | 2 BHK | 73.39 | 36.69 | TF-013rd Floor | 3 BHK | 79.89 | 39.94 |
| TF-023rd Floor | 3 BHK | 81.28 | 40.41 | TF-033rd Floor | 2 BHK | 73.39 | 36.69 |
02
Builder’s track record
RERA Karnataka · Builder registrationM/S. MAHALAXMI NIRMAN
Partnership FirmPromoter type
KalaburagiBased in
1Projects
1City
2025–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
- 9 new projects last year
- 139 nearby projects
- Taluk
- Kalaburagi
- District
- Kalaburagi
- Pincode
- 585103
- Address
- 1-29/23, BEHIND COURT ROAD , KHB COLONY , Kalaburagi , Kalaburagi, Karnataka - 585103
- North boundary
- SITE NO - 24
- East boundary
- SITE NO - 16 & SITE NO - 17
- South boundary
- SITE NO - 22
- West boundary
- 30' WIDE ROAD
What’s nearby
Schools1 school within 500m · 4 educational institutions within 1km · College or university 583m away
HealthcareHospital 104m away · 8 clinics within 1km · Doctor's clinic within 1km
LifestylePark 1.5km away · 3 restaurants and cafes within 1km
ShoppingSupermarket 494m away · Mall 627m away · Bank 214m away
Getting around
Expressway 1.9 km · Ring RoadPrimary road 377 m · MSK Mills RoadRailway line 994 mRailway station 1.1km away (Kalaburagi Junction)Bus stop within 1km
Water & environment
Water body 2.5 km
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
ConversionConverted to non-agricultural
Price analysisdeclared build cost — not a sale price
₹4.13 Cr declared to build 12 flats. What that works out to:
₹34.45 Lakhdeclared cost per flatall-in — land + construction
₹3,065/sq ftof built-up area₹32,988/sq m
27%of the cost is land₹2,324/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 ~20 m of the recorded location in 2016 — before this project started in 2025. 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 ~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
- A building is first visible in 2016.
- 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.
- 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 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 1 Aug 2024 · 2 yrs ago
Building Permit no. GLB-LBPAS-18838/23-24/BPSurvey no. khb house bearing mig-23
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 GLB-LBPAS-18838/23-24/BP on the approving authority’s portal to confirm the approval.
The approving body, at scale
Kalburgi Urban Development Authority
Urban Development AuthorityHas approved 181 RERA projects — 2.1% of Karnataka.
a plotted-layout market — 33% apartments · 67% plotted layouts. Apartments like yours are the smaller share here — this body mostly approves plotted layouts.
- Builders
- 162
- On record
- 939 flats · 6,094 plots
- Reach
- 4 taluks
- Since
- 2017
More layout-heavy than Karnataka overall — 67% 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 km20 residential projects still under way within 25 km. Step out ring by ring:
Of the 139 projects the radar draws within 6 km — every kind, every stage — 20 are residential projects still under way. This list keeps only those, and looks further out.
4 projects within 1 km — showing the nearest 4.
590 m awayApartment
VNR-GOWRI APARTMENT
M/S. N R CONSTRUCTIONS · Kalaburagi
Oct 2024started
Mar 2027target completion
Declared cost₹2.31 CrScale16 flatsAuthorityRERA Karnataka
650 m awayApartment
PRIME-ELITE
M/S ISHANYA BUILDERS AND DEVELOPERS · Kalaburagi
Apr 2025started
Mar 2027target completion
Declared cost₹11.00 CrScale48 flatsAuthorityRERA Karnataka
990 m awayApartment
Arya Anita
Arya Builders & Developers · Kalaburagi
Sep 2024started
Jun 2028target completion
Declared cost₹8.37 CrScale45 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/isha-apartment-kalaburagi-y3bfes4t.
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.