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Adarsh Tropica (Phase-2)
RG-KA-29575 · RERA PRM/KA/RERA/1251/446/PR/010325/007535 · 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-2) 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/010325/007535 on 1 Mar 2025. Possession is promised by 31 Jul 2029. 440 of the 694 units on this registration are recorded sold or booked, and 0 of 17 construction stages are filed complete.
At a glance
Project
- NameAdarsh Tropica (Phase-2)
- TypeResidential/Group Housing
- Location
- Bengaluru East
- Bengaluru Urban
- 560035
- Pincode560035
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/446/PR/010325/007535
- ReraGenie IDRG-KA-29575
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on1 Mar 2025
- Promised completion31 Jul 2029
- Revised completionNone
- Buildings6 building records
- Documents filed289 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 3 (Wing-A,B,C & D) | - | - | - | 208 | 0 | 208 |
| Block 4 (Wing-A&B) | - | - | - | 208 | 0 | 208 |
| Block 5 (Wing-A&B) | - | - | - | 104 | 0 | 104 |
| Block 6 (Wing-A) | - | - | - | 35 | 0 | 35 |
| Block 7 (Wing-A) | - | - | - | 35 | 0 | 35 |
| Block 8 (Wing-A&B) | - | - | - | 104 | 0 | 104 |
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.
0 of 17 construction stages are filed complete. The stage furthest along is Earth work and other leveling preparation work, at 95%.
Building: 14% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 95% |
| Foundation footing work | 95% |
| Upto Plinth Level | 0% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 45% |
| 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) | Not applicable |
| 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 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 | 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 | No | Not applicable |
| Internal Roads & Footpaths | Yes | 0% |
| Electricity supply transformer and substation | Yes | 0% |
| Storm water drains | Yes | 0% |
| Use of renewable energy | No | Not applicable |
| 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 | No | Not applicable |
| Community Hall | No | Not applicable |
| Outdoor Sports facility | Yes | 0% |
| Indoor Sports facility | No | Not applicable |
| Swimming Pool | No | Not applicable |
| Gym | No | Not applicable |
| Parks | Yes | 0% |
| Power Backup | Yes | 0% |
| Piped Gas | Yes | 0% |
| 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 | No | Not applicable |
| Common storage spaces | No | Not applicable |
Land and ownership5
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 |
|---|---|---|
| M/s ORCHIDS APARTMENTS PVT LTD Rep B M Karunesh | - | - |
| M/s ORCHIDS APARTMENTS PVT LTD Rep B M Karunesh | - | - |
| M/s ORCHIDS APARTMENTS PVT LTD Rep B M Karunesh | - | - |
| M/s ORCHIDS APARTMENTS PVT LTD Rep B M Karunesh | - | - |
| M/s ORCHIDS APARTMENTS PVT LTD Rep 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 320.31 cr | Rs 64.71 cr |
| Escalation Cost | Rs 76.88 cr | - |
| GST | Rs 59.58 cr | - |
| Principal sum and interest payable to financial institutions-Scheduled Banks | Rs 54.00 cr | - |
| On-site expenditure-Site Overhead | Rs 26.46 cr | Rs 7.10 cr |
| On-site expenditure-Salaries of workers | Rs 25.63 cr | Rs 3.87 cr |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 6.35 cr | Rs 4.10 lakh |
| On-site expenditure-Consultants Fees | Rs 4.68 cr | Rs 11.96 lakh |
| RERA FEE | Rs 4.15 lakh | - |
Certifying professionals and partners3
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Vishwaradhya R E |
| Engineer | Chetana Consultants |
| Chartered Accountant | Mahesh B S |
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed289
As listed on the registration, under the names the promoter filed them with; the newest 80 of 289 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/446/PR/010325/007535 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-2_.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Tropica PH 2.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Tropica PH 2.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 2_.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Tropica PH 2.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Tropica PH 2.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 2_.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Tropica PH 2.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Tropica PH 2.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 2_merged.pdf | 31 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: TRopica PH 2.pdf | 31 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Eng Tropica PH 2.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 |
| Land cost calculationFile: Land costing self attested.pdf | 25 Feb 2025 |
| ESTIMATED COST OF CONSTRUCTIONFile: Estimated cost Eng.pdf | 25 Feb 2025 |
| Allotment letterFile: ADARSH TROPICA PHASEII ALLOTMENT LETTER.pdf | 25 Feb 2025 |
| UndertakingFile: Undertaking.pdf | 29 Jan 2025 |
| GROUND FLOOR DIAGRAMFile: 2 5_6_7_8 GROUND FLOOR DIAGRAM_compressed.pdf | 29 Jan 2025 |
| TERRACE AREA DIAGRAMFile: 5_6_7_8 TERRACE AREA DIAGRAM_compressed.pdf | 29 Jan 2025 |
| BASEMENT AREA DIAGRAM PLANFile: BASEMENT AREA DIAGRAM PLAN.pdf | 29 Jan 2025 |
| BLOCK 1 TO 8 ELEVATION PLANFile: BLOCK 1 TO 8 ELEVATION PLAN_compressed.pdf | 29 Jan 2025 |
| BLOCK 1 TO 8 SECTION PLANFile: BLOCK 1 TO 8 SECTION PLAN_compressed.pdf | 29 Jan 2025 |
| BLOCK 1_2_3_4 FLOOR&TERRACE PLANFile: BLOCK 1_2_3_4 FLOOR&TERRACE PLAN (1)_compressed.pdf | 29 Jan 2025 |
| BLOCK 1_2_3_4 TERRACE FLOOR DIAGRAMFile: BLOCK 1_2_3_4 TERRACE FLOOR DIAGRAM_compressed.pdf | 29 Jan 2025 |
| BLOCK 5_6_7_8 FLOOR&TERRACE PLANFile: BLOCK 5_6_7_8 FLOOR&TERRACE PLAN_compressed.pdf | 29 Jan 2025 |
| GROUND FLOOR PLANFile: GROUND FLOOR PLAN_compressed.pdf | 29 Jan 2025 |
| SITE PLAN_compressed Master Plan with seal and signatuareFile: SITE PLAN_compressed.pdf | 29 Jan 2025 |
| Village map demarcation of the proposed siteFile: Village map demarcation of the proposed site.pdf | 29 Jan 2025 |
| ADLR Survey SketchFile: Chikkanayakanhalli ADLR.pdf | 29 Jan 2025 |
| Common Area DetailsFile: COMMON AREA DETAILS.pdf | 29 Jan 2025 |
| Land costing self attestedFile: Land costing self attested.pdf | 29 Jan 2025 |
| ALLOTMENT LETTER-File: ADARSH TROPICA PHASE-II ALLOTMENT LETTER-.pdf | 29 Jan 2025 |
| Cost of construction by EngineerFile: Estimated cost Eng.pdf | 29 Jan 2025 |
| CA certificate TropicaFile: CA certificate Tropica.pdf | 29 Jan 2025 |
| Area development planFile: Area development plan.pdf | 29 Jan 2025 |
| Iamge 1File: Iamge 1.jpeg | 29 Jan 2025 |
| Image 2File: Image 2.jpeg | 29 Jan 2025 |
| Immage 3File: Immage 3.jpeg | 29 Jan 2025 |
| Immage 4File: Immage 4.jpeg | 29 Jan 2025 |
| Immage 5File: Immage 5.jpeg | 29 Jan 2025 |
| Immage 6File: Immage 6.jpeg | 29 Jan 2025 |
| Immage 7File: Immage 7.jpeg | 29 Jan 2025 |
| Immage 8File: Immage 8.jpeg | 29 Jan 2025 |
| Immage 9File: Immage 9.jpeg | 29 Jan 2025 |
| Immage 10File: Immage 10.jpeg | 29 Jan 2025 |
| ADARSH TROPICA ON CDP-Master PlanFile: ADARSH TROPICA ON CDP-2015.pdf | 29 Jan 2025 |
| MODIFIED PLAN SANCTION LETTERFile: MODIFIED PLAN SANCTION LETTER.pdf | 30 Dec 2024 |
| Chikkanayakanhalli ADLRFile: Chikkanayakanhalli ADLR.pdf | 30 Dec 2024 |
| COMMON AREA FOR RERAFile: 24 12 17 COMMON AREA FOR RERA.xlsx | 30 Dec 2024 |
| ADARSH TROPICA Specification -ph-2 27-11-24 signed offFile: ADARSH TROPICA Specification -ph-2 27-11-24 signed off.pdf | 30 Dec 2024 |
| Area development planFile: 1 Area development plan.pdf | 30 Dec 2024 |
| 5_6_7_8 GROUND FLOOR DIAGRAM_compressedFile: 2 5_6_7_8 GROUND FLOOR DIAGRAM_compressed.pdf | 30 Dec 2024 |
| 5_6_7_8 TERRACE AREA DIAGRAM_compressedFile: 5_6_7_8 TERRACE AREA DIAGRAM_compressed.pdf | 30 Dec 2024 |
| BASEMENT AREA DIAGRAM PLANFile: BASEMENT AREA DIAGRAM PLAN.pdf | 30 Dec 2024 |
| BASEMENT FLOOR PLANFile: BASEMENT FLOOR PLAN.pdf | 30 Dec 2024 |
| BLOCK 1 TO 8 ELEVATION PLAN_compressedFile: BLOCK 1 TO 8 ELEVATION PLAN_compressed.pdf | 30 Dec 2024 |
| BLOCK 1 TO 8 SECTION PLAN_compressedFile: BLOCK 1 TO 8 SECTION PLAN_compressed.pdf | 30 Dec 2024 |
Promoter's earlier projects1
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 Tropica Phase1 | Chikkanayakanahalli,Varthur hobli,bangalore | Ongoing | Apr 2027 | Not due yet |
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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-2) is delayed beyond 31 Jul 2029?
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-2)?
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-2)?
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-2)?
The professionals named in the filing: Architect: Vishwaradhya R E; 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-2)?
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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