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REFLECTIONS 66
By HOUSE OF COLORS DEVELOPERS PRIVATE LIMITED
RG-KA-24090 · RERA PRM/KA/RERA/1251/446/PR/020126/008377 · 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.
REFLECTIONS 66 is a Residential/Group Housing project by HOUSE OF COLORS DEVELOPERS PRIVATE LIMITED in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/446/PR/020126/008377 on 2 Jan 2026. Possession is promised by 31 Dec 2030. 10 of the 66 units on this registration are recorded sold or booked, and 0 of 18 construction stages are filed complete.
At a glance
Project
- NameREFLECTIONS 66
- TypeResidential/Group Housing
- Location
- Bengaluru East
- Bengaluru Urban
- 560066
- Pincode560066
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/446/PR/020126/008377
- ReraGenie IDRG-KA-24090
Builder
- NameHOUSE OF COLORS DEVELOPERS PRIVATE LIMITED
- Entity typeCompany
- CINU70102KA2009PTC050859
- GSTIN29AACCH3013K1ZP
- Authorized SignatoryLOKESH SHIVARAJA
- Managing DirectorLOKESH SHIVARAJA
- DirectorsLOKESH SHIVARAJA, Preethi Lokesh, Shivaraja S
- Project HeadLOKESH SHIVARAJA
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on2 Jan 2026
- Promised completion31 Dec 2030
- Revised completionNone
- Buildings1 building record
- Documents filed110 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 |
|---|---|---|---|---|---|---|
| REFLECTIONS 66 | - | - | - | 66 | 0 | 66 |
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 18 construction stages are filed complete. The stage furthest along is Earth work and other leveling preparation work, at 85%.
Building: 6% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 85% |
| Foundation footing work | 30% |
| Upto Plinth Level | 0% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 0% |
| Retaining wall (All types) | 0% |
| RCC or MS Framed structure | 0% |
| Masonry Construction | 0% |
| Plastering inside , outside & Ceiling | 0% |
| Joinery: Doors, Windows, Ventilators etc | 0% |
| Basic work of Water supply, Sanitary and Electrification | 0% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 0% |
| Railing and Grill fixing | 0% |
| Electrification, Water supply and Sanitary Finishing | 0% |
| Painting | 0% |
| Fire prevention and fire fighting fitting and fixture with network | Not applicable |
| Weather Proof work(tile,concrete) | 0% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | 0% |
| Elevation work | 0% |
| Internal and External work including landscapes as per sanctioned drawings | 0% |
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 | Yes | 0% |
| Fire protection and fire safety requirements | No | Not applicable |
| Solid waste management and disposal | Yes | 0% |
| Emergency Evacuation services | No | Not applicable |
| Internal Roads & Footpaths | Yes | 0% |
| Electricity supply transformer and substation | Yes | 0% |
| Storm water drains | Yes | 0% |
| Use of renewable energy | Yes | 0% |
| Sewage Treatment Plant (STP) | Yes | 0% |
| Parks & Tree planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Electricity | Yes | 0% |
| Smart Home Automation | Yes | 0% |
| CCTV Surveillance | Yes | 0% |
| Club House | Yes | 0% |
| Community Hall | Yes | 0% |
| Outdoor Sports facility | No | Not applicable |
| Indoor Sports facility | Yes | 0% |
| Swimming Pool | Yes | 0% |
| Gym | Yes | 0% |
| Parks | No | Not applicable |
| Power Backup | Yes | 0% |
| Piped Gas | Yes | 0% |
| Water and Sanitation | Yes | 0% |
| Air Conditioning | Yes | 0% |
| Staircases | Yes | 0% |
| Lifts | Yes | 0% |
| Corridor/Lobbies | Yes | 0% |
| Fire escapes | No | Not applicable |
| Common entrance and exit for the building/common portico/foyer/verandah | Yes | 0% |
| Basement | Yes | 0% |
| Terrace | Yes | 0% |
| Outer Wall | Yes | 0% |
| Open parking areas | No | Not applicable |
| Provision for lodging of management staff and security staff | No | Not applicable |
| Water conservation and renewable energy | Yes | 0% |
| Common storage spaces | Yes | 0% |
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 |
|---|---|---|
| Smt. Lalitha Annapoorna | - | - |
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 52.77 cr | Rs 1.08 cr |
| Administrative Cost | Rs 2.00 cr | Rs 6.22 lakh |
| On-site expenditure-Consultants Fees | Rs 1.50 cr | Rs 29.97 lakh |
Certifying professionals and partners3
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | S N VIVEK |
| Engineer | BALAJI K N |
| Chartered Accountant | NAVEEN KUMAR G |
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed110
As listed on the registration, under the names the promoter filed them with; the newest 80 of 110 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/446/PR/020126/008377 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 CA Certificate - Reflection 66 - QU Sep 2026.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Form 5 Arch Certificate - Reflection 66 - QU Sep 2026.pdf | 15 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form 6 Engg Certificate - Reflection 66 - QU Sep 2026.pdf | 15 Oct 2026 |
| Q2 2026-27 Water supply and sewage board | 15 Oct 2026 |
| Q2 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 15 Oct 2026 |
| Q2 2026-27 KPTCL- BESCOM | 15 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: FORM 4 - CA CERTIFICATE - HOC.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Form 5 Architect Certificate - JUNE26.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-06 Engg Reflection 66 June 2026.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 |
| Q1 2026-27 KPTCL- BESCOM | 15 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form 4 CA MArch 26 HOC.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Form 5 Architect March 26 HOC.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form 6 Engineer March 26 HOC.pdf | 15 Apr 2026 |
| Q4 2025-26 Water supply and sewage board | 15 Apr 2026 |
| Q4 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 15 Apr 2026 |
| Q4 2025-26 KPTCL- BESCOM | 15 Apr 2026 |
| Amenities DetailsFile: 1 Amenities Details.pdf | 29 Dec 2025 |
| Engineer AdhaarFile: 2 Engineer Adhaar.pdf | 29 Dec 2025 |
| Engineer LicenseFile: 2 Engineer License.pdf | 29 Dec 2025 |
| Engineer LicenseFile: 3 Engineer License.pdf | 29 Dec 2025 |
| Form 3 EngineerFile: 3 Form 3 Engineer.pdf | 29 Dec 2025 |
| Proforma of AOSFile: 4 Proforma of AOS.pdf | 29 Dec 2025 |
| Allotment LetterFile: 5 Allotment Letter.pdf | 29 Dec 2025 |
| Proforma of AOSFile: 5 Proforma of AOS.pdf | 29 Dec 2025 |
| Brief EstimationFile: Brief Estimation.pdf | 29 Dec 2025 |
| RTC, survey 53/3B | - |
| Mutation, survey 53/3B | - |
| Encumbrance Certificate, survey 53/3B | - |
| Conversion/Alienation Order, survey 53/3B | - |
| JDA, survey 53/3B | - |
| Khatha, survey 53/3B | - |
| Registration CertificateFile: CIN.pdf | - |
| Memorandum of AssociationFile: MOA.pdf | - |
| Article of AssociationFile: AOA.pdf | - |
| GST CertificateFile: GST.pdf | - |
| Organization StructureFile: Organisation Structure.pdf | - |
| Certificate issued by CA Form 1File: Form 1 CA Certificate.pdf | - |
| Certificate issued by Architect Form 2File: Form 2 Acrhitect.pdf | - |
| Certificate issued by Engineer Form 3File: Form 3 Engineer.pdf | - |
| Project Chartered Accountant | - |
| Project Engineer | - |
| Project Architect | - |
| AffidavitFile: Non Litigation.pdf | - |
| Balance Sheet 2024 - 2025File: Balance Sheet 24-25.pdf | - |
| Balance Sheet 2023 - 2024File: BS 23-24.pdf | - |
| Balance Sheet 2022 - 2023File: BS 22-23.pdf | - |
| Audited Profit and Loss Statement 2024 - 2025File: P&L 24-25.pdf | - |
| Audited Profit and Loss Statement 2023 - 2024File: P&L 23-24.pdf | - |
| Audited Profit and Loss Statement 2022 - 2023File: P&L 22-23.pdf | - |
| Income Tax Return Acknowledgement 2024 - 2025File: ITR 24-25.pdf | - |
| Income Tax Return Acknowledgement 2023 - 2024File: ITR 23-24.pdf | - |
| Income Tax Return Acknowledgement 2022 - 2023File: ITR 22-23.pdf | - |
| Director's Report 2023 - 2024File: Directors Report 23-24.pdf | - |
| Director's Report 2022 - 2023File: Directors Report 22-23.pdf | - |
| Cash Flow Statement 2022 - 2023File: P&L 22-23.pdf | - |
| Auditor's Report 2023 - 2024File: Auditors Report 23-24.pdf | - |
| Auditor's Report 2022 - 2023File: Auditors Report 22-23.pdf | - |
| Building License | - |
| Building Plan | - |
| Sectional Drawing | - |
| Structural Stability | - |
| Project Specification | - |
| Relinquishment Deed Declaration | - |
| Proforma of AOS | - |
| Allotment Letter | - |
| Form B Affidavit | - |
| Section 3 1 Affidavit | - |
| Joint Affidavit | - |
| LEGAL OPINION | - |
| BESCOM Noc with Fee Receipt | - |
| BWSSB Noc with Fee Receipt | - |
| KSPCB Noc | - |
| Unnamed document | - |
| Unnamed document | - |
| Unnamed document | - |
| Unnamed document | - |
| Unnamed document | - |
| Unnamed document | - |
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Builder: HOUSE OF COLORS DEVELOPERS PRIVATE LIMITED
HOUSE OF COLORS DEVELOPERS PRIVATE LIMITED has 1 registration on RERA Karnataka, including REFLECTIONS 66. 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 REFLECTIONS 66 is delayed beyond 31 Dec 2030?
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 REFLECTIONS 66?
The registered promoter entity is HOUSE OF COLORS DEVELOPERS PRIVATE LIMITED, a company as per the filing. Its CIN U70102KA2009PTC050859 and GSTIN 29AACCH3013K1ZP 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 REFLECTIONS 66?
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 REFLECTIONS 66?
The professionals named in the filing: Architect: S N VIVEK; Engineer: BALAJI K N; Chartered Accountant: NAVEEN KUMAR G. 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 REFLECTIONS 66?
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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