600 m awayResidential
SRI BALAKRISHNA'S SRINIVASAM
VALLEPU SIVANAGESWARA RAO · GUNTUR · Guntur
Nov 2025registered
Oct 2028target completion
Declared cost₹4.67 CrScale10 flatsAuthorityRERA Andhra Pradesh
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Detailed ReportSAI HAPPYNESS RESIDENCY
01
Complete project overview
RERA Andhra Pradesh · Registration filing- Units
- 10 flats
- Unit mix
- 5 × 3BHK · 5 × 2BHK
- Carpet area
- 76–127 sq m
- Floors
- 5
- Land area
- 387 sq m
- Built-up area
- 1,462 sq m
Timeline
Project startedJun 2025
RERA approvedAug 2025
Proposed completionMay 2028
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 mBalcony sq mOuter wall sq mCommon sq mTotal sq mParking sq m
10101 · MAIN3BHK127.493.6211.5413.33167.2311.25
10201 · MAIN2BHK75.841.698.7618.59116.1311.25
20102 · MAIN3BHK127.493.6211.5413.33167.2311.25
20202 · MAIN2BHK75.841.698.7618.59116.1311.25
30103 · MAIN3BHK127.493.6211.5413.33167.2311.25
30203 · MAIN2BHK75.841.698.7618.59116.1311.25
40104 · MAIN3BHK127.493.6211.5413.33167.2311.25
40204 · MAIN2BHK75.841.698.7618.59116.1311.25
50105 · MAIN3BHK127.493.6211.5413.33167.2311.25
50205 · MAIN2BHK75.841.698.7618.59116.1311.25
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.
| Unit | Type | Carpet | Balcony | Outer wall | Common | Total | Parking | Unit | Type | Carpet | Balcony | Outer wall | Common | Total | Parking |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 10101 · MAIN | 3BHK | 127.49 | 3.62 | 11.54 | 13.33 | 167.23 | 11.25 | 10201 · MAIN | 2BHK | 75.84 | 1.69 | 8.76 | 18.59 | 116.13 | 11.25 |
| 20102 · MAIN | 3BHK | 127.49 | 3.62 | 11.54 | 13.33 | 167.23 | 11.25 | 20202 · MAIN | 2BHK | 75.84 | 1.69 | 8.76 | 18.59 | 116.13 | 11.25 |
| 30103 · MAIN | 3BHK | 127.49 | 3.62 | 11.54 | 13.33 | 167.23 | 11.25 | 30203 · MAIN | 2BHK | 75.84 | 1.69 | 8.76 | 18.59 | 116.13 | 11.25 |
| 40104 · MAIN | 3BHK | 127.49 | 3.62 | 11.54 | 13.33 | 167.23 | 11.25 | 40204 · MAIN | 2BHK | 75.84 | 1.69 | 8.76 | 18.59 | 116.13 | 11.25 |
| 50105 · MAIN | 3BHK | 127.49 | 3.62 | 11.54 | 13.33 | 167.23 | 11.25 | 50205 · MAIN | 2BHK | 75.84 | 1.69 | 8.76 | 18.59 | 116.13 | 11.25 |
02
Builder’s track record
RERA Andhra Pradesh · Builder registrationKOLAGANI SRINIVASA RAO
IndividualPromoter type
Guntur, Andhra PradeshBased in
2Projects
1City
2025–presentActive
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
20 homeson the public record across 2 projects
3,176 sq mbuilt-up filed
816 sq mland declared
₹6.64 Crdeclared build cost
Build cost is what the builder declared it costs to build — land plus construction, at registration. It gives a sense of how big a builder this is — not a price you pay, not build quality, and not whether they finish on time.
Every project Horizon has read from this builder, oldest first on the timeline. 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 Andhra Pradesh · Registration filing- This project
- 92 new projects last year
- 525 nearby projects
- Village
- GUNTUR (U)
- Mandal
- Guntur
- District
- Guntur
- Pincode
- 522005
What’s nearby
SchoolsNearest school 1.7km away · College or university 1.0km away
HealthcareHospital 843m away · 1 clinic within 1km
LifestylePark 1.6km away · Gym or sports centre 1.7km away
ShoppingSupermarket 1.1km away · Mall 1.2km away · Bank 898m away
Getting around
Expressway 524 m · Narasaraopet Guntur RoadPrimary road 1.6 km · Guntur Amaravathi RoadRailway line 631 mRailway station 2.1km away (Guntur Junction)Bus stop within 1km
Water & environment
River 187 mWater body 548 m
distances only — not a flood assessmentGovernment land classification
Land here includes House Sites (residential), plus Agricultural Land fit for H.S., Land abutting NH/SH/ZPP/MPP, Dry land. The state classes land per survey— confirm your plot’s survey number is House Sites.
AP Registration & StampsDeclared external development% complete as filed at registration — no progress updates are published, so this is a starting-line snapshot.
Roads0%
Water supply0%
Sewage0%
Electricity0%
Solid waste0%
Fire safety0%
Water0%
Emergency exits0%
Renewable energy0%
Price analysisdeclared build cost — not a sale price
₹3.62 Cr declared to build 10 flats. What that works out to:
₹36.17 Lakhdeclared cost per flatall-in — land + construction
₹2,298/sq ftof built-up area₹24,739/sq m
32%of the cost is land₹2,804/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.
- 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.
- 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
AP Registration & StampsIn Andhra Pradesh it’s called the market value — the registration department's figure, not a sale price.
₹15,000per sq yd
₹17,940per sq m
- Which rate
- House Sites
- Matched to
- The rate published for the village of “GUNTUR (U)”.
- In force
- effective Feb 2025
- Last revision
- Up from ₹13,000 per sq yd
What this number is — and isn’t
- The minimum value Andhra 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 village, and says so above. How Horizon decides what to show.
06
Planning authority
RERA Andhra Pradesh · Approved building planapproved 5 Jun 2025 · 1 yr ago
Building Permit no. 1021/0417/B/GNTC/AT/2025Survey no. 137-1
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 1021/0417/B/GNTC/AT/2025 on the approving authority’s portal to confirm the approval.
The approving body, at scale
Guntur
Municipal CorporationHas approved 600 RERA projects — about 1 in 11 in Andhra Pradesh.
an apartments market — 81% apartments · 19% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 392
- On record
- 15,171 flats · 12,166 plots
- Reach
- 31 mandals
- Since
- 2014
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 Andhra Pradesh · public recordComplaints register
Not published. RERA Andhra 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 Andhra Pradesh- Litigation
- None declared in this filing
Only what the builder declared, or what RERA Andhra 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 Andhra Pradesh, or that this register doesn’t publish it — never that nothing happened.
08
Other projects nearby
The register · within 25 km327 residential projects still under way within 25 km. Step out ring by ring:
Of the 525 projects the radar draws within 6 km — every kind, every stage — 231 are residential projects still under way. This list keeps only those, and looks further out.
6 projects within 1 km — showing the nearest 6.
760 m awayResidential
W-ONE ARCADE
UPESH CONSTRUCTIONS · GUNTUR · Guntur
Mar 2024registered
Dec 2026target completion
Declared cost₹9.42 CrScale20 flatsAuthorityRERA Andhra Pradesh
900 m awayResidential
AARUSHIS SRI VATHSA
AARUSHI INFRA AND DEVELOPERS · GORANTLA · Guntur
Dec 2025registered
Jul 2028target completion
Declared cost₹5.81 CrScale10 flatsAuthorityRERA Andhra Pradesh
920 m awayResidential
A R FORTUNE
PEDAMALLU ARUNA · GUNTUR · Guntur
Mar 2024registered
Jan 2027target completion
Declared cost₹3.31 CrScale10 flatsAuthorityRERA Andhra Pradesh
940 m awayResidential
SRI VANI RESIDENCY
THUMATI PRABHAKAR · GUNTUR · Guntur
Jan 2026registered
Nov 2028target completion
Declared cost₹9.10 CrScale20 flatsAuthorityRERA Andhra Pradesh
950 m awayResidential
JANANI TOWERS
ARIKAPUDI CONSTUCTIONS · GUNTUR · Guntur
Feb 2025registered
Dec 2027target completion
Declared cost₹3.83 CrScale10 flatsAuthorityRERA Andhra Pradesh
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.
- Construction progress — RERA Andhra Pradesh does not publish quarterly progress reports. How far along it actually is cannot be read here.
- Complaints — RERA Andhra Pradesh does not publish a complaints register. This read cannot speak to them either way.
- Escrow — RERA Andhra Pradesh does not publish escrow declarations. Whether buyer money is ring-fenced cannot be read here.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with RERA Andhra Pradesh, as the builder submitted it.
- 02Builder's track record
- RERA Andhra 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 Andhra Pradesh filing.
- Coordinates: as filed with RERA Andhra Pradesh.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- Land classification: AP Registration & Stamps.
- 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
- AP Registration & Stamps.
- 06Planning authority
- RERA Andhra Pradesh: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 07Complaints & litigation
- RERA Andhra Pradesh'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/sai-happyness-residency-guntur-u-v5wngz2w.
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.