60 m awayApartment
WAVES AND WHIMSY
ISTA SPACES LLP · Bengaluru East
Nov 2025started
Jan 2028target completion
Declared cost₹23.76 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 ReportLIVIUM
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 24 units
- Unit mix
- 24 × Flats having 16 (3 bedrooms) & 8 (2 Bedrooms)
- Towers
- 1
- Floors
- 4
- Land area
- 1,291 sq m
- Built-up area
- 3,421 sq m
- FAR sanctioned
- 2
- Covered area
- 637 sq m
- Open area
- 653 sq m
- Land parcels
- 1 survey no
Timeline
Project startedDec 2021
RERA registeredDec 2022
Proposed completionMay 2024
TodaySep 2026
Find your flat
Filed by type and size, in the batches the builder registered — not a per-flat listing. Look yours up.
TypeArea sq mCount
Flats having 16 (3 bedrooms) & 8 (2 Bedrooms)8724
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. The declared inventory as registered — how many of each type exist, not how many are still unsold (this state's filing carries no booking count).
02
Builder’s track record
RERA Karnataka · Builder registrationM/s Rayala Infra Projects LLP
Partnership FirmPromoter type
Bengaluru UrbanBased in
1Projects
1City
2022–2024Active
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
- 38 new projects last year
- 509 nearby projects
- Taluk
- Bengaluru East
- District
- Bengaluru Urban
- Pincode
- 560102
- Address
- 64 ,65 & 66 & PID No is :- 2895/2700/1E & Khata No is :-2895/2710/1E bearing BBMP Katha Number 2895/2700/1E , BBMP Ward No:-150, Shubh Enclave, Plot No 1 & 1E , Kasavanahalli Village, Varthur Hobli, Bangalore East Taluk, Bangalore , Bengaluru East , Bengaluru Urban, Karnataka - 560102
- North boundary
- Plot No 1D
- East boundary
- Sy.no.68
- South boundary
- Road
- West boundary
- Plot No.2
What’s nearby
SchoolsNearest school 1.1km away
HealthcareHospital 513m away · 8 clinics within 1km · Pharmacy within 500m
Lifestyle1 park within 500m · Gym or sports centre 669m away · 37+ restaurants and cafes within 1km
ShoppingSupermarket 347m away · Mall 1.3km away · Convenience store within 500m
Getting around
Expressway 897 mPrimary road 561 m · Sarjapura RoadRailway line 4.0 kmRailway station 4.0km away (Carmelaram)Bus stop within 1km
Water & environment
Water body 633 m · Ambalipura Upper Lake
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
MortgageNone declared on the project / land
BorrowingProject borrowing declared
Price analysisdeclared build cost — not a sale price
₹17.56 Cr declared to build 24 flats. What that works out to:
₹73.16 Lakhdeclared cost per flatall-in — land + construction
₹4,769/sq ftof built-up area₹51,329/sq m
52%of the cost is land₹6,520/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 imageryOpen ground within ~20 m of the recorded location until 2022; a building is first visible in 2023 and is about 14 m tall by 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
- A building is first visible in 2023.
- 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 sits 3-10 km from other projects with the same pincode.
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 24 Dec 2021 · 4 yrs ago
Building Permit no. BBMP/Ad.Com/MDP/0458/21-22Survey no. 2895/2700/1e
The promised possession date (1 May 2024) 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 BBMP/Ad.Com/MDP/0458/21-22 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 km1,029 residential projects still under way within 25 km. Step out ring by ring:
Of the 509 projects the radar draws within 6 km — every kind, every stage — 141 are residential projects still under way. This list keeps only those, and looks further out.
8 projects within 1 km — showing the nearest 6.
220 m awayApartment
Samanvitha Siena Terra
SAMANVITHA PROJECTS · Bengaluru South
Apr 2026started
Apr 2029target completion
Declared cost₹19.81 CrScale16 flatsAuthorityRERA Karnataka
500 m awayApartment
Neuhaus
ARE REALTY · Bengaluru East
Sep 2023started
Dec 2026target completion
Declared cost₹29.92 CrScale20 flatsAuthorityRERA Karnataka
730 m awayApartment
BREN IMPERIA GRANDE
BREN CORPORATION · Bengaluru East
Apr 2024started
Oct 2027target completion
Declared cost₹540.90 CrScale327 flatsAuthorityRERA Karnataka
810 m awayApartment
WINDMERE
B & M WINDMERE · Bengaluru East
Jan 2023started
Jun 2027target completion
Declared cost₹41.47 CrScale24 flatsAuthorityRERA Karnataka
900 m awayApartment
The Urban Forest
Keya Homes · Bengaluru South
May 2025started
Dec 2028target completion
Declared cost₹322.88 CrScale391 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/livium-bengaluru-east-xsqp3fll.
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.