Home / Browse projects / Bengaluru Rural, Karnataka / RAAGAM PHASE-1
RAAGAM PHASE-1
By ONE BANGALORE LUXURY PROJECTS LLP
RG-KA-19387 · RERA PRM/KA/RERA/1250/303/PR/301223/006526 · Last updated on RERA Karnataka portal: 14 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.
RAAGAM PHASE-1 is a Plotted Development project by ONE BANGALORE LUXURY PROJECTS LLP in Bengaluru Rural, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1250/303/PR/301223/006526 on 30 Dec 2023. Possession is promised by 31 Dec 2026.
At a glance
Project
- NameRAAGAM PHASE-1
- 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/301223/006526
- ReraGenie IDRG-KA-19387
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on30 Dec 2023
- Promised completion31 Dec 2026
- Revised completionNone
- BuildingsNot stated in filing
- Documents filed146 files
Current status
Figures as on 14 Oct 2026, this project's latest RERA Karnataka filing.
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Land and ownership8
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 |
|---|---|---|
| MS Ramaiah Realty LLP | - | - |
| MS Ramaiah Realty LLP | - | - |
| MS Ramaiah Realty LLP | - | - |
| MS Ramaiah Realty LLP | - | - |
| MS Ramaiah Realty LLP | - | - |
| MS Ramaiah Realty LLP | - | - |
| MS Ramaiah Realty LLP | - | - |
| MS Ramaiah Realty LLP | - | - |
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 56.54 cr | Rs 49.14 cr |
| On-site expenditure-Consultants Fees | Rs 22.65 cr | Rs 31.40 cr |
| On-site expenditure-Site Overhead | Rs 10.46 cr | - |
| Principal sum and interest payable to financial institutions-Non Banking financial institution (NBFC) | Rs 1.58 cr | Rs 1.28 cr |
| Payment of taxes | Rs 92.02 lakh | Rs 95.03 lakh |
Certifying professionals and partners2
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Engineer | Vishnu Kumar |
| Chartered Accountant | Mutra Rajasekhar Reddy |
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed146
As listed on the registration, under the names the promoter filed them with; the newest 80 of 146 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1250/303/PR/301223/006526 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 RAAGAM PHASE 1 Q2 26-27.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-5 and Form-6 Q2 26-27.pdf | 14 Oct 2026 |
| Q2 2026-27 Water supply and sewage board | 14 Oct 2026 |
| Q2 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 14 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Form-4 Raagam P1 Q1 26-27.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-6 & 5 Raagam P1 Q1 26-27.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 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form-4 Raagam P1 Q4 25-26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Raagam P1 Q4 25-26.pdf | 15 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form-4 Raagam P1 Q3 25-26.pdf | 14 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Raagam P1 Q3 25-26.pdf | 14 Jan 2026 |
| Swaram Ph1- Form 4 CA CertificateFile: 1 Swaram Ph1- Form 4.pdf | 30 Dec 2023 |
| Swaram Ph2- Form 4 CA CertificateFile: 2 Swaram Ph2- Form 4.pdf | 30 Dec 2023 |
| Mother Conversion OrdersFile: 3 Mother Conversion Orders.pdf | 30 Dec 2023 |
| Patha Badalavane OrderFile: 4 Patha Badalavane Order.pdf | 30 Dec 2023 |
| Cart track Relinquishment deed with mapFile: 5 Cart track Relinquishment deed with map.pdf | 30 Dec 2023 |
| RTC, survey 37/1 | - |
| Mutation, survey 37/1 | - |
| Encumbrance Certificate, survey 37/1 | - |
| Conversion/Alienation Order, survey 37/1 | - |
| Sale/Title/Gift Deed, survey 37/1 | - |
| JDA, survey 37/1 | - |
| Khatha, survey 37/1 | - |
| RTC, survey 37/2 | - |
| Mutation, survey 37/2 | - |
| Encumbrance Certificate, survey 37/2 | - |
| Conversion/Alienation Order, survey 37/2 | - |
| Sale/Title/Gift Deed, survey 37/2 | - |
| JDA, survey 37/2 | - |
| Khatha, survey 37/2 | - |
| RTC, survey 37/4 | - |
| Mutation, survey 37/4 | - |
| Encumbrance Certificate, survey 37/4 | - |
| Conversion/Alienation Order, survey 37/4 | - |
| Sale/Title/Gift Deed, survey 37/4 | - |
| JDA, survey 37/4 | - |
| Khatha, survey 37/4 | - |
| RTC, survey 37/5 | - |
| Mutation, survey 37/5 | - |
| Encumbrance Certificate, survey 37/5 | - |
| Conversion/Alienation Order, survey 37/5 | - |
| Sale/Title/Gift Deed, survey 37/5 | - |
| JDA, survey 37/5 | - |
| Khatha, survey 37/5 | - |
| RTC, survey 37/7 | - |
| Mutation, survey 37/7 | - |
| Encumbrance Certificate, survey 37/7 | - |
| Conversion/Alienation Order, survey 37/7 | - |
| Sale/Title/Gift Deed, survey 37/7 | - |
| JDA, survey 37/7 | - |
| Khatha, survey 37/7 | - |
| RTC, survey 37/10 | - |
| Mutation, survey 37/10 | - |
| Encumbrance Certificate, survey 37/10 | - |
| Conversion/Alienation Order, survey 37/10 | - |
| Sale/Title/Gift Deed, survey 37/10 | - |
| JDA, survey 37/10 | - |
| Khatha, survey 37/10 | - |
| RTC, survey 37/13 | - |
| Mutation, survey 37/13 | - |
| Encumbrance Certificate, survey 37/13 | - |
| Conversion/Alienation Order, survey 37/13 | - |
| Sale/Title/Gift Deed, survey 37/13 | - |
| JDA, survey 37/13 | - |
| Khatha, survey 37/13 | - |
| RTC, survey 37/16 | - |
| Mutation, survey 37/16 | - |
| Encumbrance Certificate, survey 37/16 | - |
| Conversion/Alienation Order, survey 37/16 | - |
| Sale/Title/Gift Deed, survey 37/16 | - |
| JDA, survey 37/16 | - |
| Khatha, survey 37/16 | - |
| Registration CertificateFile: Certification of Incorporation_OBLP.pdf | - |
| Partnership DeedFile: OBLP LLP Agreement_merged 2.pdf | - |
| Partner Details | - |
| Partner Details | - |
| Certificate issued by CA Form 1File: Form-1 CA Certificate.pdf | - |
| Certificate issued by Engineer Form 3File: Form-3 Engineer Certificate.pdf | - |
| Project Chartered Accountant | - |
Promoter's earlier projects2
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 |
|---|---|---|---|---|
| SWARAM PHASE-2 | Sy. No. 1(P) & 37/2(P) of JODI AKKALENA HALLI - MALLENA HALLI VILLAGE , KASABA HOBLI , DEVANAHALLI TALUK , DEVANAHALLI , Bengaluru Rural, Karnataka - 562129 | Ongoing | Mar 2025 | Not delivered |
| SWARAM PHASE-1 | Sy. No. 1(P) & 37/2(P) of JODI AKKALENA HALLI - MALLENA HALLI VILLAGE , KASABA HOBLI , DEVANAHALLI TALUK , DEVANAHALLI , Bengaluru Rural, Karnataka - 562129 | Ongoing | Dec 2023 | Not delivered |
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Builder: ONE BANGALORE LUXURY PROJECTS LLP
ONE BANGALORE LUXURY PROJECTS LLP has 8 registrations on RERA Karnataka, including Varnam Phase 1A and Varnam Phase 1B. Its filings declare 4 earlier projects, 1 of them declared completed. Read the full track record. See more projects on the Bengaluru Rural district page.
Frequently asked questions
What are my rights if RAAGAM PHASE-1 is delayed beyond 31 Dec 2026?
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 RAAGAM PHASE-1?
The registered promoter entity is ONE BANGALORE LUXURY PROJECTS LLP, a partnership firm as per the filing. Its GSTIN 29AAEFO5442Q1ZL 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 RAAGAM PHASE-1?
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 RAAGAM PHASE-1?
The professionals named in the filing: Engineer: Vishnu Kumar; Chartered Accountant: Mutra Rajasekhar Reddy. 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 RAAGAM PHASE-1?
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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