Is SWARAM PHASE-2 registered under RERA?

Yes. SWARAM PHASE-2 by One Bangalore Luxury Projects LLP is on the public record with RERA Karnataka under RERA registration number PRM/KA/RERA/1250/303/PR/300922/005285.

When is SWARAM PHASE-2 due for possession?

The promised completion date on file with RERA Karnataka is March 2025. This is the date the promoter filed, not a prediction of delivery.

Who is the builder of SWARAM PHASE-2?

SWARAM PHASE-2 is filed by One Bangalore Luxury Projects LLP (Partnership Firm), per its RERA Karnataka registration.

Which authority approved SWARAM PHASE-2?

The layout permit for SWARAM PHASE-2 was approved by BIAPPA - Bangalore Airport Area Planning Authority, plan number BIAAPA / TP/ DP/LAO/27/2016-17. This is the sanction of the plan, not confirmation the project was built to it.

What is the declared cost of SWARAM PHASE-2?

The declared project cost on record (land plus construction) is ₹24.11 crore. This is the cost the promoter declared to RERA Karnataka, not a sale or per-unit price.

Where is SWARAM PHASE-2 located?

SWARAM PHASE-2 is located in Devanahalli, Karnataka, as filed with RERA Karnataka.

SWARAM PHASE-2 RERA, Devanahalli, Karnataka — the public record

Name: SWARAM PHASE-2 — public record
Creator: RERA Karnataka

SWARAM PHASE-2

PRM/KA/RERA/1250/303/PR/300922/005285 · RERA Karnataka · https://gethorizon.in/projects/swaram-phase-2-devanahalli-paqlussj

Complete project overview

RERA Karnataka · Registration filing

Plots: 23 plots
Land parcels: 2 survey nos

Timeline

RERA registeredSep 2022

Project startedOct 2022

Proposed completionMar 2025

TodaySep 2026

Construction progress

100% overall, as filed

Common areas100%

From the builder's latest quarterly progress report filed with RERA Karnataka — % complete overall and by stage, as of that filing. A dated snapshot, not a live tracker.

Find your plot

Every plot the builder registered, with the carpet area they filed. Look yours up and check it against what you were shown.

UnitTypeTotal sq m

160Plot266.55

161Plot216

162Plot216

163Plot216

164Plot216

165Plot216

166Plot216

167Plot216

168Plot216

169Plot216

170Plot216

171Plot216

172Plot162.30

173Plot108

174Plot108

175Plot108

176Plot108

177Plot108

178Plot108

179Plot108

180Plot108

181Plot108

182Plot1322.73

Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion.

Builder’s track record

RERA Karnataka · Builder registration

One Bangalore Luxury Projects LLP

Partnership FirmPromoter type

Bengaluru RuralBased in

8Projects

1City

2022–presentActive

Timelineevery project, start → promised completion

SWARAM PHASE-1SWARAM PHASE-2RAAGAM PHASE-1RAAGAM PHASE-IIVarnam Phase 1AVarnam Phase 1BVarnam Phase 1CVarnam Phase 1D

SWARAM PHASE-2

this project

Plotted Development

Oct 2022started

Mar 2025target completion

23 plots₹24.11 Cr

Builder DNAthe whole portfolio, summed

842 homes · 765 plotson the public record across 8 projects

1,43,420 sq mbuilt-up filed

78,818 sq mland declared

₹1622.09 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.

Location & price analysis

RERA Karnataka · Registration filing

Taluk: Devanahalli
District: Bengaluru Rural
Pincode: 562129
Address: Sy. No. 1(P) & 37/2(P) of JODI AKKALENA HALLI - MALLENA HALLI VILLAGE , KASABA HOBLI , Devanahalli , Bengaluru Rural, Karnataka - 562129

What’s nearby

SchoolsNo schools within 2km

HealthcareNo hospital within 5km

LifestyleNo parks within 2km

ShoppingNo supermarket within 2km

Getting around

Expressway 1.2 km · Ballari RoadPrimary road 723 m · Airport Trumpet FlyoverRailway line 1.2 kmRailway station 2.4km away (Kempegowda International Airport Halt)Limited bus connectivity nearby

Water & environment

Water body 411 m

distances only — not a flood assessment

Land, title & encumbrance

LandOwned + joint development (JDA)

ConversionConverted to non-agricultural

MortgageNone declared on the project / land

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

₹24.11 Cr declared to build 23 plots. What that works out to:

₹1.05 Crdeclared cost per plotall-in — land + construction

56%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.

Government Guidance Rate

Karnataka Department of Stamps & Registration — 2023-24 guidance-value gazettes

In Karnataka it’s called the guidance value.

₹6,689per sq yd

₹8,000per sq m

Which rate: site (guidance value)
Matched to: The rate published for the village of “MALLENAHALLI”.
In force: effective Oct 2023
Spread: ₹2,508 – ₹6,689 per sq yd across the places it was taken over

What this number is — and isn’t

The minimum value Karnataka’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.

Planning authority

RERA Karnataka · Approved building plan

BIAPPA - Bangalore Airport Area Planning Authority

Urban Development Authority

approved 8 Feb 2022 · 4 yrs ago

Layout Permit no. BIAAPA / TP/ DP/LAO/27/2016-17Survey no. 1(p)

The promised possession date (31 Mar 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 BIAAPA / TP/ DP/LAO/27/2016-17 on the approving authority’s portal to confirm the approval.

The approving body, at scale

BIAPPA

Urban Development Authority · Bangalore Airport Area Planning Authority

Has approved 328 RERA projects — 3.8% of Karnataka.

a plotted-layout market — 30% apartments · 70% plotted layouts. Your plotted layout is this body's core business.

Builders: 236
On record: 20,448 flats · 19,692 plots
Reach: 8 taluks
Since: 2017

More layout-heavy than Karnataka overall — 70% plots here vs 38% 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.

Other projects nearby

The register · within 25 km

197 plotted projects still under way within 25 km. Step out ring by ring:

Of the 163 projects the radar draws within 6 km — every kind, every stage — 29 are plotted projects still under way. This list keeps only those, and looks further out.

4 projects within 1 km — showing the nearest 4.

470 m awayPlotted Development

RAAGAM PHASE-1

ONE BANGALORE LUXURY PROJECTS LLP · Devanahalli

Jan 2024started

Dec 2026target completion

Declared cost₹399.89 CrScale576 plotsAuthorityRERA Karnataka

Open the read Compare

470 m awayPlotted Development

RAAGAM PHASE-II

ONE BANGALORE LUXURY PROJECTS LLP · Devanahalli

Jul 2024started

Jun 2028target completion

Declared cost₹19.94 CrScale7 plotsAuthorityRERA Karnataka

Open the read Compare

540 m awayPlotted Development

Heritage Enclave

IG3 Infra Limited · Devanahalli

May 2026started

Dec 2029target completion

Declared cost₹45.37 CrScale118 plotsAuthorityRERA Karnataka

Open the read Compare

790 m awayPlotted Development

EKTA ELEMENTS

IG3 INFRA LIMITED · Yelahanka

Jul 2023started

Dec 2027target completion

Declared cost₹75.25 CrScale289 plotsAuthorityRERA 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.