1.3 km awayApartment
TVS EMERALD ALTURA
EMERALD HAVEN PROPERTIES PRIVATE LIMITED · Bengaluru North
Apr 2026started
Mar 2033target completion
Declared cost₹1244.40 CrScale975 flatsAuthorityRERA Karnataka
HORIZONSearch & explore India’s real estate — the whole picture. gethorizon.in1.2 lakh+ projects · 78k+ builders · 600+ micro-markets · across 22 states
Detailed ReportTNM LAKEVIEW
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 36 units
- Unit mix
- 20 × 2BHK · 16 × 3BHK
- Towers
- 1
- Floors
- 3
- Land area
- 1,760 sq m
- Built-up area
- 3,927 sq m
- FAR sanctioned
- 2.25
- Covered area
- 704 sq m
- Open area
- 1,056 sq m
- Land parcels
- 1 survey no
Timeline
Project startedJan 2024
RERA registeredMar 2024
Proposed completionOct 2025
TodaySep 2026
Construction progressFrom 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.
95% overall, as filed
Internal infra0%
External infra0%
Amenities0%
Common areas82%
Finishing88%
Super-structure97%
Sub-structure100%
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
G1Ground Floor3 BHK76.236.0939.16
G2Ground Floor3 BHK80.057.2541.27
G3Ground Floor2 BHK58.276.6430.87
G4Ground Floor2 BHK56.146.9229.93
G5Ground Floor2 BHK56.909.5931.68
G6Ground Floor2 BHK56.9610.7130.35
G7Ground Floor2 BHK58.227.5729.73
G8Ground Floor3 BHK92.578.1647.22
G9Ground Floor3 BHK80.168.3040.88
1011st Floor3 BHK80.2413.5244.71
1021st Floor3 BHK84.0814.9846.96
1031st Floor2 BHK58.278.5632.85
1041st Floor2 BHK57.168.9931.88
1051st Floor2 BHK59.5415.6835.84
1061st Floor2 BHK59.6410.6533.83
1071st Floor2 BHK58.227.5731.72
1081st Floor3 BHK92.5712.1849.33
1091st Floor3 BHK86.8420.9150.33
2012nd Floor3 BHK80.2413.5244.71
2022nd Floor3 BHK84.0814.9846.96
2032nd Floor2 BHK58.278.5632.85
2042nd Floor2 BHK57.168.9931.88
2052nd Floor2 BHK59.5415.6835.84
2062nd Floor2 BHK59.6410.6533.83
2072nd Floor2 BHK58.227.5731.72
2082nd Floor3 BHK92.5712.1849.33
2092nd Floor3 BHK86.8420.9150.33
3013rd Floor3 BHK80.2413.5244.71
3023rd Floor3 BHK84.0814.9846.96
3033rd Floor2 BHK58.278.5632.85
3043rd Floor2 BHK57.168.9931.88
3053rd Floor2 BHK59.5415.6835.84
3063rd Floor2 BHK59.6410.6533.83
3073rd Floor2 BHK58.227.5731.72
3083rd Floor3 BHK92.5712.1849.33
3093rd Floor3 BHK86.8420.9150.33
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.
| Unit | Type | Carpet | Exclusive area | Undivided share | Unit | Type | Carpet | Exclusive area | Undivided share |
|---|---|---|---|---|---|---|---|---|---|
| G1Ground Floor | 3 BHK | 76.23 | 6.09 | 39.16 | G2Ground Floor | 3 BHK | 80.05 | 7.25 | 41.27 |
| G3Ground Floor | 2 BHK | 58.27 | 6.64 | 30.87 | G4Ground Floor | 2 BHK | 56.14 | 6.92 | 29.93 |
| G5Ground Floor | 2 BHK | 56.90 | 9.59 | 31.68 | G6Ground Floor | 2 BHK | 56.96 | 10.71 | 30.35 |
| G7Ground Floor | 2 BHK | 58.22 | 7.57 | 29.73 | G8Ground Floor | 3 BHK | 92.57 | 8.16 | 47.22 |
| G9Ground Floor | 3 BHK | 80.16 | 8.30 | 40.88 | 1011st Floor | 3 BHK | 80.24 | 13.52 | 44.71 |
| 1021st Floor | 3 BHK | 84.08 | 14.98 | 46.96 | 1031st Floor | 2 BHK | 58.27 | 8.56 | 32.85 |
| 1041st Floor | 2 BHK | 57.16 | 8.99 | 31.88 | 1051st Floor | 2 BHK | 59.54 | 15.68 | 35.84 |
| 1061st Floor | 2 BHK | 59.64 | 10.65 | 33.83 | 1071st Floor | 2 BHK | 58.22 | 7.57 | 31.72 |
| 1081st Floor | 3 BHK | 92.57 | 12.18 | 49.33 | 1091st Floor | 3 BHK | 86.84 | 20.91 | 50.33 |
| 2012nd Floor | 3 BHK | 80.24 | 13.52 | 44.71 | 2022nd Floor | 3 BHK | 84.08 | 14.98 | 46.96 |
| 2032nd Floor | 2 BHK | 58.27 | 8.56 | 32.85 | 2042nd Floor | 2 BHK | 57.16 | 8.99 | 31.88 |
| 2052nd Floor | 2 BHK | 59.54 | 15.68 | 35.84 | 2062nd Floor | 2 BHK | 59.64 | 10.65 | 33.83 |
| 2072nd Floor | 2 BHK | 58.22 | 7.57 | 31.72 | 2082nd Floor | 3 BHK | 92.57 | 12.18 | 49.33 |
| 2092nd Floor | 3 BHK | 86.84 | 20.91 | 50.33 | 3013rd Floor | 3 BHK | 80.24 | 13.52 | 44.71 |
| 3023rd Floor | 3 BHK | 84.08 | 14.98 | 46.96 | 3033rd Floor | 2 BHK | 58.27 | 8.56 | 32.85 |
| 3043rd Floor | 2 BHK | 57.16 | 8.99 | 31.88 | 3053rd Floor | 2 BHK | 59.54 | 15.68 | 35.84 |
| 3063rd Floor | 2 BHK | 59.64 | 10.65 | 33.83 | 3073rd Floor | 2 BHK | 58.22 | 7.57 | 31.72 |
| 3083rd Floor | 3 BHK | 92.57 | 12.18 | 49.33 | 3093rd Floor | 3 BHK | 86.84 | 20.91 | 50.33 |
02
Builder’s track record
RERA Karnataka · Builder registrationY V CONSTRUCTIONS
ProprietorshipPromoter type
Bengaluru UrbanBased in
3Projects
2Cities
2023–2025Active
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
159 homeson the public record across 3 projects
20,487 sq mbuilt-up filed
9,341 sq mland declared
₹56.36 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.
Planning authoritiesthis builder's portfolio, by approving body
BBMP - Bruhat Bengaluru Mahanagara PalikeMunicipal / Corporationthis project2 of 3 projects
BIAPPA - Bangalore Airport Area Planning AuthorityUrban Development Authority1 of 3 projects
Counts are how many of this builder’s projects on Horizon’s record were approved by each body — a footprint, not a ranking of the authorities.
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 Karnataka · Registration filing- This project
- 26 new projects last year
- 250 nearby projects
- Taluk
- Bengaluru North
- District
- Bengaluru Urban
- Pincode
- 560064
- Address
- SY NO 135/5 , KATTIGENAHALLI VILLAGE, , JALA HOBLI , , Bengaluru North , Bengaluru Urban, Karnataka - 560064
- North boundary
- MILITARY VENKATAPPAS LAND
- East boundary
- ROAD AND LAKE
- South boundary
- CHEPE CHINNAPPAS LAND
- West boundary
- PALANAHALLI GRAMATHANA
What’s nearby
SchoolsNo schools within 2km · College or university 341m away
HealthcareHospital 343m away · 6 clinics within 1km · Pharmacy within 1km
LifestyleNo parks within 2km · 9 restaurants and cafes within 1km
ShoppingSupermarket 432m away · Bank 275m away
Getting around
Expressway 985 m · Bellary RoadPrimary road 1.1 km · Bagalur RoadRailway line 3.5 kmRailway station 3.6km away (Yelahanka Junction)2 bus stops within 500m
Water & environment
Water body 771 m · Palanahalli Lake
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
₹16.01 Cr declared to build 36 flats. What that works out to:
₹44.48 Lakhdeclared cost per flatall-in — land + construction
₹3,788/sq ftof built-up area₹40,773/sq m
37%of the cost is land₹3,167/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 2024, so it does not cover this project's construction: the site was still open ground within ~24 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 ~24 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.
- 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 ~24 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 2024.
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 18 Nov 2023 · 2 yrs ago
Building Permit no. BBMP/AD.COM/YLK/0747/2023-34Survey no. 135/*/5
The promised possession date (31 Oct 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 BBMP/AD.COM/YLK/0747/2023-34 on the approving authority’s portal to confirm the approval.
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
- 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 km685 residential projects still under way within 25 km. Step out ring by ring:
Of the 250 projects the radar draws within 6 km — every kind, every stage — 100 are residential projects still under way. This list keeps only those, and looks further out.
15 projects between 1 and 3 km — showing the nearest 6.
1.4 km awayApartment
Assetz Zen & Sato
APG TOWNSHIPS PRIVATE LIMITED · Yelahanka
May 2025started
May 2030target completion
Declared cost₹763.67 CrScale456 flatsAuthorityRERA Karnataka
1.5 km awayApartment
CASAGRAND ESTANCIA
CASA GRANDE GARDEN CITY BUILDERS PVT LTD · Yelahanka
Oct 2025started
Oct 2030target completion
Declared cost₹275.84 CrScale429 flatsAuthorityRERA Karnataka
1.5 km awayApartment
TVS EMERALD AURALIS
EMERALD HAVEN RESIDENCES PRIVATE LIMITED · Yelahanka
Sep 2025started
Jun 2030target completion
⚠ 1 open complaintDeclared cost₹450.10 CrScale393 flatsAuthorityRERA Karnataka
1.6 km awayMixed Development
GODREJ AVELINE
GODREJ SSPDL GREEN ACRES PRIVATE LIMITED · Bengaluru North
Mar 2026started
Mar 2031target completion
Declared cost₹1923.60 CrScale849 flatsAuthorityRERA Karnataka
1.6 km awayApartment
SLV GOLDEN TOWERS
SLV Developers Pvt Ltd · Bengaluru North
Jul 2024started
Apr 2029target completion
Declared cost₹102.52 CrScale242 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/tnm-lakeview-bengaluru-north-an48fah1.
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.