10 m awayResidential/Group Housing
HIRIYUR @ 988 DUS UNDER PMAY-HFA
KARNATAKA SLUM DEVELOPMENT BOARD · Hiriyur
Oct 2021started
Oct 2026target completion
⚠ no escrow declaredDeclared cost₹69.92 CrAuthorityRERA Karnataka
Nivasa
01
Complete project overview
RERA Karnataka · Registration filing- Project name
- Nivasa
- Towers
- 3
- Land area
- 5,073 sq m
- FAR sanctioned
- 2
- Covered area
- 1,588 sq m
- Open area
- 3,485 sq m
Timeline
Project startedMay 2014
RERA registeredNov 2017
Proposed completionDec 2018
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 mExclusive area sq mUndivided share sq m
A111st Floor · TOWER-A2BHK62443.92
A121st Floor · TOWER-A2BHK62543.03
A131st Floor · TOWER-A2BHK61—40.77
A141st Floor · TOWER-A2BHK62443.91
A151st Floor · TOWER-A2BHK62443.32
A212nd Floor · TOWER-A2BHK62443.45
A222nd Floor · TOWER-A2BHK62543.50
A23-LL2nd Floor · TOWER-A2BHK61—39.98
A242nd Floor · TOWER-A2BHK62443.34
A252nd Floor · TOWER-A2BHK62443.72
A31-LL3rd Floor · TOWER-A2BHK62443.92
A32-LL3rd Floor · TOWER-A2BHK62543.03
A333rd Floor · TOWER-A2BHK61—40.77
A34-LL3rd Floor · TOWER-A2BHK62443.91
A35-LL3rd Floor · TOWER-A2BHK62443.32
A414th Floor · TOWER-A2BHK62443.45
A42-LL4th Floor · TOWER-A2BHK62543.50
A434th Floor · TOWER-A2BHK61—39.98
A444th Floor · TOWER-A2BHK62443.34
A454th Floor · TOWER-A2BHK62443.72
A515th Floor · TOWER-A2BHK62443.92
A525th Floor · TOWER-A3BHK84557.47
A535th Floor · TOWER-A2BHK62443.91
A545th Floor · TOWER-A2BHK62443.32
A61-LL6th Floor · TOWER-A2BHK62443.45
A62-LL6th Floor · TOWER-A3BHK84557.94
A63-LL6th Floor · TOWER-A2BHK62443.34
A64-LL6th Floor · TOWER-A2BHK62443.72
A717th Floor · TOWER-A2BHK62443.92
A727th Floor · TOWER-A2BHK62543.03
A73-LL7th Floor · TOWER-A2BHK80653.32
A747th Floor · TOWER-A2BHK62443.91
A757th Floor · TOWER-A2BHK62443.32
B01Ground Floor · TOWER-B2BHK56—41.62
B02Ground Floor · TOWER-B2BHK54—39.73
B03Ground Floor · TOWER-B2BHK61—39.98
B111st Floor · TOWER-B2BHK62443.92
B121st Floor · TOWER-B2BHK62543.03
B131st Floor · TOWER-B2BHK61—40.77
B141st Floor · TOWER-B2BHK62443.91
B151st Floor · TOWER-B2BHK62443.32
B161st Floor · TOWER-B2BHK66747.10
B21-LL2nd Floor · TOWER-B2BHK62443.45
B22-LL2nd Floor · TOWER-B2BHK62543.50
B23-LL2nd Floor · TOWER-B2BHK61—39.98
B24-LL2nd Floor · TOWER-B2BHK62443.34
B25-LL2nd Floor · TOWER-B2BHK62443.72
B262nd Floor · TOWER-B2BHK66747.10
B313rd Floor · TOWER-B2BHK62443.92
B323rd Floor · TOWER-B2BHK62543.03
B333rd Floor · TOWER-B2BHK61—40.77
B343rd Floor · TOWER-B2BHK62443.91
B353rd Floor · TOWER-B2BHK62443.32
B36-LL3rd Floor · TOWER-B2BHK66747.10
B414th Floor · TOWER-B2BHK62443.45
B424th Floor · TOWER-B2BHK62543.50
B43-LL4th Floor · TOWER-B2BHK61—39.98
B444th Floor · TOWER-B2BHK62443.34
B454th Floor · TOWER-B2BHK62443.72
B464th Floor · TOWER-B2BHK66747.10
B51-LL5th Floor · TOWER-B2BHK62443.92
B52-LL5th Floor · TOWER-B3BHK84557.47
B53-LL5th Floor · TOWER-B2BHK62443.91
B54-LL5th Floor · TOWER-B2BHK62443.32
B616th Floor · TOWER-B2BHK62443.45
B626th Floor · TOWER-B3BHK84557.94
B636th Floor · TOWER-B2BHK62443.34
B646th Floor · TOWER-B2BHK62443.72
B717th Floor · TOWER-B2BHK62443.92
B72-LL7th Floor · TOWER-B2BHK62543.03
B737th Floor · TOWER-B2BHK80653.32
B74-LL7th Floor · TOWER-B2BHK62443.91
B75-LL7th Floor · TOWER-B2BHK62443.32
C01Ground Floor · TOWER-C2BHK56—41.62
C02Ground Floor · TOWER-C2BHK52—38.17
C03Ground Floor · TOWER-C2BHK61—39.98
C11-LL1st Floor · TOWER-C2BHK62443.92
C12-LL1st Floor · TOWER-C2BHK62543.03
C13-LL1st Floor · TOWER-C2BHK61—40.77
C14-LL1st Floor · TOWER-C2BHK62443.91
C15-LL1st Floor · TOWER-C2BHK62443.32
C16-LL1st Floor · TOWER-C2BHK66747.10
C212nd Floor · TOWER-C2BHK62443.45
C222nd Floor · TOWER-C2BHK62543.50
C232nd Floor · TOWER-C2BHK61—39.98
C242nd Floor · TOWER-C2BHK62443.34
C252nd Floor · TOWER-C2BHK62443.72
C262nd Floor · TOWER-C2BHK66747.10
C313rd Floor · TOWER-C2BHK62443.92
C323rd Floor · TOWER-C2BHK62543.03
C33-LL3rd Floor · TOWER-C2BHK61—40.77
C343rd Floor · TOWER-C2BHK62443.91
C353rd Floor · TOWER-C2BHK62443.32
C363rd Floor · TOWER-C2BHK66747.10
C41-LL4th Floor · TOWER-C2BHK62443.45
C424th Floor · TOWER-C2BHK62543.50
C434th Floor · TOWER-C2BHK61—39.98
C44-LL4th Floor · TOWER-C2BHK62443.34
C45-LL4th Floor · TOWER-C2BHK62443.72
C464th Floor · TOWER-C2BHK66747.10
C515th Floor · TOWER-C2BHK62443.92
C525th Floor · TOWER-C3BHK84557.47
C535th Floor · TOWER-C2BHK62443.91
C545th Floor · TOWER-C2BHK62443.32
C616th Floor · TOWER-C2BHK62443.45
C626th Floor · TOWER-C3BHK84557.94
C636th Floor · TOWER-C2BHK62443.34
C646th Floor · TOWER-C2BHK62443.72
C717th Floor · TOWER-C2BHK62443.92
C727th Floor · TOWER-C2BHK62543.03
C737th Floor · TOWER-C2BHK80653.32
C74-LL7th Floor · TOWER-C2BHK62443.91
C757th Floor · TOWER-C2BHK62443.32
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.
02
Builder’s track record
RERA Karnataka · Builder registrationNamma Mane Housing LLP
Bengaluru RuralBased in
1Projects
1City
2017–2018Active
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- Taluk
- Hosakote
- District
- Bengaluru Urban
- Pincode
- 560066
- Address
- Sy No 179/3 Dandupalya, Kolathur Road Hoskote
What’s nearby
Schools1 school within 1km · College or university 1.2km away · Library 1.6km away
HealthcareHospital 510m away · 2 clinics within 1km · Pharmacy within 500m
LifestyleNo parks within 2km · Gym or sports centre 1.2km away · 16+ restaurants and cafes within 1km
ShoppingSupermarket 611m away · Convenience store within 1km · Bank 493m away
Getting around
Expressway 2.4 kmPrimary road 155 m · Indian Oil FlyoverRailway line 83 mRailway station 556m away (Sir M Visvesvaraya Terminal)8 bus stops within 500m
Water & environment
Water body 634 m
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹27.06 Cr declared. What that works out to:
1%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
Government Guidance Rate
Karnataka Department of Stamps & Registration — 2023-24 guidance-value gazettesIn Karnataka it’s called the guidance value.
₹25,084per sq yd
₹30,000per sq m
- Which rate
- site (guidance value)
- Matched to
- The rate published for “Dandupalya”.
- In force
- effective Oct 2023
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.
05
Planning authority
RERA Karnataka · Approved building planBuilding Permit
The promised possession date (31 Dec 2018) 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.
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.
06
Complaints & litigation
RERA Karnataka · public recordComplaints before RERA Karnataka
2 complaints · 2 disposed · 0 open
A disposed complaint may have been resolved for or against the builder, and only disputes escalated to RERA Karnataka appear here at all.
| Number | Date | Status | |
|---|---|---|---|
| CMP/190609/0003268 | Refund due to considerable delay in project | 9 Jun 2019 | Disposed — adjudicating officer |
| CMP/190609/0003269 | Refund of Amount due to delay in project | 9 Jun 2019 | Disposed — adjudicating officer |
What the builder declared
Declared to RERA Karnataka- Litigation
- None declared in this filing
Only what the builder declared, or what RERA Karnataka records itself, can appear here — a case filed elsewhere and never declared would not.
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.
07
Other projects nearby
The register · within 25 km1,079 residential projects still under way within 25 km. Step out ring by ring:
Of the 357 projects the radar draws within 6 km — every kind, every stage — 56 are residential projects still under way. This list keeps only those, and looks further out.
2 projects within 1 km — showing the nearest 2.
940 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.