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GARUDA GRAND
RG-KA-71257 · RERA PRM/KA/RERA/1251/309/PR/010923/006217 · Last updated on RERA Karnataka portal: 14 Oct 2026
Source: official RERA Karnataka filing
Red flags
- Completion date moved by 35 months
- 2 extensions taken
Clear
- No litigation declared
- No complaints on record
- Separate project account declared
Saved.
GARUDA GRAND is a Residential/Group Housing project by BALAJI BUILDRES in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/309/PR/010923/006217 on 1 Sep 2023. Possession is promised by 31 Mar 2028. The completion date has moved by 35 months from the original filing. 56 of the 136 units on this registration are recorded sold or booked, and 11 of 17 construction stages are filed complete.
At a glance
Project
- NameGARUDA GRAND
- TypeResidential/Group Housing
- Location
- Bengaluru North
- Bengaluru Urban
- PincodeNot stated
- RERA no.PRM/KA/RERA/1251/309/PR/010923/006217
- ReraGenie IDRG-KA-71257
Builder
- NameBALAJI BUILDRES
- Entity typePartnership Firm
- GSTIN29AAXFB2208G1ZA
- Authorized SignatoryK.CHENNAPPA NAIDU
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on1 Sep 2023
- Promised completion31 Mar 2028
- Revised completionRevised to 31 Mar 2028 (originally 30 Apr 2025)
- Buildings2 building records
- Documents filed196 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 | - | - | - | 68 | 0 | 68 |
| BLOCK B | - | - | - | 68 | 0 | 68 |
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.
11 of 17 construction stages are filed complete. The stage furthest along is Weather Proof work(tile, at 92%.
Building: 95% 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) | 100% |
| Retaining wall (All types) | Not applicable |
| RCC or MS Framed structure | 100% |
| Masonry Construction | 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 | 85% |
| Painting | 90% |
| Fire prevention and fire fighting fitting and fixture with network | Not applicable |
| Weather Proof work(tile,concrete) | 92% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | 90% |
| Elevation work | 92% |
| Internal and External work including landscapes as per sanctioned drawings | 70% |
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 | 85% |
| Sewage and Drainage System | Yes | 85% |
| Water conservation/rain water harvesting/recharge of ground water | Yes | 70% |
| Energy management | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 0% |
| Solid waste management and disposal | Yes | 80% |
| Emergency Evacuation services | No | Not applicable |
| Internal Roads & Footpaths | Yes | 70% |
| Electricity supply transformer and substation | Yes | 80% |
| Storm water drains | Yes | 70% |
| Use of renewable energy | No | Not applicable |
| Sewage Treatment Plant (STP) | Yes | 85% |
| Parks & Tree planting | No | Not applicable |
| Street Lighting | Yes | 75% |
| Electricity | Yes | 50% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 95% |
| Club House | Yes | 50% |
| Community Hall | No | Not applicable |
| Outdoor Sports facility | No | Not applicable |
| Indoor Sports facility | Yes | 0% |
| Swimming Pool | Yes | 0% |
| Gym | Yes | 50% |
| Parks | Yes | 0% |
| Power Backup | Yes | 0% |
| Piped Gas | No | Not applicable |
| Water and Sanitation | Yes | 85% |
| Air Conditioning | No | Not applicable |
| Staircases | Yes | 90% |
| Lifts | Yes | 90% |
| Corridor/Lobbies | Yes | 90% |
| Fire escapes | No | Not applicable |
| Common entrance and exit for the building/common portico/foyer/verandah | Yes | 90% |
| Basement | No | Not applicable |
| Terrace | No | Not applicable |
| Outer Wall | No | Not applicable |
| Open parking areas | No | Not applicable |
| 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 ownership23
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 |
|---|---|---|
| VARUN KUMAR PANDEY | - | - |
| RAVI KANT RAO | - | - |
| G. SREENATH | - | - |
| Krishnprakash Vasudevan | - | - |
| ASHWANI JASTI | - | - |
| RENUKA. N. MANDLOI | - | - |
| Shantosh G Kularni | - | - |
| RAJESH RAMDAS KUNHIVEETTIL | - | - |
| RAVI MANI | - | - |
| ANANDAM RAVI | - | - |
| KIRTI KULKARNI, | - | - |
| R ARIVOLI | - | - |
| KALEESWARAN J | - | - |
| DHARMARAJAN SITARAMAN | - | - |
| ANANTHALAKSHMI SITARAMAN | - | - |
| V VINOD KRISHNA | - | - |
| M. VENUGOPALAN | - | - |
| A. SHYAMA | - | - |
| AJIT VENKATARAMAN | - | - |
| INDRA JEBAKUMAR | - | - |
| JEBAKUMAR MATHURAM SANTHOSAM SWVIGARADOSS | - | - |
| VIVASSVAATH SAAI INFRRA CORPORATION rep PRATIBHA SHRI PANDEY | - | - |
| VIVASSVAATH SAAI INFRRA CORPORATION rep YTHESH KUMAR N.K | - | - |
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 41.21 cr | Rs 36.22 cr |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 2.42 cr | - |
| On-site expenditure-Salaries of workers | Rs 1.44 cr | - |
| On-site expenditure-Site Overhead | Rs 66.15 lakh | - |
| On-site expenditure-Consultants Fees | Rs 30.00 lakh | - |
Certifying professionals and partners3
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Raghavendra S |
| Engineer | C G ASSOCIATES |
| Chartered Accountant | VENKATRAMANA P |
Extensions applied for2
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterothers
No reason recorded in the filing
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed196
As listed on the registration, under the names the promoter filed them with; the newest 80 of 196 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/309/PR/010923/006217 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: FORM 4.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: FORM 5.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: FORM 6.pdf | 14 Oct 2026 |
| Q2 2026-27 Water supply and sewage board | 14 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Balaji Builders Garuda Grand Form 4 Q1 FY 26-27 Q1.pdf | 11 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: FORM 5 GARUDA GRAND.pdf | 11 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: rera-Garuda Grand-01.pdf | 11 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: BALAJI FORM4 Q4 25 26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: BALAJI FORM5 Q4 25 26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: BALAJI FORM6 Q4 25 26.pdf | 15 Apr 2026 |
| FORM-B AFFIDAVITFile: Form-B Affidavit Scanned.pdf | 20 Mar 2026 |
| APPLICATION FOR PLAN RENEWAL/MODIFICATIONFile: APPLICATION FOR MODIFICATION OF PLAN.pdf | 20 Mar 2026 |
| BESCOM NOCFile: Bescom Noc.pdf | 20 Mar 2026 |
| BESCOM RENEWAL FEE PAID RECIEPTFile: BESCOM RENEWAL FEE PAID.jpeg | 20 Mar 2026 |
| BESCOM REPORTFile: BESCOM REPORT.pdf | 20 Mar 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: FORM-4 Q3 2025-26.pdf | 20 Mar 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: FORM-5 Q3 2025-26.pdf | 20 Mar 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: FORM-6 Q3 2025-26_compressed.pdf | 20 Mar 2026 |
| Inventory details corrected -Garuda grandFile: Inventory details corrected -Garuda grand.pdf | 25 Aug 2023 |
| Garuda grand - Inventory details corrected excelFile: Garuda grand - Inventory details corrected excel.xlsx | 25 Aug 2023 |
| FORM 2 - Architect CertificateFile: FORM 2 - Architect Certificate.pdf | 25 Aug 2023 |
| COA CERTIFICATEFile: COA CERTIFICATE.pdf | 25 Aug 2023 |
| 1-GST CertificateFile: 1-GST Certificate.pdf | 21 Aug 2023 |
| 2-Authorization letterFile: 2-Authorization letter.pdf | 21 Aug 2023 |
| 3-Rera designated accountFile: 3-Rera designated account.pdf | 21 Aug 2023 |
| 4-BALAJI BUILDERS Balances sheet and PL 2022-23File: 4-BALAJI BUILDERS Balances sheet and PL 2022-23.pdf | 21 Aug 2023 |
| BALAJI BUILDERS (GARUDA GRAND) AY 23-24File: BALAJI BUILDERS (GARUDA GRAND) AY 23-24.pdf | 21 Aug 2023 |
| BALAJI BUILDERS FINANCIALS FOR FY 22-23File: BALAJI BUILDERS FINANCIALS FOR FY 22-23.pdf | 21 Aug 2023 |
| 5-Sources of fund detailsFile: 5-Sources of fund details.pdf | 21 Aug 2023 |
| 6-Project loan confirmation letter Bajaj FinservFile: 6-Project loan confirmation letter Bajaj Finserv.pdf | 21 Aug 2023 |
| -Form1 CA certificateFile: 7 -Form1 CA certificate.pdf | 21 Aug 2023 |
| Firm registration COIFile: Firm registration COI.pdf | 21 Aug 2023 |
| 8-MRFile: 8-MR.pdf | 21 Aug 2023 |
| 9- ALL MRsFile: 9- ALL MRs.pdf | 21 Aug 2023 |
| 10- Architect certificateFile: 10- Architect certificate.pdf | 21 Aug 2023 |
| layout certificateFile: layout certificate.pdf | 21 Aug 2023 |
| 11-Environmental NOCFile: 11-Environmental NOC.pdf | 21 Aug 2023 |
| 12-KSPCB NOCFile: 12-KSPCB NOC.pdf | 21 Aug 2023 |
| 13-Building LicenceFile: 13-Building Licence.pdf | 21 Aug 2023 |
| Annexure-A helpticket updated detailsFile: Screenshot (2491).png | 21 Aug 2023 |
| 15-Common area to whom So ConcernFile: 15-Common area to whom So Concern.pdf | 21 Aug 2023 |
| 16-Allotment letterFile: 16-Allotment letter.pdf | 21 Aug 2023 |
| 17-Annexure A allotment letterFile: 17-Annexure A allotment letter.pdf | 21 Aug 2023 |
| Engineer certificateFile: Engineer Certificate.pdf | 21 Aug 2023 |
| 18- 120 KLD STP Design Balaji BuildersFile: 18- 120 KLD STP Design Balaji Builders.pdf | 21 Aug 2023 |
| 19-SpecificationsFile: 19-Specifications.pdf | 21 Aug 2023 |
| 20-AOS RevisedFile: 20-AOS Revised.pdf | 21 Aug 2023 |
| 21-BWSSB RECEIPTFile: 21-BWSSB RECEIPT.pdf | 21 Aug 2023 |
| 22-BWSSB NOCFile: 22-BWSSB NOC.pdf | 21 Aug 2023 |
| 23-BESCOM NOCFile: 23-BESCOM NOC.pdf | 21 Aug 2023 |
| STP PLANFile: 120 KLD STP Design Balaji Builder-Model.pdf | 24 Jul 2023 |
| BWSSB NOCFile: BWSSB NOC.pdf | 24 Jul 2023 |
| ALLOTMENT LETTERFile: ALLOTMENT LETTER.pdf | 24 Jul 2023 |
| estimation costFile: Architect.pdf | 24 Jul 2023 |
| BALANCE SHEET AND P&LFile: BALAJI BUILDERS balances sheet and P&L.pdf | 24 Jul 2023 |
| BESCOM NOC WITH RECEIPTFile: BESCOM NOC (3).pdf | 24 Jul 2023 |
| BOARD RESULATIONFile: Board Resolution (1).pdf | 24 Jul 2023 |
| BUILDING LICENCEFile: building Licence.pdf | 24 Jul 2023 |
| BWSSB RECEIPTFile: BWSSB RECEIPT.pdf | 24 Jul 2023 |
| CDP MAPFile: CDP Map (1).jpeg | 24 Jul 2023 |
| CLARIFICATION STPFile: Clarifications STP.pdf | 24 Jul 2023 |
| Environmental NOCFile: Environmental NOC.pdf | 24 Jul 2023 |
| FORM 1 CA CERTIFICATEFile: Form 1 CA Certificate.pdf | 24 Jul 2023 |
| FORM 1 AUDITORFile: Form-1 From Auditor.pdf | 24 Jul 2023 |
| GST CERTIFICATEFile: GST Certificate (2).pdf | 24 Jul 2023 |
| Single plot plan and order clarification letterFile: layout certificate.pdf | 24 Jul 2023 |
| MRFile: MR.pdf | 24 Jul 2023 |
| ALL MRFile: MR's.pdf | 24 Jul 2023 |
| BROUCHER CLARIFICATIONFile: Non Production of Brochure.pdf | 24 Jul 2023 |
| PCB NOCFile: PCB NOC.pdf | 24 Jul 2023 |
| PLANFile: PLAN Drawing (1).PDF | 24 Jul 2023 |
| PRESENT CURRENT ACCOUNTFile: Present Current ac.pdf | 24 Jul 2023 |
| RERA CESIGNATED ACCOUNTFile: Rera disignated AC.pdf | 24 Jul 2023 |
| SOURCE OF FUNDFile: Source Of Funds.pdf | 24 Jul 2023 |
| SPECIFICATIONFile: Specifications.pdf | 24 Jul 2023 |
| STPFile: STP.pdf | 24 Jul 2023 |
| Common area and parking clarificationFile: To whom So Concern.pdf | 24 Jul 2023 |
| TO WHOM SO EVR CONCERNFile: To whom so ever concern.pdf | 24 Jul 2023 |
| VILLAGE MAPFile: Village Map (1).pdf | 24 Jul 2023 |
| Village MapFile: VILLAGE MAP 2.jpeg | 24 Jul 2023 |
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Builder: BALAJI BUILDRES
BALAJI BUILDRES has 1 registration on RERA Karnataka, including GARUDA GRAND. Its filings disclose no earlier RERA Karnataka projects. Read the full track record. See more projects on the Bengaluru Urban district page.
Frequently asked questions
What are my rights if GARUDA GRAND is delayed beyond 31 Mar 2028?
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 GARUDA GRAND?
The registered promoter entity is BALAJI BUILDRES, a partnership firm as per the filing. Its GSTIN 29AAXFB2208G1ZA 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 GARUDA GRAND?
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 GARUDA GRAND?
The professionals named in the filing: Architect: Raghavendra S; Engineer: C G ASSOCIATES; Chartered Accountant: VENKATRAMANA P. 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 GARUDA GRAND?
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; why the completion date was revised and what the new timeline depends on.
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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