Is VISHNU NIVAS registered under RERA?

Yes. VISHNU NIVAS by M/S NSR CONSTRUCTIONS is on the public record with RERA Andhra Pradesh under RERA registration number P02280156974.

When is VISHNU NIVAS due for possession?

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

Who is the builder of VISHNU NIVAS?

VISHNU NIVAS is filed by M/S NSR CONSTRUCTIONS (Other Than Individual), per its RERA Andhra Pradesh registration.

Which authority approved VISHNU NIVAS?

The building permit for VISHNU NIVAS was approved by Commissioner, ULB, plan number 1093/0138/B/VZM/P-2/2023. This is the sanction of the plan, not confirmation the project was built to it.

What is the declared cost of VISHNU NIVAS?

The declared project cost on record (land plus construction) is ₹6.86 crore. This is the cost the promoter declared to RERA Andhra Pradesh, not a sale or per-unit price.

Where is VISHNU NIVAS located?

VISHNU NIVAS is located in VIZIANAGARAM BIT-II, Vizianagaram, Andhra Pradesh, as filed with RERA Andhra Pradesh.

VISHNU NIVAS RERA, Vizianagaram, Andhra Pradesh — the public record

Name: VISHNU NIVAS — public record
Creator: RERA Andhra Pradesh

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Detailed Report

VISHNU NIVAS

P02280156974 · RERA Andhra Pradesh · https://gethorizon.in/projects/vishnu-nivas-vizianagaram-bit-ii-8jiftlgk

Complete project overview

RERA Andhra Pradesh · Registration filing

Units: 29 flats
Unit mix: 28 × 3BHK · 1 × 2BHK
Carpet area: 65–99 sq m
Floors: 6
Land area: 1,069 sq m
Built-up area: 4,790 sq m

Timeline

Project startedApr 2026

RERA approvedAug 2026

Proposed completionMar 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 mBalcony sq mOuter wall sq mCommon sq mTotal sq mParking sq m

101FIRST FLOOR · VISHNU NIVAS3BHK98.6187.8628.61143.0811.14

102FIRST FLOOR · VISHNU NIVAS3BHK98.5087.8628.59142.9511.14

103FIRST FLOOR · VISHNU NIVAS3BHK95.4910.077.5028.26141.3211.14

104FIRST FLOOR · VISHNU NIVAS3BHK95.5110.077.5028.27141.3511.14

105FIRST FLOOR · VISHNU NIVAS3BHK98.4810.227.5029.05145.2511.14

201SECOND FLOOR · VISHNU NIVAS3BHK98.6187.8628.61143.0811.14

202SECOND FLOOR · VISHNU NIVAS3BHK98.5087.8628.59142.9511.14

203SECOND FLOOR · VISHNU NIVAS3BHK95.4910.077.5028.26141.3211.14

204SECOND FLOOR · VISHNU NIVAS3BHK95.5110.077.5028.27141.3511.14

205SECOND FLOOR · VISHNU NIVAS3BHK98.4810.227.5029.05145.2511.14

301THIRD FLOOR · VISHNU NIVAS3BHK98.6187.8628.61143.0811.14

302THIRD FLOOR · VISHNU NIVAS3BHK98.5087.8628.59142.9511.14

303THIRD FLOOR · VISHNU NIVAS3BHK95.4910.077.5028.26141.3211.14

304THIRD FLOOR · VISHNU NIVAS3BHK95.5110.077.5028.27141.3511.14

305THIRD FLOOR · VISHNU NIVAS3BHK98.4810.227.5029.05145.2511.14

401FOURTH FLOOR · VISHNU NIVAS3BHK98.6187.8628.61143.0811.14

402FOURTH FLOOR · VISHNU NIVAS3BHK98.5087.8628.59142.9511.14

403FOURTH FLOOR · VISHNU NIVAS3BHK95.4910.077.5028.26141.3211.14

404FOURTH FLOOR · VISHNU NIVAS3BHK95.5110.077.5028.27141.3511.14

405FOURTH FLOOR · VISHNU NIVAS3BHK98.4810.227.5029.05145.2511.14

501FIFTH FLOOR · VISHNU NIVAS3BHK98.6187.8628.61143.0811.14

502FIFTH FLOOR · VISHNU NIVAS3BHK98.5087.8628.59142.9511.14

503FIFTH FLOOR · VISHNU NIVAS3BHK95.4910.077.8628.26141.3211.14

504FIFTH FLOOR · VISHNU NIVAS3BHK95.5110.077.5028.27141.3511.14

505FIFTH FLOOR · VISHNU NIVAS3BHK98.4810.227.5029.05145.2511.14

G1GROUND FLOOR · VISHNU NIVAS3BHK98.8487.8628.59142.9511.14

G2GROUND FLOOR · VISHNU NIVAS3BHK91.729.507.4328140.0211.14

G3GROUND FLOOR · VISHNU NIVAS3BHK95.879.707.5229.02145.1211.14

G4GROUND FLOOR · VISHNU NIVAS2BHK65.108.305.8020.26101.3111.14

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.

All 29 units as filed, two to a row · areas in sq m
Unit	Type	Carpet	Balcony	Outer wall	Common	Total	Parking	Unit	Type	Carpet	Balcony	Outer wall	Common	Total	Parking
101FIRST FLOOR · VISHNU NIVAS	3BHK	98.61	8	7.86	28.61	143.08	11.14	102FIRST FLOOR · VISHNU NIVAS	3BHK	98.50	8	7.86	28.59	142.95	11.14
103FIRST FLOOR · VISHNU NIVAS	3BHK	95.49	10.07	7.50	28.26	141.32	11.14	104FIRST FLOOR · VISHNU NIVAS	3BHK	95.51	10.07	7.50	28.27	141.35	11.14
105FIRST FLOOR · VISHNU NIVAS	3BHK	98.48	10.22	7.50	29.05	145.25	11.14	201SECOND FLOOR · VISHNU NIVAS	3BHK	98.61	8	7.86	28.61	143.08	11.14
202SECOND FLOOR · VISHNU NIVAS	3BHK	98.50	8	7.86	28.59	142.95	11.14	203SECOND FLOOR · VISHNU NIVAS	3BHK	95.49	10.07	7.50	28.26	141.32	11.14
204SECOND FLOOR · VISHNU NIVAS	3BHK	95.51	10.07	7.50	28.27	141.35	11.14	205SECOND FLOOR · VISHNU NIVAS	3BHK	98.48	10.22	7.50	29.05	145.25	11.14
301THIRD FLOOR · VISHNU NIVAS	3BHK	98.61	8	7.86	28.61	143.08	11.14	302THIRD FLOOR · VISHNU NIVAS	3BHK	98.50	8	7.86	28.59	142.95	11.14
303THIRD FLOOR · VISHNU NIVAS	3BHK	95.49	10.07	7.50	28.26	141.32	11.14	304THIRD FLOOR · VISHNU NIVAS	3BHK	95.51	10.07	7.50	28.27	141.35	11.14
305THIRD FLOOR · VISHNU NIVAS	3BHK	98.48	10.22	7.50	29.05	145.25	11.14	401FOURTH FLOOR · VISHNU NIVAS	3BHK	98.61	8	7.86	28.61	143.08	11.14
402FOURTH FLOOR · VISHNU NIVAS	3BHK	98.50	8	7.86	28.59	142.95	11.14	403FOURTH FLOOR · VISHNU NIVAS	3BHK	95.49	10.07	7.50	28.26	141.32	11.14
404FOURTH FLOOR · VISHNU NIVAS	3BHK	95.51	10.07	7.50	28.27	141.35	11.14	405FOURTH FLOOR · VISHNU NIVAS	3BHK	98.48	10.22	7.50	29.05	145.25	11.14
501FIFTH FLOOR · VISHNU NIVAS	3BHK	98.61	8	7.86	28.61	143.08	11.14	502FIFTH FLOOR · VISHNU NIVAS	3BHK	98.50	8	7.86	28.59	142.95	11.14
503FIFTH FLOOR · VISHNU NIVAS	3BHK	95.49	10.07	7.86	28.26	141.32	11.14	504FIFTH FLOOR · VISHNU NIVAS	3BHK	95.51	10.07	7.50	28.27	141.35	11.14
505FIFTH FLOOR · VISHNU NIVAS	3BHK	98.48	10.22	7.50	29.05	145.25	11.14	G1GROUND FLOOR · VISHNU NIVAS	3BHK	98.84	8	7.86	28.59	142.95	11.14
G2GROUND FLOOR · VISHNU NIVAS	3BHK	91.72	9.50	7.43	28	140.02	11.14	G3GROUND FLOOR · VISHNU NIVAS	3BHK	95.87	9.70	7.52	29.02	145.12	11.14
G4GROUND FLOOR · VISHNU NIVAS	2BHK	65.10	8.30	5.80	20.26	101.31	11.14

Builder’s track record

RERA Andhra Pradesh · Builder registration

M/S NSR CONSTRUCTIONS

Partnership/LLP FirmPromoter type

VisakhapatnamBased in

1Projects

1City

2026–presentActive

Timelineevery project, start → promised completion

VISHNU NIVAS

this project

Residential

Apr 2026started

Mar 2029target completion

29 flats4,790 sq m₹6.86 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 Andhra Pradesh · Registration filing

The Horizon Radar(within 6 km)

This project
20 new projects last year
183 nearby projects

1 km radius · coordinates as filed · 18.1258, 83.4253 · © OpenStreetMap contributors

Village: VIZIANAGARAM BIT-II
Mandal: Vizianagaram
District: Vizianagaram
Pincode: 535002

What’s nearby

Schools1 school within 1km

HealthcareHospital 1.4km away · Clinic within 2km

LifestyleNo parks within 2km

ShoppingSupermarket 1.5km away · Mall 1.9km away · Bank 317m away

Getting around

Primary road 269 m · Phool Bagh RoadRailway line 1.3 km · Howrah - Chennai Main LineRailway station 3.4km away (Vizianagaram Junction)Bus stop within 500m

Water & environment

Water body 586 mRiver 953 m

distances only — not a flood assessment

Government land classification

Land here includes House Sites (residential), plus Agricultural Land fit for H.S., Land abutting NH/SH/ZPP/MPP. The state classes land per survey— confirm your plot’s survey number is House Sites.

AP Registration & Stamps

Declared external development

Roads0%

Water supply0%

Sewage0%

Electricity0%

Solid waste0%

Fire safety0%

Water0%

Emergency exits0%

Renewable energy0%

% complete as filed at registration — no progress updates are published, so this is a starting-line snapshot.

Price analysisdeclared build cost — not a sale price

₹6.86 Cr declared to build 29 flats. What that works out to:

₹23.66 Lakhdeclared cost per flatall-in — land + construction

₹1,331/sq ftof built-up area₹14,328/sq m

17%of the cost is land₹1,006/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

Andhra Pradesh registration department

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

No government guidance rate is shown for this project.

Andhra Pradesh's schedule is in Horizon's record, but this project's filed location couldn't be matched to one place with certainty — so no figure is shown rather than a guess.

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 Andhra Pradesh · Approved building plan

Commissioner, ULB

Municipal / Corporation · Vijayanagaram

approved 28 Mar 2026 · 6 mo ago

Building Permit no. 1093/0138/B/VZM/P-2/2023Survey no. 196/1, 196/3 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 1093/0138/B/VZM/P-2/2023 on the approving authority’s portal to confirm the approval.

The approving body, at scale

Vizianagaram

Municipal Corporation

Has approved 229 RERA projects — 3.4% of Andhra Pradesh.

a plotted-layout market — 24% apartments · 76% plotted layouts. Apartments like yours are the smaller share here — this body mostly approves plotted layouts.

Builders: 156
On record: 1,327 flats · 27,459 plots
Reach: 18 mandals
Since: 2016

More layout-heavy than Andhra Pradesh overall — 76% plots here vs 26% 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.

Complaints & litigation

RERA Andhra Pradesh · public record

Complaints register

Not published. RERA Andhra Pradesh doesn’t publish a complaints register in the record Horizon reads.

So there is nothing to count here — which is not the same as nothing having been filed.

What the builder declared

Declared to RERA Andhra Pradesh

Litigation: None declared in this filing

Only what the builder declared, or what RERA Andhra Pradesh records itself, can appear here — a case filed elsewhere and never declared would not.

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 Andhra Pradesh, or that this register doesn’t publish it — never that nothing happened.

Other projects nearby

The register · within 25 km

85 residential projects still under way within 25 km. Step out ring by ring:

Of the 183 projects the radar draws within 6 km — every kind, every stage — 35 are residential projects still under way. This list keeps only those, and looks further out.

4 projects within 1 km — showing the nearest 4.

30 m awayResidential

P.S.N.ENCLAVE

PANCHADHI RAMU NAIDU · Ward-1 · Vizianagaram

Apr 2024registered

Mar 2027target completion

Declared cost₹4.25 CrScale20 flatsAuthorityRERA Andhra Pradesh

Open the read

100 m awayResidential

PASUPULETI EMPIRE

PASUPULETI LALITHA KALA · Ward-2 · Vizianagaram

Sep 2025registered

Jul 2028target completion

Declared cost₹13.37 CrScale25 flatsAuthorityRERA Andhra Pradesh

Open the read

150 m awayResidential

SREE NIVASAM

SREE VISISHTA BUILDERS & DEVELOPERS · VIZIANAGARAM BIT-I · Vizianagaram

Oct 2025registered

Sep 2028target completion

Declared cost₹2.34 CrScale10 flatsAuthorityRERA Andhra Pradesh

Open the read

310 m awayResidential

NAVEEN'S PRIDE

NAVEEN CONSTRUCTIONS REP BY ITS PROP. VECHALAPU NAVEEN KUMAR · Ward-2 · Vizianagaram

Mar 2024registered

Oct 2026target completion

Declared cost₹3.93 CrScale15 flatsAuthorityRERA Andhra Pradesh

Open the read

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.
Construction progress — RERA Andhra Pradesh does not publish quarterly progress reports. How far along it actually is cannot be read here.
Complaints — RERA Andhra Pradesh does not publish a complaints register. This read cannot speak to them either way.
Escrow — RERA Andhra Pradesh does not publish escrow declarations. Whether buyer money is ring-fenced cannot be read here.

Sources

Where each section of this report comes from.

01Complete project overview
- The project's registration filing with RERA Andhra Pradesh, as the builder submitted it.
02Builder's track record
- RERA Andhra Pradesh: 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 Andhra Pradesh filing.
- Coordinates: as filed with RERA Andhra Pradesh.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- Land classification: AP Registration & Stamps.
- The Horizon Radar: the RERA-registered projects Horizon holds within 6 km of these coordinates.
- Map: © OpenStreetMap contributors (ODbL).
04Government Guidance Rate
- No government guidance rate could be matched to this project from Andhra Pradesh's published schedules.
05Planning authority
- RERA Andhra Pradesh: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
06Complaints & litigation
- RERA Andhra Pradesh's public record lists no complaints or litigation for this project.
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/vishnu-nivas-vizianagaram-bit-ii-8jiftlgk.

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.