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BY THE LAKE
By Nam Estates Private Limited
RG-KA-20615 · RERA PRM/KA/RERA/1250/303/PR/270723/006101 · Last updated on RERA Karnataka portal: 15 Jul 2023
Source: official RERA Karnataka filing
Red flags
- Litigation declared
Clear
- No complaints on record
- Completion date never moved
- Separate project account declared
Saved.
BY THE LAKE is a Plotted Development project by Nam Estates Private Limited in Bengaluru Rural, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1250/303/PR/270723/006101 on 27 Jul 2023. Possession is promised by 31 Dec 2024.
At a glance
Project
- NameBY THE LAKE
- TypePlotted Development
- Location
- Devanahalli
- Bengaluru Rural
- 562157
- Pincode562157
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1250/303/PR/270723/006101
- ReraGenie IDRG-KA-20615
Builder
- NameNam Estates Private Limited
- Entity typeCompany
- GSTIN29AAACN6881H1Z2
- Authorized SignatoryShailendra Konanur Subbaraya
- Group CEOAditya Virwani
- DirectorsP R Ramakrishnan, Rajesh R Bajaj, Aditya Virwani, Karan Virwani, Shaina Ganapathy
- Project HeadHriday Desai
- Other registrations1 more →
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on27 Jul 2023
- Promised completion31 Dec 2024
- Revised completionNone
- BuildingsNot stated in filing
- Documents filed206 files
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Land and ownership9
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 Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
| M/s Nam Estates Private Limited | - | - |
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 15.00 cr | - |
| On-site expenditure-Site Overhead | Rs 6.00 cr | - |
| On-site expenditure-Consultants Fees | Rs 36.00 lakh | - |
Certifying professionals and partners2
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Engineer | Arun Nadig |
| Chartered Accountant | RAVINDRANATH NARAYANA RAO |
Litigation declaredYes
The promoter declares litigation on this registration. The case records are in the filed documents.
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed206
As listed on the registration, under the names the promoter filed them with; the newest 80 of 206 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1250/303/PR/270723/006101 on the RERA Karnataka portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| Clarification on Relinquishment DeedFile: 1 Clarification on Relinquishment Deed.pdf | 15 Jul 2023 |
| Revised village map DemarcationFile: 2 Revised village map Demarcation.pdf | 15 Jul 2023 |
| Embassy Spring Master Plan_Phase wise demarcation planFile: 3 Embassy Spring Master Plan_Phase wise demarcation plan.pdf | 15 Jul 2023 |
| Embassy Springs Master Plan_FinalFile: 4 Embassy Springs Master Plan_Final.pdf | 15 Jul 2023 |
| Master Plan_Approval letter 287022020File: 5 Master Plan_Approval letter 287022020.pdf | 15 Jul 2023 |
| BESCOM NOC ClarificationFile: 6 BESCOM NOC Clarification.pdf | 15 Jul 2023 |
| RTC, survey 44/1(P) | - |
| Mutation, survey 44/1(P) | - |
| Encumbrance Certificate, survey 44/1(P) | - |
| Conversion/Alienation Order, survey 44/1(P) | - |
| Sale/Title/Gift Deed, survey 44/1(P) | - |
| Khatha, survey 44/1(P) | - |
| RTC, survey 44/2(P) | - |
| Mutation, survey 44/2(P) | - |
| Encumbrance Certificate, survey 44/2(P) | - |
| Conversion/Alienation Order, survey 44/2(P) | - |
| Sale/Title/Gift Deed, survey 44/2(P) | - |
| Khatha, survey 44/2(P) | - |
| RTC, survey 44/3(P) | - |
| Mutation, survey 44/3(P) | - |
| Encumbrance Certificate, survey 44/3(P) | - |
| Conversion/Alienation Order, survey 44/3(P) | - |
| Sale/Title/Gift Deed, survey 44/3(P) | - |
| Khatha, survey 44/3(P) | - |
| RTC, survey 45/2(P) | - |
| Mutation, survey 45/2(P) | - |
| Encumbrance Certificate, survey 45/2(P) | - |
| Conversion/Alienation Order, survey 45/2(P) | - |
| Sale/Title/Gift Deed, survey 45/2(P) | - |
| Khatha, survey 45/2(P) | - |
| RTC, survey 57/3(P) | - |
| Mutation, survey 57/3(P) | - |
| Encumbrance Certificate, survey 57/3(P) | - |
| Conversion/Alienation Order, survey 57/3(P) | - |
| Sale/Title/Gift Deed, survey 57/3(P) | - |
| Khatha, survey 57/3(P) | - |
| RTC, survey 57/4(P) | - |
| Mutation, survey 57/4(P) | - |
| Encumbrance Certificate, survey 57/4(P) | - |
| Conversion/Alienation Order, survey 57/4(P) | - |
| Sale/Title/Gift Deed, survey 57/4(P) | - |
| Khatha, survey 57/4(P) | - |
| RTC, survey 58/1(P) | - |
| Mutation, survey 58/1(P) | - |
| Encumbrance Certificate, survey 58/1(P) | - |
| Conversion/Alienation Order, survey 58/1(P) | - |
| Sale/Title/Gift Deed, survey 58/1(P) | - |
| Khatha, survey 58/1(P) | - |
| RTC, survey 58/2(P) | - |
| Mutation, survey 58/2(P) | - |
| Encumbrance Certificate, survey 58/2(P) | - |
| Conversion/Alienation Order, survey 58/2(P) | - |
| Sale/Title/Gift Deed, survey 58/2(P) | - |
| Khatha, survey 58/2(P) | - |
| RTC, survey 58/3(P) | - |
| Mutation, survey 58/3(P) | - |
| Encumbrance Certificate, survey 58/3(P) | - |
| Conversion/Alienation Order, survey 58/3(P) | - |
| Sale/Title/Gift Deed, survey 58/3(P) | - |
| Khatha, survey 58/3(P) | - |
| Registration CertificateFile: Certificate of Incorporation_NAM Estates_Attested copy.pdf | - |
| Organization StructureFile: By the Lake Project_Organistion Structure.pdf | - |
| Certificate issued by CA Form 1File: By The Lake_Form 1_CA Certificate.pdf | - |
| Certificate issued by Engineer Form 3File: By the Lake_Form 3_Engineer Certificate.pdf | - |
| Project Chartered Accountant | - |
| Project Engineer | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
| Land Litigation Details | - |
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Builder: Nam Estates Private Limited
NAM Estates Private Limited has 2 registrations on RERA Karnataka, including Embassy Springs - Phase 1, Plotted Development and BY THE LAKE. Its filings disclose no earlier RERA Karnataka projects. Litigation is declared on 1 of its registrations. Read the full track record. See more projects on the Bengaluru Rural district page.
Frequently asked questions
What are my rights if BY THE LAKE is delayed beyond 31 Dec 2024?
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 BY THE LAKE?
The registered promoter entity is Nam Estates Private Limited, a company as per the filing. Its GSTIN 29AAACN6881H1Z2 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 BY THE LAKE?
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 BY THE LAKE?
The professionals named in the filing: Engineer: Arun Nadig; Chartered Accountant: RAVINDRANATH NARAYANA RAO. 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 BY THE LAKE?
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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