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Primus Darpan
By Ameliorate Realtors Private Limited
RG-KA-62906 · RERA PRM/KA/RERA/1251/310/PR/111124/007217 · 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.
Primus Darpan is a Residential/Group Housing project by Ameliorate Realtors Private Limited in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/310/PR/111124/007217 on 11 Nov 2024. Possession is promised by 1 Dec 2029. 100 of the 173 units on this registration are recorded sold or booked, and 0 of 17 construction stages are filed complete.
At a glance
Project
- NamePrimus Darpan
- TypeResidential/Group Housing
- Location
- Bengaluru South
- Bengaluru Urban
- 560082
- Pincode560082
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/310/PR/111124/007217
- ReraGenie IDRG-KA-62906
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on11 Nov 2024
- Promised completion1 Dec 2029
- Revised completionNone
- Buildings1 building record
- Documents filed101 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 |
|---|---|---|---|---|---|---|
| A | - | - | - | 173 | 0 | 173 |
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 RCC or MS Framed structure, at 94%.
Building: 45% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 92% |
| Foundation footing work | 90% |
| Upto Plinth Level | 80% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 5% |
| Retaining wall (All types) | 80% |
| RCC or MS Framed structure | 94% |
| Masonry Construction | 88% |
| Plastering inside , outside & Ceiling | 65% |
| Joinery: Doors, Windows, Ventilators etc | 20% |
| Basic work of Water supply, Sanitary and Electrification | 10% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 48% |
| Railing and Grill fixing | 5% |
| Electrification, Water supply and Sanitary Finishing | 10% |
| Painting | 29% |
| 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 | 21% |
| Internal and External work including landscapes as per sanctioned drawings | 24% |
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 | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 0% |
| Solid waste management and disposal | Yes | 0% |
| Emergency Evacuation services | Yes | 0% |
| 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 | 40% |
| Parks & Tree planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Electricity | Yes | 0% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 0% |
| Club House | Yes | 35% |
| Community Hall | Yes | 0% |
| Outdoor Sports facility | Yes | 0% |
| Indoor Sports facility | Yes | 35% |
| Swimming Pool | Yes | 35% |
| Gym | Yes | 35% |
| Parks | Yes | 0% |
| Power Backup | Yes | 0% |
| Piped Gas | No | Not applicable |
| Water and Sanitation | Yes | 0% |
| Air Conditioning | No | Not applicable |
| Staircases | Yes | 53% |
| Lifts | Yes | 53% |
| Corridor/Lobbies | Yes | 45% |
| Fire escapes | No | Not applicable |
| Common entrance and exit for the building/common portico/foyer/verandah | Yes | 0% |
| Basement | Yes | 5% |
| 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 | Yes | 0% |
| Common storage spaces | No | Not applicable |
Land and ownership1
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 |
|---|---|---|
| SIDDARTHA CHENNAGIRI SANTOSH | - | - |
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 76.62 cr | Rs 53.58 cr |
| Principal sum and interest payable to financial institutions-Scheduled Banks | Rs 8.19 cr | - |
| On-site expenditure-Site Overhead | Rs 3.36 cr | Rs 2.15 cr |
| Payment of fees | Rs 2.47 cr | Rs 2.06 cr |
| On-site expenditure-Consultants Fees | Rs 1.62 cr | Rs 2.86 cr |
Certifying professionals and partners3
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | DILIP NADIG |
| Engineer | Harish Reddy |
| Chartered Accountant | M/s. BALAJI AND SIVASANKAR |
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed101
As listed on the registration, under the names the promoter filed them with; the newest 80 of 101 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/310/PR/111124/007217 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: CA Certificate Darpan.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Architect Certificate - Darpan.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Engineer certificate -DARPAN.pdf | 15 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: CA Certificate Darpan.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Architect's Certificate Darpan.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Engineer's Certificate Darpan.pdf | 15 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: CA Certificate_Darpan.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Architect Certiricate-Darpan.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Engineer Certificate - Darpan.pdf | 15 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: CA Certificate Primus Darpan.pdf | 14 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Architect Certificate Darpan.pdf | 14 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Engineer Certificate Primus Darpan.pdf | 14 Jan 2026 |
| Bank account details in CA certificate form 1File: CA Certificate.pdf | 28 Oct 2024 |
| Chartered accountant membership Self AttestedFile: COP.pdf | 28 Oct 2024 |
| Chartered accountant KYC Self AttestedFile: PAN DB.pdf | 28 Oct 2024 |
| Annual audit report of previous project HARA NORTH ONEFile: Form 7 Hara North One.pdf | 28 Oct 2024 |
| Sources of fund to complete the projectFile: Source of fund.pdf | 28 Oct 2024 |
| Release deed for the mortgage with syndicate bank Banashankari branchFile: 1 Syndicate Bank Reconveyance.pdf | 28 Oct 2024 |
| Connected MR in favor of landowner before conversion showing flow of titleFile: 2 Connected MR H6 2012 13 Sidharth before land conversion and IHC.pdf | 28 Oct 2024 |
| EC from 31 12 2022 to till dateFile: 3 EC from 1 4 2022 to 25 10 24.pdf | 28 Oct 2024 |
| Title deed of the current land owner as per latest transactionFile: 4 Relase deed 22 9 22 in favor of Sidharth Santosh.pdf | 28 Oct 2024 |
| JD cum Affidavit reflecting date of completion of the project in DDMMYYYY formatFile: 5 Affidavit on 25-10-24.pdf | 28 Oct 2024 |
| ADLR Certified survey sketchFile: Kaggalipura ADLR Sketch.pdf | 28 Oct 2024 |
| Latest self-attested copy of the Engineer license certificateFile: 1 Engineer Certificate attested copy.pdf | 28 Oct 2024 |
| Brief estimated cost of construction certified by the registered Civil EngineerFile: 2 Estimated costing.pdf | 28 Oct 2024 |
| Project specification by incorporating the project Name and Project Address certified by EngineerFile: Specs Project.pdf | 28 Oct 2024 |
| Proforma of the Allotment letterFile: Allotment letter for Darpan.pdf | 28 Oct 2024 |
| STP design drawing certified by the Engineer as per the guidelines of KSPCB NOCFile: 5 STP EQ and GA.pdf | 28 Oct 2024 |
| Land cost calculation sheet as per the guidance value(Self-attested copy)File: 7 Land Cost Calculation guidance value.pdf | 28 Oct 2024 |
| Source of water supply to the project along with the supporting documentsFile: 8 GP Water supply NOC.pdf | 28 Oct 2024 |
| RTC, survey 176/1 | - |
| Mutation, survey 176/1 | - |
| Encumbrance Certificate, survey 176/1 | - |
| Conversion/Alienation Order, survey 176/1 | - |
| JDA, survey 176/1 | - |
| Khatha, survey 176/1 | - |
| Registration CertificateFile: COI - Ameliorate.pdf | - |
| Memorandum of AssociationFile: Ameliorate SPICe_MoA Signed CA.pdf | - |
| Article of AssociationFile: Ameliorate SPICe_AoA Signed CA.pdf | - |
| Organization StructureFile: Revised Organisation structure.pdf | - |
| Certificate issued by CA Form 1File: CA Certificate_Form 1 - Primus Darpan.pdf | - |
| Certificate issued by Architect Form 2File: Reg Form 2 Certificate By Architect 14 10 24.pdf | - |
| Certificate issued by Engineer Form 3File: Form 3 Engineer certificate 17 10 2024.pdf | - |
| Project Chartered Accountant | - |
| Project Engineer | - |
| Project Architect | - |
| AffidavitFile: NON LITIGATION AFFIDAVIT Annex 45_0001.pdf | - |
| Certificate from Chartered AccountFile: CA Certificate_Form 1 - Primus Darpan.pdf | - |
| Balance Sheet 2023 - 2024File: Balance sheet FY 2023 24.pdf | - |
| Balance Sheet 2022 - 2023File: Balance sheet FY 2022 23.pdf | - |
| Balance Sheet 2021 - 2022File: Balance sheet FY 2021 22.pdf | - |
| Audited Profit and Loss Statement 2023 - 2024File: Auditors report 2023 24.pdf | - |
| Audited Profit and Loss Statement 2022 - 2023File: Auditors report 2022 23.pdf | - |
| Audited Profit and Loss Statement 2021 - 2022File: Auditors report 2021 22.pdf | - |
| Director's Report 2023 - 2024File: Directors Report FY 2023 24.pdf | - |
| Director's Report 2022 - 2023File: Directors Report FY 2022 23.pdf | - |
| Director's Report 2021 - 2022File: Directors Report FY 2021 22.pdf | - |
| Cash Flow Statement 2023 - 2024File: Cash flow FY 2023 24.pdf | - |
| Cash Flow Statement 2022 - 2023File: Cash flow FY 2022 23.pdf | - |
| Auditor's Report 2023 - 2024File: Auditors report 2023 24.pdf | - |
| Auditor's Report 2022 - 2023File: Auditors report 2022 23.pdf | - |
| Auditor's Report 2021 - 2022File: Auditors report 2021 22.pdf | - |
| Income Tax Return Acknowledgement 2023 - 2024File: Income tax return FY 2023 24.pdf | - |
| Income Tax Return Acknowledgement 2022 - 2023File: Income tax return FY 2022 23.pdf | - |
| Income Tax Return Acknowledgement 2021 - 2022File: Income tax return FY 2021 22.pdf | - |
| Annex 67 Commencement Certificate 08 10 2024 | - |
| Annex 68 08112023 BESCOM NOC | - |
| Annex 69 23 112023 GP Water supply NOC | - |
| Site Plan | - |
| Sections | - |
| Specifications Doc | - |
| Sections | - |
| Structural stability certificate 16 10 2024 | - |
| Kaggalipura FINAL DDR | - |
| JDA dt 25 01 2023 | - |
| Conversion OM dtd 21112022 | - |
| AGREEMENT FOR SALE 17 10 24 | - |
| Allotment letter for South 1 | - |
| Rera Brochure 17 10 24 | - |
| Form B 16 10 24 | - |
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 |
|---|---|---|---|---|
| HARA NORTH ONE | Sy No. 52, 53 & 54 situated at Binnamangala Village, , Kasba Hobli, Bengaluru Rural , Devanahalli , DEVANAHALLI , Bengaluru Rural, Karnataka - 562110 | Completed | - | No date filed |
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Builder: Ameliorate Realtors Private Limited
AMELIORATE REALTORS PRIVATE LIMITED has 3 registrations on RERA Karnataka, including HARA NORTH ONE and Primus Darpan. Its filings declare 2 earlier projects, 1 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 Primus Darpan is delayed beyond 1 Dec 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 Primus Darpan?
The registered promoter entity is Ameliorate Realtors Private Limited, a company as per the filing. Its CIN U70100KA2019PTC122769 and GSTIN 29AASCA0941K1Z9 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 Primus Darpan?
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 Primus Darpan?
The professionals named in the filing: Architect: DILIP NADIG; Engineer: Harish Reddy; Chartered Accountant: M/s. BALAJI AND SIVASANKAR. 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 Primus Darpan?
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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