360 m awayApartment
PANORAMA BY THE SEA
TEAM ONE · Mangalore
Nov 2024started
Feb 2027target completion
Declared cost₹5.51 CrScale7 flatsAuthorityRERA Karnataka
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Detailed ReportSUBURBAN ANNEX
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 22 units
- Unit mix
- 21 × SHOP · 1 × 1 BHK
- Towers
- 1
- Floors
- 3
- Land area
- 850 sq m
- Built-up area
- 2,276 sq m
- FAR sanctioned
- 1.98
- Covered area
- 528 sq m
- Open area
- 322 sq m
- Land parcels
- 1 survey no
Timeline
Project startedSep 2023
RERA registeredJan 2024
Proposed completionSep 2025
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
G-11st FloorSHOP230.6717.68
G-21st FloorSHOP15.101.27
G-31st FloorSHOP23.421.83
G-41st FloorSHOP17.251.40
G-51st FloorSHOP20.361.75
G-61st FloorSHOP30.842.62
G-71st FloorSHOP12.240.99
G-81st FloorSHOP20.211.70
G-91st FloorSHOP36.903.13
F1012nd FloorSHOP233.6117.88
F1022nd FloorSHOP15.101.27
F1032nd FloorSHOP21.401.68
F1042nd FloorSHOP15.641.27
F1052nd FloorSHOP19.731.60
F1062nd FloorSHOP18.801.53
F1072nd FloorSHOP12.240.99
F1082nd FloorSHOP29.602.44
F1092nd FloorSHOP26.582.16
F1102nd FloorSHOP31.672.64
S2013rd FloorSHOP233.6116.56
S2023rd FloorSHOP178.2213.48
S2033rd Floor1 BHK51.804.12
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 |
|---|---|---|---|---|---|---|---|
| G-11st Floor | SHOP | 230.67 | 17.68 | G-21st Floor | SHOP | 15.10 | 1.27 |
| G-31st Floor | SHOP | 23.42 | 1.83 | G-41st Floor | SHOP | 17.25 | 1.40 |
| G-51st Floor | SHOP | 20.36 | 1.75 | G-61st Floor | SHOP | 30.84 | 2.62 |
| G-71st Floor | SHOP | 12.24 | 0.99 | G-81st Floor | SHOP | 20.21 | 1.70 |
| G-91st Floor | SHOP | 36.90 | 3.13 | F1012nd Floor | SHOP | 233.61 | 17.88 |
| F1022nd Floor | SHOP | 15.10 | 1.27 | F1032nd Floor | SHOP | 21.40 | 1.68 |
| F1042nd Floor | SHOP | 15.64 | 1.27 | F1052nd Floor | SHOP | 19.73 | 1.60 |
| F1062nd Floor | SHOP | 18.80 | 1.53 | F1072nd Floor | SHOP | 12.24 | 0.99 |
| F1082nd Floor | SHOP | 29.60 | 2.44 | F1092nd Floor | SHOP | 26.58 | 2.16 |
| F1102nd Floor | SHOP | 31.67 | 2.64 | S2013rd Floor | SHOP | 233.61 | 16.56 |
| S2023rd Floor | SHOP | 178.22 | 13.48 | S2033rd Floor | 1 BHK | 51.80 | 4.12 |
02
Builder’s track record
RERA Karnataka · Builder registrationLYCORIS DEVELOPERS
ProprietorshipPromoter type
Dakshina KannadaBased in
1Projects
1City
2024–2025Active
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
- 9 new projects last year
- 56 nearby projects
- Taluk
- Mangalore
- District
- Dakshina Kannada
- Pincode
- 575014
- Address
- PROPOSED CONSTRUCTION OF RESIDENTIAL CUM COMMERCIAL BUILDING AT , SY.NO: 38/A2C1(P), 38/A2C2(P), IDYYA VILLAGE MANAGLORE , Mangalore , Dakshina Kannada, Karnataka - 575014
- North boundary
- 12°59'15.96"N
- East boundary
- 12°59'17.00"N
- South boundary
- 74°48'25.94"E
- West boundary
- 74°48'26.72"E
What’s nearby
SchoolsNo schools within 2km · College or university 1.2km away
HealthcareHospital 613m away · 2 clinics within 1km
LifestylePark 1.3km away · 13+ restaurants and cafes within 1km
ShoppingSupermarket 991m away · Bank 141m away · ATM within 500m
Getting around
Expressway 645 mPrimary road 141 mRailway line 139 m · Konkan RailwayRailway station 341m away (Surathkal)Bus stop within 500m
Water & environment
Water body 1.3 kmCanal 1.5 km
distances only — not a flood assessmentLand, title & encumbranceAs 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.
LandJoint development (JDA) — built on the owner’s land by agreement
ConversionConverted to non-agricultural
Price analysisdeclared build cost — not a sale price
₹4.68 Cr declared to build 22 flats. What that works out to:
₹21.29 Lakhdeclared cost per flatall-in — land + construction
₹1,912/sq ftof built-up area₹20,581/sq m
29%of the cost is land₹1,491/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 imageryThe yearly satellite view ends in 2023 and this project started in 2023, so it does not cover this project's construction: the site was still open ground within ~20 m of the recorded location when the series ends. The 2026 image shows the site more recently.
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
- This series ends in 2023, before this project’s construction — so it shows what stood here before, and says nothing about whether building has since begun. The photograph does that.
- This state publishes a point, not a plot outline, so the shape is a circle around it. A neighbour’s building can fall inside.
- Site is a ~20 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
- The yearly site view ends in 2023, before this project started in 2023.
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 planapproved 4 Sep 2023 · 3 yrs ago
Building Permit no. A4/BA22/2023-24Survey no. 38/a2c1 & 38/a2c2
The promised possession date (1 Sep 2025) 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.
Verify it yourself — look up plan A4/BA22/2023-24 on the approving authority’s portal to confirm the approval.
The approving body, at scale
Mangaluru Urban Development Authority
Urban Development AuthorityHas approved 440 RERA projects — about 1 in 20 in Karnataka.
an apartments market — 96% apartments · 4% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 315
- On record
- 8,036 flats · 698 plots
- Reach
- 6 taluks
- Since
- 2017
More apartment-heavy than Karnataka overall — 96% 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
- 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.
08
Other projects nearby
The register · within 25 km169 residential projects still under way within 25 km. Step out ring by ring:
Of the 56 projects the radar draws within 6 km — every kind, every stage — 23 are residential projects still under way. This list keeps only those, and looks further out.
5 projects within 1 km — showing the nearest 5.
710 m awayApartment
BIGAPPLE HILLS
BIGAPPLE VENTURES LLP · Mangalore
Jan 2026started
Mar 2031target completion
Declared cost₹5.40 CrScale15 flatsAuthorityRERA Karnataka
840 m awayMixed Development
KONARK HOMES
ARNAVA BUILDERS AND DEVELOPERS · Mangalore
Apr 2024started
Dec 2027target completion
Declared cost₹10.93 CrScale31 flatsAuthorityRERA Karnataka
860 m awayMixed Development
KAMMARADY ENCLAVE
MOHAMMED ABDUL RAHIMAN BYARI · Mangalore
May 2017started
Mar 2026target completion
Declared cost₹10.86 CrScale37 flatsAuthorityRERA Karnataka
880 m awayMixed Development
SPECTRUM FAH ARCADE
SPECTRUM INDIA PROPERTIES · Mangalore
Apr 2024started
Dec 2026target completion
Declared cost₹5.80 CrScale53 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.
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: as filed with RERA Karnataka.
- 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/suburban-annex-mangalore-qdm4shge.
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.