720 m awayResidential/Group Housing
Construction of 313 @ Bhtkala
KARNATAKA SLUM DEVELOPMENT BOARD · Uttara Kannada
Oct 2021started
Oct 2026target completion
⚠ no escrow declaredDeclared cost₹22.79 CrAuthorityRERA Karnataka
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Detailed ReportSNN Raj Spiritua
01
Complete project overview
RERA Karnataka · Registration filing- Project name
- SNN Raj Spiritua
- Towers
- 2
- Land area
- 3,780 sq m
- FAR sanctioned
- 4.76
- Covered area
- 1,556 sq m
- Open area
- 2,053 sq m
Timeline
Project startedJan 2014
RERA registeredOct 2017
Proposed completionJun 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 mUndivided share sq m
J-0111st Floor · Juno4BHK198.0455.39
J-0212nd Floor · Juno4BHK198.0457.84
J-0313rd Floor · Juno4BHK198.0457.84
J-0323rd Floor · Juno4BHK20758.28
J-0414th Floor · Juno4BHK198.0457.84
J-0424th Floor · Juno4BHK20758.28
J-0515th Floor · Juno4BHK198.0457.84
J-0525th Floor · Juno4BHK20757.84
J-0616th Floor · Juno4BHK198.0457.84
J-0626th Floor · Juno4BHK20757.84
J-0717th Floor · Juno4BHK198.0457.84
J-0727th Floor · Juno4BHK20757.84
J-0818th Floor · Juno4BHK198.0457.84
J-0828th Floor · Juno4BHK20757.84
J-0919th Floor · Juno4BHK198.0457.84
J-0929th Floor · Juno4BHK20757.84
J-10110th Floor · Juno4BHK198.0457.84
J-10210th Floor · Juno4BHK20757.84
J-11111th Floor · Juno4BHK198.0457.84
J-11211th Floor · Juno4BHK20757.84
J-12112th Floor · Juno4BHK198.0457.84
J-12212th Floor · Juno4BHK20757.84
J-13113th Floor · Juno4BHK198.0457.84
J-13213th Floor · Juno4BHK20757.84
J-14114th Floor · Juno4BHK198.0457.84
J-14214th Floor · Juno4BHK20757.84
J-151 & J-16115th Floor · JunoPent House306.2590.19
J-15215th Floor · Juno4BHK20757.84
J-16216th Floor · Juno4BHK20757.84
Z-0151st Floor · Zeus4BHK206.7657.67
Z-0252nd Floor · Zeus4BHK206.7658.55
Z-0343rd Floor · Zeus3BHK141.2339.09
Z-0353rd Floor · Zeus4BHK206.7658.55
Z-0444th Floor · Zeus3BHK141.2340.32
Z-0454th Floor · Zeus4BHK206.7658.55
Z-0535th Floor · Zeus3BHK152.6343.12
Z-0545th Floor · Zeus3BHK151.6942.51
Z-0555th Floor · Zeus4BHK206.7658.55
Z-0636th Floor · Zeus3BHK152.6343.12
Z-0646th Floor · Zeus3BHK151.6942.51
Z-0656th Floor · Zeus4BHK206.7658.55
Z-0737th Floor · Zeus3BHK152.6342.77
Z-0747th Floor · Zeus3BHK151.6942.51
Z-0757th Floor · Zeus4BHK206.7658.55
Z-0838th Floor · Zeus3BHK152.6343.12
Z-0848th Floor · Zeus3BHK151.6942.51
Z-0858th Floor · Zeus4BHK206.7658.55
Z-0939th Floor · Zeus3BHK152.6342.77
Z-0949th Floor · Zeus3BHK151.6942.51
Z-0959th Floor · Zeus4BHK206.7658.55
Z-10310th Floor · Zeus3BHK152.6343.12
Z-10410th Floor · Zeus3BHK151.6942.51
Z-10510th Floor · Zeus4BHK206.7658.46
Z-11311th Floor · Zeus3BHK152.6343.12
Z-11411th Floor · Zeus3BHK151.6942.51
Z-11511th Floor · Zeus4BHK206.7658.55
Z-12312th Floor · Zeus3BHK152.6343.12
Z-12412th Floor · Zeus3BHK151.6942.51
Z-12512th Floor · Zeus4BHK206.7658.55
Z-13313th Floor · Zeus3BHK152.6343.12
Z-13413th Floor · Zeus3BHK151.6942.51
Z-13513th Floor · Zeus4BHK206.7658.55
Z-14314th Floor · Zeus3BHK152.6343.12
Z-14414th Floor · Zeus3BHK151.6942.51
Z-14514th Floor · Zeus4BHK206.7658.55
Z-15315th Floor · Zeus3BHK152.6343.12
Z-15415th Floor · Zeus3BHK151.6942.51
Z-15515th Floor · Zeus4BHK206.7658.55
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 |
|---|---|---|---|---|---|---|---|
| J-0111st Floor · Juno | 4BHK | 198.04 | 55.39 | J-0212nd Floor · Juno | 4BHK | 198.04 | 57.84 |
| J-0313rd Floor · Juno | 4BHK | 198.04 | 57.84 | J-0323rd Floor · Juno | 4BHK | 207 | 58.28 |
| J-0414th Floor · Juno | 4BHK | 198.04 | 57.84 | J-0424th Floor · Juno | 4BHK | 207 | 58.28 |
| J-0515th Floor · Juno | 4BHK | 198.04 | 57.84 | J-0525th Floor · Juno | 4BHK | 207 | 57.84 |
| J-0616th Floor · Juno | 4BHK | 198.04 | 57.84 | J-0626th Floor · Juno | 4BHK | 207 | 57.84 |
| J-0717th Floor · Juno | 4BHK | 198.04 | 57.84 | J-0727th Floor · Juno | 4BHK | 207 | 57.84 |
| J-0818th Floor · Juno | 4BHK | 198.04 | 57.84 | J-0828th Floor · Juno | 4BHK | 207 | 57.84 |
| J-0919th Floor · Juno | 4BHK | 198.04 | 57.84 | J-0929th Floor · Juno | 4BHK | 207 | 57.84 |
| J-10110th Floor · Juno | 4BHK | 198.04 | 57.84 | J-10210th Floor · Juno | 4BHK | 207 | 57.84 |
| J-11111th Floor · Juno | 4BHK | 198.04 | 57.84 | J-11211th Floor · Juno | 4BHK | 207 | 57.84 |
| J-12112th Floor · Juno | 4BHK | 198.04 | 57.84 | J-12212th Floor · Juno | 4BHK | 207 | 57.84 |
| J-13113th Floor · Juno | 4BHK | 198.04 | 57.84 | J-13213th Floor · Juno | 4BHK | 207 | 57.84 |
| J-14114th Floor · Juno | 4BHK | 198.04 | 57.84 | J-14214th Floor · Juno | 4BHK | 207 | 57.84 |
| J-151 & J-16115th Floor · Juno | Pent House | 306.25 | 90.19 | J-15215th Floor · Juno | 4BHK | 207 | 57.84 |
| J-16216th Floor · Juno | 4BHK | 207 | 57.84 | Z-0151st Floor · Zeus | 4BHK | 206.76 | 57.67 |
| Z-0252nd Floor · Zeus | 4BHK | 206.76 | 58.55 | Z-0343rd Floor · Zeus | 3BHK | 141.23 | 39.09 |
| Z-0353rd Floor · Zeus | 4BHK | 206.76 | 58.55 | Z-0444th Floor · Zeus | 3BHK | 141.23 | 40.32 |
| Z-0454th Floor · Zeus | 4BHK | 206.76 | 58.55 | Z-0535th Floor · Zeus | 3BHK | 152.63 | 43.12 |
| Z-0545th Floor · Zeus | 3BHK | 151.69 | 42.51 | Z-0555th Floor · Zeus | 4BHK | 206.76 | 58.55 |
| Z-0636th Floor · Zeus | 3BHK | 152.63 | 43.12 | Z-0646th Floor · Zeus | 3BHK | 151.69 | 42.51 |
| Z-0656th Floor · Zeus | 4BHK | 206.76 | 58.55 | Z-0737th Floor · Zeus | 3BHK | 152.63 | 42.77 |
| Z-0747th Floor · Zeus | 3BHK | 151.69 | 42.51 | Z-0757th Floor · Zeus | 4BHK | 206.76 | 58.55 |
| Z-0838th Floor · Zeus | 3BHK | 152.63 | 43.12 | Z-0848th Floor · Zeus | 3BHK | 151.69 | 42.51 |
| Z-0858th Floor · Zeus | 4BHK | 206.76 | 58.55 | Z-0939th Floor · Zeus | 3BHK | 152.63 | 42.77 |
| Z-0949th Floor · Zeus | 3BHK | 151.69 | 42.51 | Z-0959th Floor · Zeus | 4BHK | 206.76 | 58.55 |
| Z-10310th Floor · Zeus | 3BHK | 152.63 | 43.12 | Z-10410th Floor · Zeus | 3BHK | 151.69 | 42.51 |
| Z-10510th Floor · Zeus | 4BHK | 206.76 | 58.46 | Z-11311th Floor · Zeus | 3BHK | 152.63 | 43.12 |
| Z-11411th Floor · Zeus | 3BHK | 151.69 | 42.51 | Z-11511th Floor · Zeus | 4BHK | 206.76 | 58.55 |
| Z-12312th Floor · Zeus | 3BHK | 152.63 | 43.12 | Z-12412th Floor · Zeus | 3BHK | 151.69 | 42.51 |
| Z-12512th Floor · Zeus | 4BHK | 206.76 | 58.55 | Z-13313th Floor · Zeus | 3BHK | 152.63 | 43.12 |
| Z-13413th Floor · Zeus | 3BHK | 151.69 | 42.51 | Z-13513th Floor · Zeus | 4BHK | 206.76 | 58.55 |
| Z-14314th Floor · Zeus | 3BHK | 152.63 | 43.12 | Z-14414th Floor · Zeus | 3BHK | 151.69 | 42.51 |
| Z-14514th Floor · Zeus | 4BHK | 206.76 | 58.55 | Z-15315th Floor · Zeus | 3BHK | 152.63 | 43.12 |
| Z-15415th Floor · Zeus | 3BHK | 151.69 | 42.51 | Z-15515th Floor · Zeus | 4BHK | 206.76 | 58.55 |
02
Builder’s track record
RERA Karnataka · Builder registrationSNN Spiritua Developers
Bengaluru UrbanBased 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- This project
- 19 new projects last year
- 471 nearby projects
- Taluk
- Bengaluru South
- District
- Bengaluru Urban
- Address
- Khata No. 34 (Old No. 67/3), 5, S. Kariyappa Road, Jaraganahalli Village, Uttarahalli Hobli, Ganesh Mandira Ward, Bangalore South Taluk
What’s nearby
Schools2 schools within 1km · College or university 1.4km away · Library 1.1km away
HealthcareHospital 423m away · 13 clinics within 1km · Pharmacy within 500m
LifestylePark 928m away · Gym or sports centre 498m away · 34+ restaurants and cafes within 1km
ShoppingSupermarket 436m away · Mall 1.1km away · Convenience store within 500m
Getting around
Expressway 24 m · Outer Ring RoadPrimary road 2.1 km · Marenahalli RoadRailway line 3.9 km · Mysuru–Bengaluru lineMetro station 2.3km away (Banashankari)4 bus stops within 500m
Water & environment
Water body 950 m · Chikkalasandra lake
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹154.46 Cr declared. What that works out to:
32%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
Satellite view of the site
Google Open Buildings, 2016–2023 · Sentinel-2 imageryNo building detected within ~35 m of the recorded location in any year from 2016 to 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 ~35 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
- No building is visible in this circle through 2023. That is what the imagery shows, not a statement about the project’s progress.
- 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 ~35 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
- Coordinate checked only against its district, not its 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 planBuilding Permit
The promised possession date (30 Jun 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
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
- 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.
08
Other projects nearby
The register · within 25 km893 residential projects still under way within 25 km. Step out ring by ring:
Of the 471 projects the radar draws within 6 km — every kind, every stage — 70 are residential projects still under way. This list keeps only those, and looks further out.
1 project within 1 km — showing the nearest 1.
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: geocoded by Horizon from the filed address with Google Geocoding, matched to the exact address.
- 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/snn-raj-spiritua-bengaluru-south-ku7dd9mh.
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.