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ADARSH LAKE RESERVA Phase 1
RG-KA-89371 · RERA PRM/KA/RERA/1251/310/PR/200123/005639 · Last updated on RERA Karnataka portal: 14 Oct 2026
Source: official RERA Karnataka filing
Red flags
- Litigation declared, 1 case
Clear
- No complaints on record
- Completion date never moved
- Separate project account declared
Saved.
ADARSH LAKE RESERVA Phase 1 is a Residential/Group Housing project by M/s Adarsh Developers in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/310/PR/200123/005639 on 20 Jan 2023. Possession is promised by 31 Dec 2027. 0 of the 162 units on this registration are recorded sold or booked, and 0 of 18 construction stages are filed complete.
At a glance
Project
- NameADARSH LAKE RESERVA Phase 1
- TypeResidential/Group Housing
- Location
- Bengaluru South
- Bengaluru Urban
- 560076
- Pincode560076
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/310/PR/200123/005639
- ReraGenie IDRG-KA-89371
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on20 Jan 2023
- Promised completion31 Dec 2027
- Revised completionNone
- Buildings2 building records
- Documents filed160 files
Current status
Figures as on 14 Oct 2026, this project's latest RERA Karnataka filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Block A | - | - | - | 79 | 0 | 79 |
| Block B | - | - | - | 83 | 0 | 83 |
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Construction progress by building1
As on 14 Oct 2026, the date of the latest filing. The RERA activity checklist for each building, from the promoter's latest quarterly progress filing. These are the promoter's own figures, not an independent inspection.
0 of 18 construction stages are filed complete. The stage furthest along is Earth work and other leveling preparation work, at 0%.
Building: 0% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 0% |
| Foundation footing work | 0% |
| Upto Plinth Level | 0% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 0% |
| Retaining wall (All types) | 0% |
| RCC or MS Framed structure | 0% |
| Masonry Construction | 0% |
| Plastering inside , outside & Ceiling | 0% |
| Joinery: Doors, Windows, Ventilators etc | 0% |
| Basic work of Water supply, Sanitary and Electrification | 0% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 0% |
| Railing and Grill fixing | 0% |
| Electrification, Water supply and Sanitary Finishing | 0% |
| Painting | 0% |
| Fire prevention and fire fighting fitting and fixture with network | 0% |
| Weather Proof work(tile,concrete) | 0% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | Not applicable |
| Elevation work | 0% |
| Internal and External work including landscapes as per sanctioned drawings | 0% |
Progress on shared amenities40
As on 14 Oct 2026, the date of the latest filing. Lifts, roads, water and the other shared works, from the same quarterly filing, and reported by the promoter rather than inspected.
| Common facility | Proposed | Progress |
|---|---|---|
| Water Supply | Yes | 0% |
| Sewage and Drainage System | Yes | 0% |
| Water conservation/rain water harvesting/recharge of ground water | Yes | 0% |
| Energy management | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 0% |
| Solid waste management and disposal | Yes | 0% |
| Emergency Evacuation services | Yes | 0% |
| Internal Roads & Footpaths | Yes | 0% |
| Electricity supply transformer and substation | Yes | 0% |
| Storm water drains | Yes | 0% |
| Use of renewable energy | Yes | 0% |
| Sewage Treatment Plant (STP) | Yes | 0% |
| Parks & Tree planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Electricity | Yes | 0% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 0% |
| Club House | Yes | 0% |
| Community Hall | Yes | 0% |
| Outdoor Sports facility | Yes | 0% |
| Indoor Sports facility | Yes | 0% |
| Swimming Pool | Yes | 0% |
| Gym | Yes | 0% |
| Parks | Yes | 0% |
| Power Backup | Yes | 0% |
| Piped Gas | No | Not applicable |
| Water and Sanitation | Yes | 0% |
| Air Conditioning | No | Not applicable |
| Staircases | Yes | 0% |
| Lifts | Yes | 0% |
| Corridor/Lobbies | Yes | 0% |
| Fire escapes | Yes | 0% |
| Common entrance and exit for the building/common portico/foyer/verandah | Yes | 0% |
| Basement | Yes | 0% |
| Terrace | Yes | 0% |
| Outer Wall | Yes | 0% |
| Open parking areas | Yes | 0% |
| Provision for lodging of management staff and security staff | No | Not applicable |
| Water conservation and renewable energy | Yes | 0% |
| Common storage spaces | No | Not applicable |
Land and ownership3
This page carries no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
| Landowner | Village | District |
|---|---|---|
| B M Karunesh | - | - |
| B M Karunesh | - | - |
| B M Karunesh | - | - |
Project account and cost
70 percent of buyer money must sit in the project account, so check that your agreement for sale names a designated account for this project and pay into that account only.
| Cost line | Estimated | Incurred |
|---|---|---|
| Estimated Cost of Construction as certified by Engineer | Rs 147.37 cr | Rs 47.00 lakh |
| Principal sum and interest payable to financial institutions-Money Lenders on construction funding or money borrowed for construction | Rs 22.00 cr | - |
| On-site expenditure-Salaries of workers | Rs 8.99 cr | Rs 8.47 lakh |
| On-site expenditure-Site Overhead | Rs 2.89 cr | Rs 3.06 lakh |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 2.17 cr | - |
| On-site expenditure-Consultants Fees | Rs 2.00 cr | - |
| Payment of taxes | Rs 6.00 lakh | - |
| Payment of charges | Rs 50,000 | - |
Certifying professionals and partners3
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | HEMA V K |
| Engineer | Basavaraju G B |
| Chartered Accountant | Mahesh B S |
Litigation declared1
| Case | Court | Status |
|---|---|---|
| O S No. 7245/2022/2022 | City Civil Judge at Bangalore | - |
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed160
As listed on the registration, under the names the promoter filed them with; the newest 80 of 160 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/310/PR/200123/005639 on the RERA Karnataka portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| Q2 2026-27 Form-4 Certificate issued by Chartered AccountantFile: CA_.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Lake Reserva.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Lakereserva.pdf | 14 Oct 2026 |
| Q2 2026-27 Water supply and sewage board | 14 Oct 2026 |
| Q2 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 14 Oct 2026 |
| Q2 2026-27 KSPCB- MOEF (Above 50 Acres) | 14 Oct 2026 |
| Q2 2026-27 KPTCL- BESCOM | 14 Oct 2026 |
| Q2 2026-27 Fire and Safety | 14 Oct 2026 |
| Q2 2026-27 Airport Authority of India | 14 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Lake Reserva_.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Lake Reserva.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Lake Reserva.pdf | 15 Jul 2026 |
| Q1 2026-27 Water supply and sewage board | 15 Jul 2026 |
| Q1 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 15 Jul 2026 |
| Q1 2026-27 KSPCB- MOEF (Above 50 Acres) | 15 Jul 2026 |
| Q1 2026-27 KPTCL- BESCOM | 15 Jul 2026 |
| Q1 2026-27 Fire and Safety | 15 Jul 2026 |
| Q1 2026-27 Airport Authority of India | 15 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Lakereserva_.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Lakereserva.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Lakereserva.pdf | 15 Apr 2026 |
| Q4 2025-26 Water supply and sewage board | 15 Apr 2026 |
| Q4 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 15 Apr 2026 |
| Q4 2025-26 KSPCB- MOEF (Above 50 Acres) | 15 Apr 2026 |
| Q4 2025-26 KPTCL- BESCOM | 15 Apr 2026 |
| Q4 2025-26 Fire and Safety | 15 Apr 2026 |
| Q4 2025-26 Airport Authority of India | 15 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Lakereserva_merged.pdf | 27 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Lake Reserva.pdf | 27 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Lakereserva.pdf | 27 Jan 2026 |
| Q3 2025-26 Water supply and sewage board | 27 Jan 2026 |
| Q3 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 27 Jan 2026 |
| Q3 2025-26 KSPCB- MOEF (Above 50 Acres) | 27 Jan 2026 |
| Q3 2025-26 KPTCL- BESCOM | 27 Jan 2026 |
| Q3 2025-26 Fire and Safety | 27 Jan 2026 |
| Q3 2025-26 Airport Authority of India | 27 Jan 2026 |
| Akarband- Query 1File: Akarband.pdf | 17 Jan 2023 |
| Akarband 32-1- Query 1File: Akarband -32-1 Puttenahalli.pdf | 17 Jan 2023 |
| Akarband 32-3 & 32-4 Query -1File: Akarband 32-3 & 32-4.pdf | 17 Jan 2023 |
| MR H9 13-14 Query -1File: M R H9 13-14.pdf | 17 Jan 2023 |
| M R T6 13-14 Query -1File: M R T6-2013-14.pdf | 17 Jan 2023 |
| MR H3 11-12 Query -1File: MR H3-2011-12.pdf | 17 Jan 2023 |
| Family arrangement Query 2File: Family arrangement.pdf | 17 Jan 2023 |
| IHC 1-91-92 Query 2File: IHC 1-91-92.pdf | 17 Jan 2023 |
| M R H5 11-12 Query 2File: M R H5-11-12.pdf | 17 Jan 2023 |
| Memorandum Query 2File: Memorandum 10-06-2004.pdf | 17 Jan 2023 |
| M R 5-60-61 Query 2File: MR 5-1960-61.pdf | 17 Jan 2023 |
| M R 8-60-61 Query 2File: MR 8-93-94.pdf | 17 Jan 2023 |
| Partition deed- Query 2File: partition 15 6 54 Doc 687.pdf | 17 Jan 2023 |
| Partition deed - Query 2File: Partition Deed 2663-2001-02_compressed.pdf | 17 Jan 2023 |
| Partition deed - Query 2File: Partition Deed dt 9-1-2004.pdf | 17 Jan 2023 |
| Sharing Agreement - Ashok Gurudas - Query 2File: Sharing Agreement - Ashok Gurudas_compressed.pdf | 17 Jan 2023 |
| Sharing Agreement-Dharmavratha- Query 2File: Sharing Agreement-Dharmavratha_compressed.pdf | 17 Jan 2023 |
| Sharing Agreement-Rajamma- Query 2File: Sharing Agreement-Rajamma_compressed.pdf | 17 Jan 2023 |
| Sharing Agreement-Shivarthy- Query 2File: Sharing Agreement-Shivarthy_compressed.pdf | 17 Jan 2023 |
| Betterment receipt Query 6File: Betterment receipt.pdf | 17 Jan 2023 |
| Khata Certificate 11-02-2021File: Khata Certificate 11-02-2021.pdf | 17 Jan 2023 |
| Khata Extract 11-02-2021File: Khata Extract 11-02-2021.pdf | 17 Jan 2023 |
| Advocate search reportFile: Lake Reserva-JSA OPINION_compressed.pdf | 17 Jan 2023 |
| CDP map showing the proposed site-Query1File: CDP-map-321 map(b)-Anjanapura.jpg | 17 Jan 2023 |
| Architect Certificate with COA Number- Query3File: Architect Certificate with COA Number.pdf | 17 Jan 2023 |
| village map showing the proposed site -Query2File: Puttenahalli Village Map.jpg | 17 Jan 2023 |
| Building Licence-Query 4File: Building Licence.pdf | 17 Jan 2023 |
| Approved Building PlanFile: Approved Building Plan_compressed.pdf | 17 Jan 2023 |
| Basement floor planFile: Basement floor plan_compressed.pdf | 17 Jan 2023 |
| Ground floor planFile: Ground floor plan_compressed.pdf | 17 Jan 2023 |
| Typical Floor PlanFile: Typical Floor Plan_compressed.pdf | 17 Jan 2023 |
| Upper Basement floor PlanFile: Upper Basement floor Plan_compressed.pdf | 17 Jan 2023 |
| SectionFile: Section_compressed.pdf | 17 Jan 2023 |
| ElevationFile: Elevation_compressed.pdf | 17 Jan 2023 |
| RTC, survey 32/1 | - |
| Mutation, survey 32/1 | - |
| Encumbrance Certificate, survey 32/1 | - |
| Conversion/Alienation Order, survey 32/1 | - |
| JDA, survey 32/1 | - |
| Khatha, survey 32/1 | - |
| RTC, survey 32/1 | - |
| Mutation, survey 32/1 | - |
| Encumbrance Certificate, survey 32/1 | - |
| Conversion/Alienation Order, survey 32/1 | - |
Promoter's earlier projects3
As disclosed by the promoter in this filing. Where a row names its RERA number, the project links to its own page and the location and registration date are read from that registration.
| Project | Location | Status | Promised | Delivered |
|---|---|---|---|---|
| Adarsh Stratuss phase 1 | ADARSH STRATUSS PHASE 1, KHATA NO.1224,SURVEY NO 18 / 2A / 1, SARAKKIKERE VILLAGE UTTARAHALLI HOBLI , WARD NO 187.BANGALORE - 560078, BENGALURU SOUTH, BENGALURU URBAN | Ongoing | Feb 2024 | Not delivered |
| Adarsh Astria | ADARSH ASTRIA, SY NO 60,61/1, KADIRENAHALLI MAIN SUBRAMANYAPURA MAIN ROAD,, BENGALURU SOUTH, BENGALURU URBAN | Ongoing | Nov 2023 | Not delivered |
| Adarsh Premia Phase 1 | ADARSH PREMIA - PHASE 1, WARD NO.55, MUNICIPLE NO.3(OLD NO 52/1A, 56/2,57 & 53,) NO 3, KADIRENAHALLI, OUTER RING ROAD, BANASHANKARI, , BENGALURU SOUTH, BENGALURU URBAN | Ongoing | Nov 2023 | Not delivered |
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Builder: M/s Adarsh Developers
M/s Adarsh Developers has 3 registrations on RERA Karnataka, including Adarsh Citrine and ADARSH LAKE RESERVA Phase 1. Its filings declare 4 earlier projects, none of them declared completed. Litigation is declared on 1 of its registrations. Read the full track record. See more projects on the Bengaluru Urban district page.
Frequently asked questions
What are my rights if ADARSH LAKE RESERVA Phase 1 is delayed beyond 31 Dec 2027?
Under section 18 of the RERA Act you may stay in the project and claim interest for every month of delay, at the rate the state's RERA rules prescribe, or exit and claim a full refund with interest. Claims are filed as complaints with RERA Karnataka.
How do I verify and contact the developer of ADARSH LAKE RESERVA Phase 1?
The registered promoter entity is M/s Adarsh Developers, a partnership firm as per the filing. Its GSTIN 29AAGFA3674G1ZC can be cross-checked on the MCA and GST portals. Your agreement for sale must name this exact entity, not a group brand name. The promoter's registered address and contact details are on the project's RERA Karnataka listing and in its filed documents.
Is my payment protected in ADARSH LAKE RESERVA Phase 1?
Partly, by law. 70 percent of every buyer payment must go into the project's designated bank account, withdrawable only against architect, engineer and CA certificates as construction progresses. Separately, a promoter cannot take more than 10 percent of the price before signing a registered agreement for sale (section 13). Neither rule guarantees completion; they limit how far your money can travel from the project.
Who certifies construction progress at ADARSH LAKE RESERVA Phase 1?
The professionals named in the filing: Architect: HEMA V K; Engineer: Basavaraju G B; Chartered Accountant: Mahesh B S. Their certificates are what unlock the promoter's withdrawals from the 70 percent account, so their names on record are part of the project's accountability chain.
What should I check before booking in ADARSH LAKE RESERVA Phase 1?
Four things this page cannot decide for you: that the carpet area in your agreement matches the filed carpet area; that the agreement follows the model agreement under the state's RERA rules, with deviations highlighted; how the declared litigation on this registration affects your risk; whether construction progress keeps pace with sales in the coming quarters.
Spotted something wrong on this page, or want to tell us what would make it more useful? Every page here is built from what the promoter filed on RERA Karnataka, and we read every report.
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