BhopalIndividual houses
TIRUPATI HOMES BY R C L BUILDCON PVT. LTD.
R C L BUILDCON PVT. LTD.
Jan 2024registered
Jun 2026target completion
Declared cost₹28.79 CrScale80 flatsAuthorityRERA Madhya Pradesh
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Detailed ReportROYAL GULAB CITY
Timeline
Project startedJan 2018
RERA registeredApr 2018
Proposed completionJun 2021
TodaySep 2026
02
Builder’s track record
RERA Madhya Pradesh · Builder registrationUTTAM SINGH MINA
Partnership Firm / LLPPromoter type
1Projects
1City
2018–2021Active
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 Madhya Pradesh · Registration filing
- District
- Bhopal
- Tehsil
- Huzur
- Planning area
- Bhopal
- Address
- VILL.IMALIYA, MUNGALIYA KORT, TEH.HUZUR,BHOPAL (M.P.)
What’s nearby
SchoolsNo schools within 2km
HealthcareNearest hospital 2.1km away
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km
Getting around
Expressway 1.9 kmPrimary road 3.8 kmRailway line 1.3 kmRailway station 2.5km away (Mandideep)Limited bus connectivity nearby
Water & environment
River 870 m · Ajmar
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹73.69 Lakh 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
MP Department of Registration & StampsIn Madhya Pradesh it’s called the collector guideline rate.
₹19,649per sq yd
₹23,500per sq m
- Which rate
- multi-storey residential
- Matched to
- The middle rate of the 70 colonies within 3 km of this project — its neighbourhood, not a single colony.
- In force
- 2026-2027 schedule · effective Apr 2026
Colonies around this project
| KOTARA | ₹15,000 / sq m | ₹12,542 / sq yd | 310 m |
|---|---|---|---|
| TAPATI INFRA , KOTARA | ₹15,000 / sq m | ₹12,542 / sq yd | 520 m |
| PIPALIYA RANI | ₹15,000 / sq m | ₹12,542 / sq yd | 780 m |
| HIMANSHU GREEN, KOTRA | ₹15,000 / sq m | ₹12,542 / sq yd | 790 m |
| CORAL MANGAL, KOTARA | ₹15,000 / sq m | ₹12,542 / sq yd | 890 m |
The same schedule, published for the places around this one — so the figure above reads in its neighbourhood, not alone.
What this number is — and isn’t
- The minimum value Madhya Pradesh’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 Madhya Pradesh · Approved building planBuilding Permitapproved 12 Apr 2018 · 8 yrs ago
The promised possession date (30 Jun 2021) 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
Bhopal
Town & Country Planning area · Bhopal districtHas approved 726 RERA projects — about 1 in 7 in Madhya Pradesh.
a mixed market — 63% apartments · 37% plotted layouts.
- Builders
- 444
- On record
- 45,421 flats · 32,913.65 plots
- Reach
- 2 tehsils
- Since
- 2017
More apartment-heavy than Madhya Pradesh overall — 63% apartments here vs 28% 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 Madhya Pradesh · public recordComplaints register
Not published. RERA Madhya Pradesh doesn’t publish a complaints register in the record Horizon reads.
So there is nothing to count here — which is not the same as nothing having been filed.
What the builder declared
Declared to RERA Madhya Pradesh- Litigation
- None declared in this filing
Only what the builder declared, or what RERA Madhya Pradesh 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 Madhya Pradesh, or that this register doesn’t publish it — never that nothing happened.
07
Other projects nearby
The register · within 25 km73 residential and mixed-use projects still under way within 25 km. Step out ring by ring:
4 projects within 3 km — showing the nearest 4.
BhopalApartment
LAVKUSH HEIGHTS
MP HOUSING AND INFRASTRUCTURE DEVELOPMENT BOARD DIVISION 5
Oct 2024registered
May 2027target completion
Declared cost₹30.16 CrScale11 flatsAuthorityRERA Madhya Pradesh
BhopalApartment
STARLIGHT TITANIA (PHASE I)
BHOPAL REDEVELOPMENT REALTY PRIVATE LIMITED
Apr 2025registered
Jun 2027target completion
Declared cost₹88.80 CrScale17 flatsAuthorityRERA Madhya Pradesh
BhopalIndividual houses
ORCHARD PARK
GOLDFIELD DEVELOPERS
Jan 2026registered
Jul 2028target completion
Declared cost₹20.99 CrScale10 flatsAuthorityRERA Madhya Pradesh
Projects within 25 km, nearest first — closed ones excluded, nothing ranked. This project’s coordinate is approximate, so distances are rough.
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.
- Complaints — RERA Madhya Pradesh does not publish a complaints register. This read cannot speak to them either way.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with RERA Madhya Pradesh, as the builder submitted it.
- 02Builder's track record
- RERA Madhya Pradesh: 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 Madhya Pradesh filing.
- Coordinates: geocoded by Horizon from the filed address with Google Geocoding, matched to the general area only, not the exact site.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- Map: © OpenStreetMap contributors (ODbL).
- 04Government Guidance Rate
- MP Department of Registration & Stamps.
- 05Planning authority
- RERA Madhya Pradesh: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 06Complaints & litigation
- RERA Madhya Pradesh's public record lists no complaints or litigation for this project.
- 07Other 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/royal-gulab-city-bhopal-huzur-h3r2sl4z.
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.