Is Spirit of One Phase 2 registered under RERA?

Yes. Spirit of One Phase 2 by Skandaavani Shelters Private Limited is on the public record with RERA Karnataka under RERA registration number PRM/KA/RERA/1251/309/PR/270125/007436.

When is Spirit of One Phase 2 due for possession?

The promised completion date on file with RERA Karnataka is December 2029. This is the date the promoter filed, not a prediction of delivery.

Who is the builder of Spirit of One Phase 2?

Spirit of One Phase 2 is filed by Skandaavani Shelters Private Limited (Company), per its RERA Karnataka registration.

Which authority approved Spirit of One Phase 2?

The building permit for Spirit of One Phase 2 was approved by BBMP - Bruhat Bengaluru Mahanagara Palike, plan number BBMP/Ad.Com./MDP/0176/23-24. This is the sanction of the plan, not confirmation the project was built to it.

What is the declared cost of Spirit of One Phase 2?

The declared project cost on record (land plus construction) is ₹33.4 crore. This is the cost the promoter declared to RERA Karnataka, not a sale or per-unit price.

Where is Spirit of One Phase 2 located?

Spirit of One Phase 2 is located in Bengaluru North, Karnataka, as filed with RERA Karnataka.

Spirit of One Phase 2 RERA, Bengaluru North, Karnataka

Name: Spirit of One Phase 2 — public record
Creator: RERA Karnataka

Spirit of One Phase 2

PRM/KA/RERA/1251/309/PR/270125/007436 · RERA Karnataka · https://gethorizon.in/projects/spirit-of-one-phase-2-bengaluru-north-zm6z56g0

Complete project overview

RERA Karnataka · Registration filing

Units: 24 units
Unit mix: 24 × 4BHK Row Villas
Towers: 1
Floors: 2
Land area: 5,538 sq m
Built-up area: 7,113 sq m
FAR sanctioned: 1.04
Covered area: 2,709 sq m
Open area: 2,829 sq m
Land parcels: 1 survey no

Timeline

Project startedApr 2024

RERA registeredJan 2025

Proposed completionDec 2029

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

1Ground Floor4 BHK236.1835.29296

2Ground Floor4 BHK232.9934.80296

3Ground Floor4 BHK226.7733.86296

4Ground Floor4 BHK227.5333.96296

5Ground Floor4 BHK216.4732.35296

6Ground Floor4 BHK229.0434.76296

7Ground Floor4 BHK232.2435.11296

8Ground Floor4 BHK232.2435.11296

9Ground Floor4 BHK232.2435.11296

10Ground Floor4 BHK232.2435.11296

11Ground Floor4 BHK232.2435.11296

12Ground Floor4 BHK232.2435.16296

13Ground Floor4 BHK234.5135.03296

14Ground Floor4 BHK234.5135.03296

15Ground Floor4 BHK234.5135.03296

16Ground Floor4 BHK234.5135.03296

17Ground Floor4 BHK234.5135.03296

18Ground Floor4 BHK234.5135.03296

19Ground Floor4 BHK234.4135.40296

20Ground Floor4 BHK219.0433.16296

21Ground Floor4 BHK224.9734.03296

22Ground Floor4 BHK230.5534.84296

23Ground Floor4 BHK227.1734.35296

24Ground Floor4 BHK229.1034.67296

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.

Builder’s track record

RERA Karnataka · Builder registration

Skandaavani Shelters Private Limited

CompanyPromoter type

Bengaluru UrbanBased in

1Projects

1City

2025–presentActive

Timelineevery project, start → promised completion

Spirit of One Phase 2

this project

Row Houses

Apr 2024started

Dec 2029target completion

24 flats7,113 sq m₹33.40 Cr

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.

Location & price analysis

RERA Karnataka · Registration filing

Taluk: Bengaluru North
District: Bengaluru Urban
Pincode: 560103
Address: Property No./PID No. 3144/38/1,36/1/61, Balagere Village, Varthur Hobli, Ward No 149, Bangalore , Ward No 149, Bangalore , Bengaluru North , Bengaluru Urban, Karnataka - 560103
North boundary: Sy No 39
East boundary: Sy No 38/1
South boundary: Remaining land area in same Sy No
West boundary: Road

What’s nearby

SchoolsNo schools within 2km · Library 815m away

HealthcareHospital 1.6km away · 2 clinics within 1km · Pharmacy within 1km

LifestyleNo parks within 2km · Gym or sports centre 805m away · 12+ restaurants and cafes within 1km

ShoppingSupermarket 615m away · Convenience store within 1km · Bank 562m away

Getting around

Expressway 3.5 km · Outer Ring RoadPrimary road 865 m · Kadabeesanahalli Main RoadRailway line 2.2 km · Bangalore-Salem railwayRailway station 2.4km away (Belandur Road)Limited bus connectivity nearby

Land, title & encumbrance

LandJoint development (JDA) — built on the owner’s land by agreement

ConversionConverted to non-agricultural

As 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.

Price analysisdeclared build cost — not a sale price

₹33.40 Cr declared to build 24 flats. What that works out to:

₹1.39 Crdeclared cost per flatall-in — land + construction

₹4,363/sq ftof built-up area₹46,959/sq m

33%of the cost is land₹1,862/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.

Government Guidance Rate

Karnataka registration department

In 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.

Planning authority

RERA Karnataka · Approved building plan

BBMP - Bruhat Bengaluru Mahanagara Palike

Municipal / Corporation

approved 27 Feb 2024 · 2 yrs ago

Building Permit no. BBMP/Ad.Com./MDP/0176/23-24Survey no. 3144/38/1,36/1/61

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/0176/23-24 on the approving authority’s portal to confirm the approval.

The approving body, at scale

BBMP

Municipal Corporation · Bruhat Bengaluru Mahanagara Palike

Has 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.

See every project approved by RERA Karnataka→

Complaints & litigation

RERA Karnataka · public record

Complaints register

None 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.

S & M DEVELOPERS · Bengaluru East

May 2022started

Dec 2026target completion

Declared cost₹143.59 CrScale294 flatsAuthorityRERA Karnataka

Open the read Compare

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.

The Horizon Radar(within 6 km)

This project
44 new projects last year
442 nearby projects

1 km radius · coordinates as filed · 12.9344, 77.7284

The neighbourhood

from map data

Schools: No schools within 2kmLibrary 815m away
Healthcare: Hospital 1.6km away2 clinics within 1kmPharmacy within 1km
Transport: Railway station 2.4km away (Belandur Road)Limited bus connectivity nearby
Lifestyle: No parks within 2kmGym or sports centre 805m away12+ restaurants and cafes within 1km
Shopping: Supermarket 615m awayConvenience store within 1kmBank 562m away
Nearby: Primary road 865 m · Kadabeesanahalli Main RoadForest 166 mPark area 408 mGreen area 474 m
Connectivity: Expressway 3.5 km · Outer Ring RoadRailway line 2.2 km · Bangalore-Salem railway

111 mapped features within 2 km · from OpenStreetMap, not the RERA filing.