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Adarsh Tropica (Phase-1)
RG-KA-68165 · RERA PRM/KA/RERA/1251/446/PR/111022/005309 · Last updated on RERA Karnataka portal: 15 Oct 2026
Source: official RERA Karnataka filing
Red flags
- No red flags in this filing
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- Separate project account declared
Saved.
Adarsh Tropica (Phase-1) is a Residential/Group Housing project by ORCHIDS APARTMENTS PVT LTD in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/446/PR/111022/005309 on 11 Oct 2022. Possession is promised by 30 Apr 2027. 307 of the 309 units on this registration are recorded sold or booked, and 7 of 18 construction stages are filed complete.
At a glance
Project
- NameAdarsh Tropica (Phase-1)
- TypeResidential/Group Housing
- Location
- Bengaluru East
- Bengaluru Urban
- 572214
- Pincode572214
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/446/PR/111022/005309
- ReraGenie IDRG-KA-68165
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on11 Oct 2022
- Promised completion30 Apr 2027
- Revised completionNone
- Buildings2 building records
- Documents filed138 files
Current status
Figures as on 15 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 1 | - | - | - | 206 | 0 | 206 |
| Block 2 | - | - | - | 103 | 0 | 103 |
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Construction progress by building1
As on 15 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.
7 of 18 construction stages are filed complete. The stage furthest along is Joinery: Doors, at 99%.
Building: 96% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 100% |
| Foundation footing work | 100% |
| Upto Plinth Level | 100% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 95% |
| Retaining wall (All types) | 100% |
| RCC or MS Framed structure | 100% |
| Masonry Construction | 100% |
| Plastering inside , outside & Ceiling | 100% |
| Joinery: Doors, Windows, Ventilators etc | 99% |
| Basic work of Water supply, Sanitary and Electrification | 98% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 99% |
| Railing and Grill fixing | 99% |
| Electrification, Water supply and Sanitary Finishing | 98% |
| Painting | 97% |
| Fire prevention and fire fighting fitting and fixture with network | 98% |
| Weather Proof work(tile,concrete) | 99% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | Not applicable |
| Elevation work | 80% |
| Internal and External work including landscapes as per sanctioned drawings | 75% |
Progress on shared amenities40
As on 15 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 | 98% |
| Sewage and Drainage System | Yes | 98% |
| Water conservation/rain water harvesting/recharge of ground water | Yes | 85% |
| Energy management | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 85% |
| Solid waste management and disposal | Yes | 85% |
| Emergency Evacuation services | Yes | 0% |
| Internal Roads & Footpaths | Yes | 96% |
| Electricity supply transformer and substation | Yes | 90% |
| Storm water drains | Yes | 95% |
| Use of renewable energy | No | Not applicable |
| Sewage Treatment Plant (STP) | Yes | 80% |
| Parks & Tree planting | Yes | 80% |
| Street Lighting | Yes | 90% |
| Electricity | Yes | 95% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 0% |
| Club House | Yes | 85% |
| Community Hall | No | Not applicable |
| Outdoor Sports facility | Yes | 50% |
| Indoor Sports facility | Yes | 10% |
| Swimming Pool | Yes | 40% |
| Gym | Yes | 20% |
| Parks | Yes | 60% |
| Power Backup | Yes | 50% |
| Piped Gas | Yes | 0% |
| Water and Sanitation | Yes | 60% |
| Air Conditioning | No | Not applicable |
| Staircases | Yes | 98% |
| Lifts | Yes | 100% |
| Corridor/Lobbies | Yes | 95% |
| Fire escapes | Yes | 95% |
| Common entrance and exit for the building/common portico/foyer/verandah | Yes | 95% |
| Basement | Yes | 95% |
| Terrace | Yes | 80% |
| Outer Wall | Yes | 95% |
| Open parking areas | Yes | 75% |
| 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 ownership4
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 | - | - |
| 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 78.78 cr | Rs 88.28 cr |
| Principal sum and interest payable to financial institutions-Non Banking financial institution (NBFC) | Rs 13.25 cr | - |
| On-site expenditure-Salaries of workers | Rs 9.88 cr | Rs 9.91 cr |
| On-site expenditure-Site Overhead | Rs 3.57 cr | Rs 6.51 cr |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 1.26 cr | Rs 96.42 lakh |
| On-site expenditure-Consultants Fees | Rs 81.88 lakh | Rs 2.00 cr |
Certifying professionals and partners3
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Shyamala.H.R |
| Engineer | Chetana Consultants |
| Chartered Accountant | Mahesh B S |
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed138
As listed on the registration, under the names the promoter filed them with; the newest 80 of 138 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/446/PR/111022/005309 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: Tropica Ph-1_.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Tropica PH 1.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Tropica PH 1.pdf | 15 Oct 2026 |
| Q2 2026-27 Water supply and sewage board | 15 Oct 2026 |
| Q2 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 15 Oct 2026 |
| Q2 2026-27 KSPCB- MOEF (Above 50 Acres) | 15 Oct 2026 |
| Q2 2026-27 KPTCL- BESCOM | 15 Oct 2026 |
| Q2 2026-27 Fire and Safety | 15 Oct 2026 |
| Q2 2026-27 Airport Authority of India | 15 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Tropica PH 1_.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Tropica PH 1.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Tropica PH 1.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: Tropica PH 1_.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Tropica PH 1.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Tropica PH 1.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: CA Tropica PH 1_merged.pdf | 31 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Tropica PH 1.pdf | 31 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Eng Tropica PH 1.pdf | 31 Jan 2026 |
| Q3 2025-26 Water supply and sewage board | 31 Jan 2026 |
| Q3 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 31 Jan 2026 |
| Q3 2025-26 KSPCB- MOEF (Above 50 Acres) | 31 Jan 2026 |
| Q3 2025-26 KPTCL- BESCOM | 31 Jan 2026 |
| Q3 2025-26 Fire and Safety | 31 Jan 2026 |
| Q3 2025-26 Airport Authority of India | 31 Jan 2026 |
| Certificate from Registered Engineer indicating the structural safety for the proposed buildingFile: Letter for Adarsh Tropica 001.pdf | 3 Oct 2022 |
| Doc No 1-RTC obtained from revenue department office for syno 64/4File: Doc No 1-RTC-2013-2019-20-Sy No 64-4.pdf | 19 Sep 2022 |
| Doc No 2 - sale deed from chinnappa reddy to shivarudraiah for syno 64/5File: Doc No2-Sale deed-Doc 5961-2007-08 (64-4.pdf | 19 Sep 2022 |
| Doc No 3-sale deed/title deed from h m venkatesh reddy to shivarudraiah for syno 64/4File: Doc No 3-Sale Deed-Doc 5960-2007-08 (64-4.pdf | 19 Sep 2022 |
| Doc No 4 - sale deed/title deed from n kumar to kkalyanna for syno 65/1AFile: Doc No 4-Sale deed-Doc 23-2008-09 (65-1A.pdf | 19 Sep 2022 |
| Doc No - 5 - sale deeed/title deed from gowramma to b m karunesh for syno65/1bFile: Doc No 5-Sale deed-Doc 2504-2007-08 (65-1B.pdf | 19 Sep 2022 |
| Doc o - 7- mortage deed infavour of vistara itclFile: Doc No7-MOE-2360-2018-19 (19-06-18) Part-1-Vismaya,Orchids & Akarsha Realty to Vistra ITCL | 19 Sep 2022 |
| DocNo 8-Hissa Survey Tippani, Atlas & RR Balabagada Nakal-Sy No 64-2File: Doc No 8-Hissa Survey Tippani, Atlas & RR Balabagada Nakal-Sy No 64-2.pdf | 19 Sep 2022 |
| DocNo 8- Hissa Survey Tippani-Sy No 56-4File: Doc No 8-Hissa Survey Tippani-Sy No 56-4.pdf | 19 Sep 2022 |
| Doc No 8-Hissa Tippani-Sy No 37-5File: Doc No 8-Hissa Tippani-Sy No 37-5.pdf | 19 Sep 2022 |
| Doc No 8-Hissa Tippani-Sy No 65-1AFile: Doc No 8-Hissa Tippani-Sy No 65-1A.pdf | 19 Sep 2022 |
| Doc No 8-Hissa Tippani-Sy No 65-1BFile: Doc No 8-Hissa Tippani-Sy No 65-1B.pdf | 19 Sep 2022 |
| Attachment 1 -- Architect BCC Registration certificateFile: Attachment -1-bcc reg.pdf | 19 Sep 2022 |
| Attchment 2 - Demarcation plan Signed by ArchitectFile: Attachment -2 Demarcation plan with Signature.pdf | 19 Sep 2022 |
| Attachment 3--FAR and Building Height entered same as Sanction PlanFile: Attachment -3-Same as sanction plan.png | 19 Sep 2022 |
| Attachment 4- Building Plan letterFile: Attachment -4-BP.pdf | 19 Sep 2022 |
| Attachment 4- Development Plan letterFile: Attachment -4-DP.pdf | 19 Sep 2022 |
| Attachment 5-Village map demarcation of the proposed siteFile: Attachment -5-Village map.pdf | 19 Sep 2022 |
| Attachment 6--CDP Plan demarcation of the proposed siteFile: Attachment -6-CDP Plan demarcation of the proposed site.pdf | 19 Sep 2022 |
| Attachment 7--All level Floor PlansFile: Attachment -7 -Blk 1 2 and 4 FLOOR PLANS_compressed.pdf | 19 Sep 2022 |
| Attachment 8-- project location latitude and longitude detailsFile: Attachment -8-Latitude Longitude.pdf | 19 Sep 2022 |
| Attachment 9-Phase 1 STP location in demarcation plan with area detailsFile: Attachment -9-Phase-1 plan with area details.pdf | 19 Sep 2022 |
| Attachment 9--STP schematic diagramFile: Attachment -9-STP design.jpg | 19 Sep 2022 |
| Doc No 10-Adarsh Tropica Phase-I-Agreement for Sale-090922File: Doc No 10-Adarsh Tropica Phase-I-Agreement for Sale-090922.pdf | 19 Sep 2022 |
| Attachment 10-- TROPICA SPECIFICATIONSFile: Attachment -10-TROPICA SPECIFICATIONS.pdf | 19 Sep 2022 |
| RTC, survey 64/4 | - |
| Mutation, survey 64/4 | - |
| Encumbrance Certificate, survey 64/4 | - |
| Conversion/Alienation Order, survey 64/4 | - |
| Sale/Title/Gift Deed, survey 64/4 | - |
| Khatha, survey 64/4 | - |
| RTC, survey 65/1A1 | - |
| Mutation, survey 65/1A1 | - |
| Encumbrance Certificate, survey 65/1A1 | - |
| Conversion/Alienation Order, survey 65/1A1 | - |
| Sale/Title/Gift Deed, survey 65/1A1 | - |
| Khatha, survey 65/1A1 | - |
| RTC, survey 65/1B | - |
| Mutation, survey 65/1B | - |
| Encumbrance Certificate, survey 65/1B | - |
| Conversion/Alienation Order, survey 65/1B | - |
| Sale/Title/Gift Deed, survey 65/1B | - |
| Khatha, survey 65/1B | - |
| RTC, survey 64/5 | - |
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Builder: ORCHIDS APARTMENTS PVT LTD
ORCHIDS APARTMENTS PVT LTD has 2 registrations on RERA Karnataka, including Adarsh Tropica (Phase-2) and Adarsh Tropica (Phase-1). Its filings declare 1 earlier project, none of them declared completed. Read the full track record. See more projects on the Bengaluru Urban district page.
Frequently asked questions
What are my rights if Adarsh Tropica (Phase-1) is delayed beyond 30 Apr 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 Tropica (Phase-1)?
The registered promoter entity is ORCHIDS APARTMENTS PVT LTD, a company as per the filing. Its CIN U45201KA1981PTC004086 and GSTIN 29AAACO2209G2ZO 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 Tropica (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 Tropica (Phase-1)?
The professionals named in the filing: Architect: Shyamala.H.R; Engineer: Chetana Consultants; 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 Tropica (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; the promoter's record on their other projects, not just this one; 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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