Home / Browse projects / Bengaluru Urban, Karnataka / DS MAX SKY SHUBHAM
DS MAX SKY SHUBHAM
By DS Max Properties Private Limited
RG-KA-31696 · RERA PRM/KA/RERA/1251/446/PR/210312/004002 · Last updated on RERA Karnataka portal: 6 Oct 2026
Source: official RERA Karnataka filing
Red flags
- 3 complaints at RERA Karnataka
Clear
- No litigation declared
- Completion date never moved
- Separate project account declared
Saved.
DS MAX SKY SHUBHAM is a Residential/Group Housing project by DS Max Properties Private Limited in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/446/PR/210312/004002 on 12 Mar 2021. Possession is promised by 31 Mar 2027. 464 of the 713 units on this registration are recorded sold or booked, and 13 of 18 construction stages are filed complete. 3 complaints are on record with the regulator.
At a glance
Project
- NameDS MAX SKY SHUBHAM
- TypeResidential/Group Housing
- Location
- Bengaluru East
- Bengaluru Urban
- PincodeNot stated
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/446/PR/210312/004002
- ReraGenie IDRG-KA-31696
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on12 Mar 2021
- Promised completion31 Mar 2027
- Revised completionNone
- Buildings1 building record
- Documents filed132 files
Current status
Figures as on 6 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 |
|---|---|---|---|---|---|---|
| DS MAX SKY SHUNHAM | - | - | - | 713 | 0 | 713 |
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Construction progress by building1
As on 6 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.
13 of 18 construction stages are filed complete. The stage furthest along is Electrification, at 0%.
Building: 72% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 100% |
| Foundation footing work | 100% |
| Retaining wall (All types) | 100% |
| Plinth level Beam | 100% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 100% |
| RCC or MS Framed structure | 100% |
| Masonry construction: Bricks, Concrete blocks etc | 100% |
| Plastering inside , outside & Ceiling | 100% |
| Joinery: Doors, Windows, Ventilators etc | 100% |
| Basic work of Water supply, Sanitary and Electrification | 100% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 100% |
| Railing and Grill fixing | 100% |
| Electrification, Water supply and Sanitary Finishing | 0% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | Not applicable |
| Fire prevention and fire fighting fitting and fixture with network | 0% |
| Weather Proof work(tile,concrete) | 100% |
| Painting | 0% |
| Elevation work | 0% |
| Internal and External work including landscapes as per santioned drawings | 0% |
Progress on shared amenities41
As on 6 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 | 100% |
| Internal Roads & Footpaths | No | Not applicable |
| Sewage and Drainage System | Yes | 100% |
| Parks & Tree planting | No | Not applicable |
| Street Lighting | Yes | 100% |
| Provision for community buildings and for treatment and disposal of sewage and sullage water | No | Not applicable |
| Solid waste management and disposal | No | Not applicable |
| Water conservation | Yes | 100% |
| Energy management | Yes | 100% |
| Fire protection and fire safety requirements | Yes | 100% |
| Education/Health/Other public amenities | No | Not applicable |
| Electricity supply transformer and substation | No | Not applicable |
| Emergency Evacuation services | No | Not applicable |
| Storm water drains | No | Not applicable |
| Use of renewable energy | No | Not applicable |
| Water conservation/rain water harvesting/recharge of ground water | No | Not applicable |
| Electricity | Yes | 100% |
| Smart Home Automation | Yes | - |
| CCTV Surveillance | Yes | 100% |
| Club House | Yes | 100% |
| Community Hall | Yes | 100% |
| Outdoor Sports facility | No | Not applicable |
| Indoor Sports facility | Yes | 100% |
| Swimming Pool | Yes | 100% |
| Gym | Yes | 100% |
| Parks | Yes | 100% |
| Power Backup | Yes | 100% |
| Gas | No | Not applicable |
| Water and Sanitation | No | Not applicable |
| Air Conditioning And incerntion | No | Not applicable |
| Staircases | Yes | 100% |
| Lifts | Yes | 100% |
| Staircases and Lift lobbies, corridor,lobbies, corridor | Yes | 100% |
| Fire escapes | Yes | 100% |
| Common entrance and exit for the building / common portico/foyer/verandah | Yes | 100% |
| Basement | Yes | 100% |
| Terrace | Yes | 100% |
| Outer Wall | Yes | 100% |
| Open parking areas and common storage spaces | No | Not applicable |
| Provision for lodging of management staff and security staff | Yes | 100% |
| Water conservation and renewable energy | 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 |
|---|---|---|
| K Thejasvi | - | - |
| P. Pitcheshwara Rao | - | - |
| K Kiranmaye | - | - |
| P Madhavi | - | - |
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 57.25 cr | Rs 171.57 cr |
| Principal sum and interest payable to financial institutions-Scheduled Banks | Rs 35.00 cr | Rs 6.18 cr |
| On-site expenditure-Salaries of workers | Rs 1.50 cr | Rs 5.21 cr |
| On-site expenditure-Site Overhead | Rs 1.25 cr | - |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 50.00 lakh | - |
| On-site expenditure-Consultants Fees | Rs 25.00 lakh | - |
Complaints filed with RERA Karnataka3
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| 00743/2024 | - | DS Max Properties Private Limited | 19/08/2024 |
| 00395/2026 | - | DS Max Properties Private Limited | 15/04/2026 |
| 00662/2026 | - | DS Max Properties Private Limited | 06/06/2026 |
Documents filed132
As listed on the registration, under the names the promoter filed them with; the newest 80 of 132 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/446/PR/210312/004002 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: Skyshubam_project_completion.png | 6 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Skyshubam_project_completion.png | 6 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Skyshubam_project_completion.png | 6 Oct 2026 |
| Q2 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 6 Oct 2026 |
| Q2 2026-27 KPTCL- BESCOM | 6 Oct 2026 |
| Q2 2026-27 Fire and Safety | 6 Oct 2026 |
| Q2 2026-27 Airport Authority of India | 6 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Skyshubam_project_completion.png | 14 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Skyshubam_project_completion.png | 14 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Skyshubam_project_completion.png | 14 Jul 2026 |
| Q1 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 14 Jul 2026 |
| Q1 2026-27 KPTCL- BESCOM | 14 Jul 2026 |
| Q1 2026-27 Fire and Safety | 14 Jul 2026 |
| Q1 2026-27 Airport Authority of India | 14 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Sky Shubham_0003_compressed (1).pdf | 13 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Form5,Q4,2025-26,DS Max Sky Shubham.pdf | 13 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Sky Shubham CE Mar 26_0001.pdf | 13 Apr 2026 |
| Q4 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 13 Apr 2026 |
| Q4 2025-26 KPTCL- BESCOM | 13 Apr 2026 |
| Q4 2025-26 Fire and Safety | 13 Apr 2026 |
| Q4 2025-26 Airport Authority of India | 13 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Sky Shubham_F4 Dec 2025.pdf | 12 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Form 5, Q3 2025-26,DS Max Sky Shubham.pdf | 12 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Sky Shubham CE.pdf | 12 Jan 2026 |
| Q3 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 12 Jan 2026 |
| Q3 2025-26 KPTCL- BESCOM | 12 Jan 2026 |
| Q3 2025-26 Fire and Safety | 12 Jan 2026 |
| Q3 2025-26 Airport Authority of India | 12 Jan 2026 |
| PRM/KA/RERA/1251/446/PR/180516/001707 - Occupancy Certificate 17/05/2018 project completedFile: Sparkle Nest OC CopyG4.pdf | 25 Feb 2021 |
| PRM/KA/RERA/1251/309/PR/180516/001703 - Projec completed before 20.08.2019File: Smartnest.pdf | 25 Feb 2021 |
| PRM/KA/RERA/1251/446/PR/190130/002312 - Sky Grand Quartely return filedFile: Quartely Update Sky Grand.docx | 25 Feb 2021 |
| Sale Deed from Syed Nadeem and others to Pitcheswara Rao - 20 GuntasFile: Sale Deed dated 02-08-2016.pdf | 25 Feb 2021 |
| Saled from Chikkathayamma and others to Lakshmi devi and Rajendra Mohan - 4 Acres 25 GuntasFile: SALE DEED DTD- 27-06-1991.pdf | 25 Feb 2021 |
| Partition Deed from Lakshmi Devi to Madhavi, Thejsavi and Kiranmayee - 3 Acres 20 GuntasFile: Partition Deed dated 14-07-2015.pdf | 25 Feb 2021 |
| EC for SY No. 118/1 and 118/2 from 01/04/2004 to 15/02/2021 uploadedFile: EC Skysubham - 25.02.2021_0001.pdf | 25 Feb 2021 |
| Sale Deed From Syed Nadeem to Pitcheswara Rao - 20 GuntasFile: Sale Deed dated 02-08-2016.pdf | 13 Feb 2021 |
| Sale Deed from Chikka Thayamma & others to Lakshmi Devi & Rajendra Mohan - 4 Acres 25 GuntasFile: Sale Deed dated 27-06-1991.pdf | 13 Feb 2021 |
| Partition Deed - from Lakshmi Devi & Rajendra Mohan to Madhavi & Thejasvi & KiranmayeeFile: Partition Deed dated 14-07-2015 (29-01-2020).pdf | 13 Feb 2021 |
| project no.2627, 2580 and 2709 are not related to DS Max Properties Pvt LtdFile: Skyshubham RERA Reply.docx | 13 Feb 2021 |
| RTCs for survey numbers 118/1 and 118/2 are uploaded in the name of Smt . Lakshmidevi and Sri. RFile: RTC Sy. No. 118_1.pdf | 13 Feb 2021 |
| RTCs for survey numbers 118/1 and 118/2 are uploaded in the name of Smt . Lakshmidevi and Sri. RFile: RTC SY. NO. 118-2.pdf | 13 Feb 2021 |
| ECs for both survey numbers from 01-04-2004 to 31-03-2014 and 05-01-2020 to up to date .File: EC Copies.pdf | 13 Feb 2021 |
| Need ECs for both survey numbers from 05-01-2020 to up to date .File: EC Applied.pdf | 13 Feb 2021 |
| NOC SEIAAFile: DS-Max Properties Pvt Ltd SEIAA COPY.pdf | 13 Feb 2021 |
| NOC BESCOMFile: BANGALORE ELECTRICITY SUPPLY COMPANY LIMITED.pdf | 13 Feb 2021 |
| Bank StatementFile: Sky Shubham Bank Statement.pdf | 3 Feb 2021 |
| Conversion OrderFile: Sky Subham Conversion Order.pdf | 3 Feb 2021 |
| PAN Attested CopyFile: Pan attested.pdf | 3 Feb 2021 |
| Sale Deed in the name of Present Land OwnerFile: Sale Deed - Sky Shubham.pdf | 3 Feb 2021 |
| KSPCB NOCFile: SKY SUBHAM KSPCB CFE.pdf | 3 Feb 2021 |
| FIRE NOCFile: SKY SUBHAM FIRE NOC.pdf | 3 Feb 2021 |
| BWSSB NOCFile: BANGALORE ELECTRICITY SUPPLY COMPANY LIMITED (2).pdf | 3 Feb 2021 |
| AIRPORT AUTHORITY NOCFile: Airport - NOC - 11.01.2021_0001.pdf | 3 Feb 2021 |
| RTCFile: RTC_merged.pdf | 3 Feb 2021 |
| Section PlansFile: elevation section.PDF | 3 Feb 2021 |
| Site PlansFile: site plan.PDF | 3 Feb 2021 |
| Floor PlansFile: ground floor plan.PDF | 3 Feb 2021 |
| Floor PlansFile: lower basement plan.PDF | 3 Feb 2021 |
| Floor PlansFile: Typical floor plan.PDF | 3 Feb 2021 |
| Quarterly update DetailsFile: RERA SKY SUBHAM.pdf | 3 Feb 2021 |
| CertificateFile: Certificate of Incorporation.pdf | - |
| SKY SUBHAM BDA LICENSE | - |
| ground floor plan | - |
| ground floor plan | - |
| SALE DEED DRAFT | - |
| SKY SUBHAM sale agreement | - |
| RTC COPIES (06-12-2019) | - |
| SECTIONS | - |
| ground floor plan | - |
| Sky Shubham ALLOTMENT LETTER | - |
| Project Broucher | - |
| Project Specification - Sky Shubham | - |
| EC Copies | - |
| Affidavit | - |
| JD - Affidavit Cum Declaration Sky Shubham | - |
| Original Khatha of Kithaganur (25-09-2017) | - |
| JDA-SCANNED | - |
| Unnamed document | - |
| Unnamed document | - |
| Unnamed document | - |
Promoter's earlier projects5
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 |
|---|---|---|---|---|
| DSMax Sheldons | - | Completed | - | No date filed |
| DS-Max Stonehill | - | Completed | - | No date filed |
| DS-Max Sterling | - | Completed | - | No date filed |
| DS-Max Sherwood | - | Completed | - | No date filed |
| DS-Max Sandalwood | - | Completed | - | No date filed |
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Builder: DS Max Properties Private Limited
DS Max Properties Private Limited has 39 registrations on RERA Karnataka, including DS MAX SKY SISIRA and DS MAX SKY SAMURAI. Its filings declare 31 earlier projects, 18 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 DS MAX SKY SHUBHAM is delayed beyond 31 Mar 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 DS MAX SKY SHUBHAM?
The registered promoter entity is DS Max Properties Private Limited, a company as per the filing. Its CIN U70102KA2007PTC041508 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 DS MAX SKY SHUBHAM?
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.
How do I read the complaint cases filed against DS MAX SKY SHUBHAM?
Each case number above is a complaint filed with RERA Karnataka. Orders bind the promoter. Before booking, check whether past orders were complied with, not just whether complaints exist; an ignored order is a stronger warning than the complaint itself.
What should I check before booking in DS MAX SKY SHUBHAM?
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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