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Detailed Report

VNR GOLDEN CITY

P05210263504 · RERA Andhra Pradesh · https://gethorizon.in/projects/vnr-golden-city-duggirala-pedavegi-y0nqu9ek

Timeline

RERA approvedMay 2023
Project startedDec 2023
Proposed completionDec 2024
TodaySep 2026
02

Builder’s track record

RERA Andhra Pradesh · Builder registration

PRUTHVI BUILDERS AND DEVELOPERS

Partnership/LLP FirmPromoter type
West GodavariBased in
1Projects
1City
2023–2024Active
Timelineevery project, start → promised completion
VNR GOLDEN CITY

VNR GOLDEN CITY

this project
Residential
Dec 2023started
Dec 2024target completion
1,347 sq m₹6.04 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.

03

Location & price analysis

RERA Andhra Pradesh · Registration filing
The Horizon Radar(within 6 km)
2km4km6kmN
  • This project
  • 9 new projects last year
  • 48 nearby projects
1 km radius · coordinates as filed · 16.7433, 81.0619 · © OpenStreetMap contributors
Village
DUGGIRALA
Mandal
Pedavegi
District
West Godavari
Pincode
522330
What’s nearby
SchoolsNo schools within 2km
HealthcareNearest hospital 3.5km away · Clinic within 2km
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km · Bank 533m away
Getting around
Expressway 1.0 kmPrimary road 496 m · Nuzividu - Eluru RoadRailway line 4.7 km · Howrah - Chennai Main LineNo metro or railway within 5kmLimited bus connectivity nearby
Water & environment
Water body 605 mRiver 1.1 km · TammileruCanal 3.1 km · Polavaram Right Main Canal
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

₹6.04 Cr declared. What that works out to:

15%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.

04

Satellite view of the site

Google Open Buildings, 2016–2023 · Sentinel-2 imagery

The 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 ~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

Feb 2017
Apr 2023
Mar 2026

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 checked only against its district, not its pincode.
  • 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

AP Registration & Stamps

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

₹6,500per sq yd
₹7,774per sq m
Which rate
residential (urban)
Matched to
The rate published for the village of “DUGGIRALA”.
In force
effective Feb 2025

What this number is — and isn’t

  • The minimum value Andhra Pradesh’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.
06

Planning authority

RERA Andhra Pradesh · Approved building plan

Commissioner, ULB

Municipal / Corporation · Eluru
approved 20 Dec 2023 · 2 yrs ago
Building Permit no. 06/2022Survey no. 52,53

The promised possession date (1 Dec 2024) 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 06/2022 on the approving authority’s portal to confirm the approval.

The approving body, at scale

Eluru

Municipal Corporation

Has approved 109 RERA projects — 1.6% of Andhra Pradesh.

an apartments market — 71% apartments · 29% plotted layouts. Apartments like yours are this body's core business.

Builders
96
On record
1,496 flats · 2,222 plots
Reach
26 mandals
Since
2018

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.

08

Other projects nearby

The register · within 25 km

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

Of the 48 projects the radar draws within 6 km — every kind, every stage — 13 are residential projects still under way. This list keeps only those, and looks further out.

1 project between 1 and 3 km — showing the nearest 1.

3.0 km awayResidential

SKY TOWERS

ARANYA ECO VENTURES PRIVATE LIMITED · SANIVARAPUPETA · Eluru

Feb 2023registered
Mar 2028target completion
Declared cost₹33.73 CrScale174 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.

  1. 01Complete project overview
    • The project's registration filing with RERA Andhra Pradesh, as the builder submitted it.
  2. 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.
  3. 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).
  4. 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).
  5. 05Government Guidance Rate
    • AP Registration & Stamps.
  6. 06Planning authority
    • RERA Andhra Pradesh: the approved building plan, as filed.
    • The approving body's other projects: counted by Horizon across the register.
  7. 07Complaints & litigation
    • RERA Andhra Pradesh's public record lists no complaints or litigation for this project.
  8. 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/vnr-golden-city-duggirala-pedavegi-y0nqu9ek.

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.