HORIZON
Share

HORIZONSearch & explore India’s real estate — the whole picture. gethorizon.in1.2 lakh+ projects · 78k+ builders · 600+ micro-markets · across 22 states
Detailed Report

VERTEX VIRAAT

P02400005475 · RERA Telangana · https://gethorizon.in/projects/vertex-viraat-miyapur-serilingampally-k5ps9qpr

01

Complete project overview

RERA Telangana · Registration filing
Units
1,318 units
Unit mix
1106 × 3BHK, 212 × 2BHK
Saleable area
138–1330 sq mper unit, as filed
Floors
30
Buildings
7
Land area
35,218 sq m
Built-up area
2,18,405 sq m
Road widening
1,455 sq mland set aside for road widening

Timeline

RERA approvedOct 2022
Proposed completionOct 2028
TodaySep 2026
Construction progress

0% overall, as filed

Excavation0%
Basement & plinth0%
Podiums0%
Stilt floor0%
Superstructure0%
Internal finishes0%
Flat fit-out0%
Stairs & lifts0%
External finishes0%
OC-readiness0%
Per-stage % as filed with the authority — a snapshot, not a live tracker. The lowest figure across every building/block, so no stage reads further along than the project’s slowest block.

Find your flat

Filed by floor and type and size, in the batches the builder registered — not a per-flat listing. Look yours up.

744 of 1318 available
BuildingFloorTypeArea sq mAvailable
A - BLOCK13BHKmortgaged9226 of 6
A - BLOCK22BHKmortgaged2492 of 2
A - BLOCK23BHKmortgaged9225 of 6
A - BLOCK32BHKmortgaged2490 of 2
A - BLOCK33BHKmortgaged9224 of 6
A - BLOCK43BHKmortgaged9226 of 6
A - BLOCK42BHKmortgaged2491 of 2
A - BLOCK52BHKmortgaged2491 of 2
A - BLOCK53BHK9223 of 6
A - BLOCK63BHKmortgaged9646 of 6
A - BLOCK62BHKmortgaged2631 of 2
A - BLOCK72BHKmortgaged2492 of 2
A - BLOCK73BHKmortgaged9226 of 6
A - BLOCK83BHKmortgaged9221 of 6
A - BLOCK82BHKmortgaged2490 of 2
A - BLOCK92BHKmortgaged2631 of 2
A - BLOCK93BHKmortgaged9655 of 6
A - BLOCK102BHKmortgaged2491 of 2
A - BLOCK103BHKmortgaged9223 of 6
A - BLOCK113BHKmortgaged9223 of 6
A - BLOCK112BHKmortgaged2491 of 2
A - BLOCK123BHKmortgaged9645 of 6
A - BLOCK122BHKmortgaged2632 of 2
A - BLOCK132BHKmortgaged2492 of 2
A - BLOCK133BHKmortgaged9225 of 6
A - BLOCK142BHKmortgaged2492 of 2
A - BLOCK143BHKmortgaged9225 of 6
A - BLOCK152BHKmortgaged2631 of 2
A - BLOCK153BHKmortgaged9655 of 6
A - BLOCK162BHKmortgaged2491 of 2
A - BLOCK163BHKmortgaged9225 of 6
A - BLOCK172BHKmortgaged2491 of 2
A - BLOCK173BHKmortgaged9222 of 6
A - BLOCK182BHKmortgaged1381 of 1
A - BLOCK192BHKmortgaged2490 of 2
A - BLOCK193BHKmortgaged9225 of 6
A - BLOCK203BHKmortgaged9230 of 6
A - BLOCK202BHKmortgaged2490 of 2
A - BLOCK213BHKmortgaged9655 of 6
A - BLOCK232BHKmortgaged2631 of 2
A - BLOCK233BHKmortgaged9642 of 6
A - BLOCK242BHKmortgaged2490 of 2
A - BLOCK243BHKmortgaged9222 of 6
A - BLOCK253BHKmortgaged9222 of 6
A - BLOCK252BHKmortgaged2491 of 2
A - BLOCK262BHKmortgaged2631 of 2
A - BLOCK263BHKmortgaged9654 of 6
A - BLOCK272BHKmortgaged2492 of 2
A - BLOCK273BHKmortgaged9225 of 6
A - BLOCK282BHKmortgaged1381 of 1
A - BLOCK283BHKmortgaged9644 of 6
A - BLOCK292BHKmortgaged2490 of 2
A - BLOCK293BHKmortgaged9225 of 6
A - BLOCK302BHKmortgaged2492 of 2
A - BLOCK303BHKmortgaged9226 of 6
B - BLOCK12BHKmortgaged2490 of 2
B - BLOCK13BHKmortgaged9220 of 6
B - BLOCK22BHKmortgaged2490 of 2
B - BLOCK23BHKmortgaged9222 of 6
B - BLOCK32BHKmortgaged2490 of 2
B - BLOCK33BHKmortgaged9220 of 6
B - BLOCK42BHKmortgaged2491 of 2
B - BLOCK43BHKmortgaged9223 of 6
B - BLOCK52BHKmortgaged2491 of 2
B - BLOCK53BHKmortgaged9220 of 6
B - BLOCK62BHKmortgaged2632 of 2
B - BLOCK63BHKmortgaged9642 of 6
B - BLOCK73BHKmortgaged9223 of 6
B - BLOCK72BHKmortgaged2491 of 2
B - BLOCK82BHKmortgaged2491 of 2
B - BLOCK83BHKmortgaged9221 of 6
B - BLOCK93BHKmortgaged9652 of 6
B - BLOCK92BHKmortgaged2630 of 2
B - BLOCK102BHKmortgaged2492 of 2
B - BLOCK112BHKmortgaged2492 of 2
B - BLOCK122BHKmortgaged2632 of 2
B - BLOCK123BHKmortgaged9643 of 6
B - BLOCK142BHKmortgaged2491 of 2
B - BLOCK162BHKmortgaged2492 of 2
B - BLOCK172BHKmortgaged2490 of 2
B - BLOCK173BHKmortgaged9221 of 6
B - BLOCK182BHKmortgaged1381 of 1
B - BLOCK183BHKmortgaged9641 of 6
B - BLOCK192BHKmortgaged2490 of 2
B - BLOCK193BHKmortgaged9220 of 6
B - BLOCK203BHKmortgaged9220 of 6
B - BLOCK202BHKmortgaged2491 of 2
B - BLOCK213BHKmortgaged9652 of 6
B - BLOCK212BHKmortgaged2631 of 2
B - BLOCK223BHKmortgaged9221 of 6
B - BLOCK222BHKmortgaged2490 of 2
B - BLOCK232BHKmortgaged2631 of 2
B - BLOCK233BHKmortgaged9642 of 6
B - BLOCK242BHKmortgaged2491 of 2
B - BLOCK243BHKmortgaged9221 of 6
B - BLOCK252BHKmortgaged2491 of 2
B - BLOCK253BHKmortgaged9220 of 6
B - BLOCK262BHKmortgaged2631 of 2
B - BLOCK263BHKmortgaged9652 of 6
B - BLOCK272BHKmortgaged2490 of 2
B - BLOCK273BHKmortgaged9221 of 6
B - BLOCK282BHKmortgaged1380 of 1
B - BLOCK283BHKmortgaged9641 of 6
B - BLOCK292BHKmortgaged2490 of 2
B - BLOCK293BHKmortgaged9221 of 6
B - BLOCK302BHKmortgaged2492 of 2
B - BLOCK303BHKmortgaged9225 of 6
C - BLOCK13BHKmortgaged1,2751 of 8
C - BLOCK23BHKmortgaged1,2750 of 8
C - BLOCK33BHKmortgaged1,2751 of 8
C - BLOCK43BHKmortgaged1,2752 of 8
C - BLOCK53BHKmortgaged1,2751 of 8
C - BLOCK63BHKmortgaged1,3303 of 8
C - BLOCK73BHKmortgaged1,2754 of 8
C - BLOCK83BHKmortgaged1,2755 of 8
C - BLOCK93BHKmortgaged1,3294 of 8
C - BLOCK103BHKmortgaged1,2755 of 8
C - BLOCK113BHKmortgaged1,2755 of 8
C - BLOCK123BHKmortgaged1,3304 of 8
C - BLOCK133BHKmortgaged1,2752 of 8
C - BLOCK143BHKmortgaged1,2752 of 8
C - BLOCK153BHKmortgaged1,3294 of 8
C - BLOCK163BHKmortgaged1,2754 of 8
C - BLOCK173BHKmortgaged1,2752 of 8
C - BLOCK183BHKmortgaged1,1793 of 7
C - BLOCK193BHKmortgaged1,2753 of 8
C - BLOCK203BHKmortgaged1,2753 of 8
C - BLOCK213BHKmortgaged1,3291 of 8
C - BLOCK223BHKmortgaged1,2752 of 8
C - BLOCK233BHKmortgaged1,3302 of 8
C - BLOCK243BHKmortgaged1,2753 of 8
C - BLOCK253BHKmortgaged1,2752 of 8
C - BLOCK263BHKmortgaged1,3290 of 8
C - BLOCK273BHKmortgaged1,2752 of 8
C - BLOCK283BHKmortgaged1,1790 of 7
C - BLOCK293BHKmortgaged1,2752 of 8
C - BLOCK303BHKmortgaged1,2752 of 8
D - BLOCK13BHK1,2758 of 8
D - BLOCK23BHK1,2758 of 8
D - BLOCK33BHK1,2758 of 8
D - BLOCK43BHK1,2758 of 8
D - BLOCK53BHK1,2758 of 8
D - BLOCK63BHK1,3308 of 8
D - BLOCK73BHK1,2758 of 8
D - BLOCK83BHK1,2758 of 8
D - BLOCK93BHK1,3298 of 8
D - BLOCK103BHK1,2758 of 8
D - BLOCK113BHK1,2758 of 8
D - BLOCK123BHK1,3308 of 8
D - BLOCK133BHK1,2758 of 8
D - BLOCK143BHK1,2758 of 8
D - BLOCK153BHK1,3298 of 8
D - BLOCK163BHK1,2758 of 8
D - BLOCK173BHK1,2758 of 8
D - BLOCK183BHK1,1797 of 7
D - BLOCK193BHK1,2758 of 8
D - BLOCK203BHK1,2758 of 8
D - BLOCK213BHK1,3298 of 8
D - BLOCK223BHK1,2758 of 8
D - BLOCK233BHK1,3308 of 8
D - BLOCK243BHK1,2758 of 8
D - BLOCK253BHK1,2758 of 8
D - BLOCK263BHK1,3298 of 8
D - BLOCK273BHK1,2758 of 8
D - BLOCK283BHK1,1797 of 7
D - BLOCK293BHK1,2758 of 8
D - BLOCK303BHK1,2758 of 8
E - BLOCK12BHKmortgaged2492 of 2
E - BLOCK13BHKmortgaged9226 of 6
E - BLOCK22BHKmortgaged2492 of 2
E - BLOCK33BHKmortgaged9226 of 6
E - BLOCK43BHKmortgaged9226 of 6
E - BLOCK42BHKmortgaged2491 of 2
E - BLOCK52BHKmortgaged2491 of 2
E - BLOCK53BHKmortgaged9225 of 6
E - BLOCK62BHKmortgaged2632 of 2
E - BLOCK63BHKmortgaged9654 of 6
E - BLOCK72BHKmortgaged2492 of 2
E - BLOCK73BHKmortgaged9226 of 6
E - BLOCK82BHKmortgaged2492 of 2
E - BLOCK83BHKmortgaged9224 of 6
E - BLOCK92BHKmortgaged2632 of 2
E - BLOCK93BHKmortgaged9664 of 6
E - BLOCK102BHKmortgaged2492 of 2
E - BLOCK103BHKmortgaged9226 of 6
E - BLOCK122BHK2632 of 2
E - BLOCK123BHK9655 of 6
E - BLOCK132BHK2492 of 2
E - BLOCK133BHK9226 of 6
E - BLOCK142BHK2492 of 2
E - BLOCK143BHKmortgaged9225 of 6
E - BLOCK152BHK2632 of 2
E - BLOCK153BHKmortgaged9665 of 6
E - BLOCK162BHK2492 of 2
E - BLOCK163BHK9225 of 6
E - BLOCK182BHK1381 of 1
E - BLOCK183BHKmortgaged9644 of 6
E - BLOCK202BHK2490 of 2
E - BLOCK212BHK2630 of 2
E - BLOCK213BHKmortgaged9663 of 6
E - BLOCK222BHK2492 of 2
E - BLOCK223BHKmortgaged9222 of 6
E - BLOCK232BHK2632 of 2
E - BLOCK233BHKmortgaged9655 of 6
E - BLOCK252BHK2492 of 2
E - BLOCK262BHK2632 of 2
E - BLOCK263BHK9664 of 6
E - BLOCK273BHKmortgaged9224 of 6
E - BLOCK272BHKmortgaged2492 of 2
E - BLOCK282BHK1381 of 1
E - BLOCK283BHK9655 of 6
E - BLOCK292BHK2492 of 2
E - BLOCK293BHK9225 of 6
E - BLOCK302BHK2492 of 2
E - BLOCK303BHK9226 of 6
F - BLOCK13BHK9220 of 6
F - BLOCK12BHK2491 of 2
F - BLOCK22BHK2490 of 2
F - BLOCK23BHK9220 of 6
F - BLOCK33BHK9221 of 6
F - BLOCK32BHK2491 of 2
F - BLOCK42BHK2491 of 2
F - BLOCK43BHK9221 of 6
F - BLOCK52BHK2491 of 2
F - BLOCK53BHK9223 of 6
F - BLOCK62BHK2631 of 2
F - BLOCK63BHK9653 of 6
F - BLOCK72BHK2491 of 2
F - BLOCK73BHK9223 of 6
F - BLOCK83BHK9225 of 6
F - BLOCK82BHK2491 of 2
F - BLOCK92BHK2631 of 2
F - BLOCK93BHK9662 of 6
F - BLOCK102BHK2492 of 2
F - BLOCK103BHK9224 of 6
F - BLOCK113BHK9223 of 6
F - BLOCK112BHK2490 of 2
F - BLOCK122BHK2632 of 2
F - BLOCK123BHK9251 of 6
F - BLOCK132BHK2491 of 2
F - BLOCK133BHK9222 of 6
F - BLOCK142BHK2490 of 2
F - BLOCK143BHK9222 of 6
F - BLOCK152BHK2632 of 2
F - BLOCK153BHK9663 of 6
F - BLOCK162BHK2491 of 2
F - BLOCK163BHK9220 of 6
F - BLOCK173BHK9222 of 6
F - BLOCK172BHK2491 of 2
F - BLOCK182BHK1380 of 1
F - BLOCK183BHK9650 of 6
F - BLOCK192BHK2491 of 2
F - BLOCK193BHK9221 of 6
F - BLOCK202BHK2492 of 2
F - BLOCK203BHK9221 of 6
F - BLOCK212BHK2631 of 2
F - BLOCK213BHK9662 of 6
F - BLOCK222BHK2492 of 2
F - BLOCK223BHK9220 of 6
F - BLOCK232BHK2630 of 2
F - BLOCK233BHK9651 of 6
F - BLOCK242BHK2491 of 2
F - BLOCK243BHK9221 of 6
F - BLOCK252BHK2490 of 2
F - BLOCK253BHK9220 of 6
F - BLOCK262BHK2631 of 2
F - BLOCK263BHK9661 of 6
F - BLOCK273BHK9221 of 6
F - BLOCK272BHK2490 of 2
F - BLOCK282BHK1380 of 1
F - BLOCK283BHKmortgaged9651 of 6
F - BLOCK292BHK2491 of 2
F - BLOCK293BHK9220 of 6
F - BLOCK302BHK2492 of 2
F - BLOCK303BHK9226 of 6

Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. As filed at registration, in the batches the builder declared — not a live booking system. "Mortgaged" batches were declared under mortgage to a bank/lender for project finance — check with the builder that any specific flat is released before relying on clear title.

02

Builder’s track record

RERA Telangana · Builder registration

VERTEX HOMES PRIVATE LIMITED

CompanyPromoter type
Ranga Reddy, TelanganaBased in
2Projects
2Cities
2022–presentActive
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
1,639 homeson the public record across 2 projects
2,90,270 sq mbuilt-up filed
51,070 sq mland declared

These are sums of what the builder has put on the public record across their projects — a sense of how big a builder this is, 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.

More from VERTEX HOMES PRIVATE LIMITED— the full portfolio →

03

Location

RERA Telangana · Registration filing
The Horizon Radar(within 6 km)
2km4km6kmN
  • This project
  • 69 new projects last year
  • 1,324 nearby projects
≈ locality centre · geocoded, verified · 17.5139, 78.3608 · © OpenStreetMap contributors
Locality
MIYAPUR
Village
Madina Guda
Mandal
Serilingampally
District
Ranga Reddy
Pincode
500050
North boundary
NEIGHBOURS LAND
East boundary
ROAD AND OWNERS LAND
South boundary
NEIGHBOURS LAND
West boundary
150 FEET WIDE ROAD
What’s nearby
Schools2 schools within 1km · 3 educational institutions within 1km · College or university 894m away
HealthcareHospital 1.1km away · Pharmacy within 1km
LifestylePark 1.7km away · Gym or sports centre 1.8km away · 4 restaurants and cafes within 1km
ShoppingSupermarket 1.0km away · Convenience store within 1km · Bank 908m away
Getting around
Expressway 1.8 kmPrimary road 91 m · Bollaram RoadRailway line 3.5 kmMetro station 2.3km away (miyapur metro)2 bus stops within 500m
Water & environment
Water body 1.1 km · Kandi Kunta
distances only — not a flood assessment
Declared external development
Roads0%
Water supply0%
Sewerage (Chamber,…0%
Rainwater0%
Green Strip/TOT LO…0%
Street lighting0%
Community Building…0%
Sewage0%
Solid waste0%
Rainwater0%
Renewable energy0%
Fire safety0%
Electricity0%
Aggregate area of …0%
% complete as filed at registration — no progress updates are published, so this is a starting-line snapshot.
04

Government Guidance Rate

Telangana Registration & Stamps

In Telangana it’s called the market value — the registration department's figure, not a sale price.

₹40,100per sq yd
₹47,959per sq m
₹3,400per sq ft for a flat · same schedule
Which rate
residential (urban)
Matched to
The rate published for “MIYAPUR”.
In force
effective May 2026

Elsewhere in the same village

NON RESIDENTIAL PROPERTIES IN RESIDENTIAL ARE₹47,959 / sq m₹40,100 / sq yd
RESIDENTIAL LOCALLTY₹47,959 / sq m₹40,100 / sq yd
MIYAPUR NH ROAD₹94,005 / sq m₹78,600 / sq yd
RESIDENTIAL BOLLARAM MAIN ROAD₹94,005 / sq m₹78,600 / sq yd
RESIDENTIAL MIYAPUR NH ROAD₹94,005 / sq m₹78,600 / sq yd
BOLLARAM MAIN ROAD₹94,005 / sq m₹78,600 / sq yd

The same schedule, published for the places around this one — so the figure above reads in its neighbourhood, not alone.

What this number is — and isn’t

  • The minimum value Telangana’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 locality, and says so above. How Horizon decides what to show.
05

Planning authority

RERA Telangana · Approved building plan

Greater Hyderabad Municipal Corporation (GHMC)

Municipal / Corporation
Building Permit no. 1/C21/00442/2022Survey no. 197/PART & 207/PART
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 1/C21/00442/2022 on the approving authority’s portal to confirm the approval.

The approving body, at scale

GHMC

Municipal Corporation · Hyderabad city core

Has approved 3,102 RERA projectsabout 1 in 4 in Telangana.

an apartments market99% apartments · 1% plotted layouts. Apartments like yours are this body's core business.

Builders
1,994
On record
2,20,211 flats · 3,387 plots
Reach
65 mandals
Since
2016

More apartment-heavy than Telangana overall — 99% apartments here vs 66% 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 Telangana

07

Other projects nearby

The register · within 25 km

2,288 residential projects still under way within 25 km. Step out ring by ring:

Of the 1,324 projects the radar draws within 6 km — every kind, every stage — 615 are residential projects still under way. This list keeps only those, and looks further out.

10 projects within 1 km — showing the nearest 6.

MADEENAGUDAResidential

NARENN PRIMARK INSPIRA

Primark Developers

Mar 2023registered
Mar 2029target completion
Government Guidance Rate₹78,600/sq ydScale884 flatsAuthorityRERA Telangana
MADEENAGUDAResidential

Vijay and RV s Sai Vanamali

VIJAYBHARATH BUILDERS AND RV NIRMAAN LLP

Dec 2020registered
Dec 2026target completion
Government Guidance Rate₹40,100/sq ydScale482 flatsAuthorityRERA Telangana
MADEENAGUDAResidential

Vijay and RV s Sai vanamali Phase-2

VIJAYBHARATH BUILDERS AND RV NIRMAAN LLP

Apr 2024registered
Apr 2029target completion
Government Guidance Rate₹40,100/sq ydScale701 flatsAuthorityRERA Telangana
MAKTHAMAHABOOBPETResidential

ASR DIAMOND

ASR INFRA

Jan 2022registered
Jan 2028target completion
Government Guidance Rate₹78,600/sq ydScale20 flatsAuthorityRERA Telangana
B K ENCLAVEResidential

NIVRITI

SATYA SREE DEVELOPERS LLP

Mar 2020registered
Mar 2026target completion
Government Guidance Rate₹78,600/sq ydScale252 flatsAuthorityRERA Telangana
MIYAPURResidential

AVANTIKAS THE EMERALD

M/S.AVANTIKA INFRA

Jun 2024registered
Jun 2027target completion
Government Guidance Rate₹78,600/sq ydScale10 flatsAuthorityRERA Telangana

Projects within 25 km, nearest first — closed ones excluded, nothing ranked. This project’s coordinate is approximate, so distances are rough.

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.
  • Construction progress — RERA Telangana does not publish quarterly progress reports. How far along it actually is cannot be read here.
  • Complaints — RERA Telangana does not publish a complaints register. This read cannot speak to them either way.

Sources

Where each section of this report comes from.

  1. 01Complete project overview
    • The project's registration filing with RERA Telangana, as the builder submitted it.
  2. 02Builder's track record
    • RERA Telangana: the builder's registration.
    • The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
  3. 03Location
    • Address and pincode: the RERA Telangana filing.
    • Coordinates: geocoded by Horizon from the filed address with Google Geocoding, matched to the locality centre, not the exact site.
    • 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).
  4. 04Government Guidance Rate
    • Telangana Registration & Stamps.
  5. 05Planning authority
    • RERA Telangana: the approved building plan, as filed.
    • The approving body's other projects: counted by Horizon across the register.
  6. 06Complaints & litigation
    • RERA Telangana's public record lists no complaints or litigation for this project.
  7. 07Other 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/vertex-viraat-miyapur-serilingampally-k5ps9qpr.

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.