340 m awayApartment
GRANDUS 118
GRANDUS PROJECTS PRIVATE LIMITED · Bengaluru North
May 2026started
Nov 2028target completion
⚠ no escrow declaredDeclared cost₹13.49 CrScale7 flatsAuthorityRERA Karnataka
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Detailed ReportWHITE LOTUS ANORA
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 8 units
- Unit mix
- 8 × APARTMENT
- Towers
- 1
- Floors
- 3
- Land area
- 715 sq m
- Built-up area
- 2,294 sq m
- FAR sanctioned
- 2.2
- Covered area
- 423 sq m
- Open area
- 292 sq m
- Land parcels
- 1 survey no
Timeline
Project startedJun 2022
RERA registeredOct 2022
Proposed completionJul 2025
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 mExclusive area sq mUndivided share sq m
G01Ground Floor2 BHK133.8081.92801.63
G02Ground Floor3 BHK162.68109.55995.72
1011st Floor3 BHK176.0319.99885.38
1021st Floor3 BHK171.8022.83860.71
2012nd Floor3 BHK176.0319.99885.38
2022nd Floor3 BHK171.8022.83860.71
3013rd Floor3 BHK176.03211.531234.02
3023rd Floor3 BHK171.08194.031176.45
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 |
|---|---|---|---|---|---|---|---|---|---|
| G01Ground Floor | 2 BHK | 133.80 | 81.92 | 801.63 | G02Ground Floor | 3 BHK | 162.68 | 109.55 | 995.72 |
| 1011st Floor | 3 BHK | 176.03 | 19.99 | 885.38 | 1021st Floor | 3 BHK | 171.80 | 22.83 | 860.71 |
| 2012nd Floor | 3 BHK | 176.03 | 19.99 | 885.38 | 2022nd Floor | 3 BHK | 171.80 | 22.83 | 860.71 |
| 3013rd Floor | 3 BHK | 176.03 | 211.53 | 1234.02 | 3023rd Floor | 3 BHK | 171.08 | 194.03 | 1176.45 |
02
Builder’s track record
RERA Karnataka · Builder registrationWHITE LOTUS URBAN HOMES LLP
Other ( LIMITED LIABILITY PARTNERSHIP )Promoter type
Bengaluru UrbanBased in
1Projects
1City
2022–2025Active
Timelineevery project, start → promised completion
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 Karnataka · Registration filing- This project
- 15 new projects last year
- 311 nearby projects
- Taluk
- Bengaluru East
- District
- Bengaluru Urban
- Pincode
- 560038
- Address
- Site No.259, bearing PID No. 72-2-259, bearing new PID No. 089-W0253-14, , measuring 7700 Square Feet, situated at Defense Colony, Indiranagar, Bangalore , Bengaluru East , Bengaluru Urban, Karnataka - 560038
- North boundary
- SITE NO 258
- East boundary
- SITE NO 277
- South boundary
- SITE NO 260
- West boundary
- ROAD
What’s nearby
Schools3 schools within 500m · 24 educational institutions within 1km · College or university 519m away
HealthcareHospital 362m away · 53 clinics within 1km · Pharmacy within 500m
LifestyleNo parks within 2km · Gym or sports centre 165m away · 345+ restaurants and cafes within 1km
ShoppingSupermarket 236m away · Mall 422m away · Convenience store within 500m
Getting around
Expressway 3.5 km · Outer ring roadPrimary road 194 m · 100 Feet RoadRailway line 1.9 kmMetro station 472m away (Indiranagar)7 bus stops within 500m
Water & environment
Water body 697 m
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
ConversionOne or more surveys not converted to non-agricultural
MortgageNone declared on the project / land
Price analysisdeclared build cost — not a sale price
₹12.80 Cr declared to build 8 flats. What that works out to:
₹1.60 Crdeclared cost per flatall-in — land + construction
₹5,184/sq ftof built-up area₹55,798/sq m
28%of the cost is land₹4,678/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 imageryA building already stood within ~20 m of the recorded location in 2016 (about 10 m), 14 m in 2023.
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 ~20 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
- A building is first visible in 2016.
- This state publishes a point, not a plot outline, so the shape is a circle around it. A neighbour’s building can fall inside.
- Site is a ~20 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
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 21 Mar 2022 · 4 yrs ago
Building Permit no. 1046/21-22Survey no. 72-2-259
The promised possession date (31 Jul 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 1046/21-22 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 km1,096 residential projects still under way within 25 km. Step out ring by ring:
Of the 311 projects the radar draws within 6 km — every kind, every stage — 51 are residential projects still under way. This list keeps only those, and looks further out.
2 projects within 1 km — showing the nearest 2.
770 m awayResidential/Group Housing
Construction of 336 (G+3) houses at shanthinagar
karnataka slum development board · Bengaluru South
Oct 2021started
Oct 2026target completion
⚠ no escrow declaredDeclared cost₹21.85 CrAuthorityRERA 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/white-lotus-anora-bengaluru-east-2js68ym5.
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.