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SIPANI CITY PHASE-1
RG-KA-78840 · RERA PRM/KA/RERA/1251/308/PR/171025/008179 · Last updated on RERA Karnataka portal: 14 Oct 2026
Source: official RERA Karnataka filing
Red flags
- 1 complaint at RERA Karnataka
Clear
- No litigation declared
- Completion date never moved
- Separate project account declared
Saved.
SIPANI CITY PHASE-1 is a Residential/Group Housing project by SIPANI PROPERTIES PVT LTD in Bengaluru Urban, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1251/308/PR/171025/008179 on 17 Oct 2025. Possession is promised by 31 Dec 2030. 612 of the 771 units on this registration are recorded sold or booked, and 0 of 18 construction stages are filed complete. 1 complaint is on record with the regulator.
At a glance
Project
- NameSIPANI CITY PHASE-1
- TypeResidential/Group Housing
- Location
- Anekal
- Bengaluru Urban
- 562125
- Pincode562125
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1251/308/PR/171025/008179
- ReraGenie IDRG-KA-78840
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on17 Oct 2025
- Promised completion31 Dec 2030
- Revised completionNone
- Buildings8 building records
- Documents filed128 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 |
|---|---|---|---|---|---|---|
| A | - | - | - | 152 | 0 | 152 |
| B | - | - | - | 147 | 0 | 147 |
| C | - | - | - | 112 | 0 | 112 |
| D | - | - | - | 56 | 0 | 56 |
| E | - | - | - | 76 | 0 | 76 |
| F | - | - | - | 76 | 0 | 76 |
| G | - | - | - | 76 | 0 | 76 |
| H | - | - | - | 76 | 0 | 76 |
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.
0 of 18 construction stages are filed complete. The stage furthest along is Earth work and other leveling preparation work, at 99%.
Building: 28% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 99% |
| Foundation footing work | 99% |
| Upto Plinth Level | 95% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 80% |
| Retaining wall (All types) | 90% |
| RCC or MS Framed structure | 21% |
| Masonry Construction | 5% |
| Plastering inside , outside & Ceiling | 3% |
| 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 | 5% |
| Painting | 0% |
| Fire prevention and fire fighting fitting and fixture with network | 5% |
| Weather Proof work(tile,concrete) | 0% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | Not applicable |
| Elevation work | 0% |
| Internal and External work including landscapes as per sanctioned drawings | 1% |
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 | 90% |
| Sewage and Drainage System | Yes | 10% |
| Water conservation/rain water harvesting/recharge of ground water | Yes | 0% |
| Energy management | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 15% |
| Solid waste management and disposal | Yes | 0% |
| Emergency Evacuation services | Yes | 15% |
| Internal Roads & Footpaths | Yes | 30% |
| Electricity supply transformer and substation | Yes | 5% |
| Storm water drains | Yes | 5% |
| Use of renewable energy | Yes | 0% |
| Sewage Treatment Plant (STP) | Yes | 0% |
| Parks & Tree planting | Yes | 10% |
| Street Lighting | Yes | 10% |
| Electricity | Yes | 0% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 5% |
| Club House | Yes | 0% |
| Community Hall | Yes | 0% |
| Outdoor Sports facility | Yes | 0% |
| Indoor Sports facility | Yes | 0% |
| Swimming Pool | Yes | 0% |
| Gym | Yes | 0% |
| Parks | Yes | 5% |
| Power Backup | Yes | 0% |
| Piped Gas | No | Not applicable |
| Water and Sanitation | Yes | 10% |
| Air Conditioning | No | Not applicable |
| Staircases | Yes | 21% |
| Lifts | Yes | 15% |
| Corridor/Lobbies | Yes | 20% |
| Fire escapes | Yes | 21% |
| Common entrance and exit for the building/common portico/foyer/verandah | Yes | 15% |
| Basement | Yes | 22% |
| Terrace | Yes | 0% |
| Outer Wall | Yes | 80% |
| Open parking areas | Yes | 5% |
| 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 ownership3
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 |
|---|---|---|
| SIPANI PROPERTIES PVT LTD | - | - |
| SIPANI PROPERTIES PVT LTD | - | - |
| SIPANI PROPERTIES PVT LTD | - | - |
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 307.87 cr | Rs 36.40 cr |
| On-site expenditure-Salaries of workers | Rs 47.68 cr | Rs 8.87 lakh |
| Payment of taxes | Rs 18.94 cr | Rs 70.09 lakh |
| Principal sum and interest payable to financial institutions-Scheduled Banks | Rs 17.33 cr | Rs 61.99 lakh |
| On-site expenditure-Consultants Fees | Rs 8.02 cr | Rs 90.90 lakh |
| Payment of cess | Rs 2.72 cr | - |
| On-site expenditure-Site Overhead | Rs 1.75 cr | Rs 5.63 lakh |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 1.75 cr | Rs 9.69 lakh |
| Payment of Premiums | Rs 87.75 lakh | - |
| Payment of charges | Rs 35.00 lakh | Rs 26.03 lakh |
| Payment of fees | Rs 1.00 lakh | - |
Certifying professionals and partners4
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | vernekar associates |
| Engineer | group ventech |
| Chartered Accountant | PRADEEP KUMAR DEVARAJ & ASSOCIATES |
| Chartered Accountant | janardan associates |
Complaints filed with RERA Karnataka1
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| 00216/2026 | - | SIPANI PROPERTIES PVT LTD | 06/03/2026 |
Documents filed128
As listed on the registration, under the names the promoter filed them with; the newest 80 of 128 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/308/PR/171025/008179 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 - SC Q2 30-9-2026 FY26-27-m.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: Form-5 Architect (QU) 30-9-26 Sipani city PH-1.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-6 Engineers certificate 30-9-26 Sipani city PH 1 QU.pdf | 14 Oct 2026 |
| Q2 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 14 Oct 2026 |
| Q2 2026-27 KSPCB- MOEF (Above 50 Acres) | 14 Oct 2026 |
| Q2 2026-27 KPTCL- BESCOM | 14 Oct 2026 |
| Q2 2026-27 Fire and Safety | 14 Oct 2026 |
| Q2 2026-27 Airport Authority of India | 14 Oct 2026 |
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Form 4 - SC 30-6-26 FY26-27.pdf | 23 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: form-5 sipani city 30-6-26.pdf | 23 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-6 Engineers certificate Sipani city PH 1 QU 30-6-2026.pdf | 23 Jul 2026 |
| Q1 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 23 Jul 2026 |
| Q1 2026-27 KSPCB- MOEF (Above 50 Acres) | 23 Jul 2026 |
| Q1 2026-27 KPTCL- BESCOM | 23 Jul 2026 |
| Q1 2026-27 Fire and Safety | 23 Jul 2026 |
| Q1 2026-27 Airport Authority of India | 23 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form 4 - Sipani city 31-3-26 Q4 FY25-26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: Form-5 Architect (QU) 31-3-26 Sipani city PH-1.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Engineers certificate Sipani city PH 1 QU 31-3-26.pdf | 15 Apr 2026 |
| Q4 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 15 Apr 2026 |
| Q4 2025-26 KSPCB- MOEF (Above 50 Acres) | 15 Apr 2026 |
| Q4 2025-26 KPTCL- BESCOM | 15 Apr 2026 |
| Q4 2025-26 Fire and Safety | 15 Apr 2026 |
| Q4 2025-26 Airport Authority of India | 15 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form 4 - SC ph-1 Q3 FY25-26.pdf | 20 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: FORM 5- Architect Q3 of 25-26.pdf | 20 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Engineers certificate Sipani city PH 1 QU 31-12-2025.pdf | 20 Jan 2026 |
| Q3 2025-26 KSPCB- MOEF (Above 50 Acres) | 20 Jan 2026 |
| Q3 2025-26 KPTCL- BESCOM | 20 Jan 2026 |
| Q3 2025-26 Fire and Safety | 20 Jan 2026 |
| Q3 2025-26 Airport Authority of India | 20 Jan 2026 |
| Towerwise, flat wise,common area with Engineer signatureFile: Towerwise -flat wise common area ,flat area details.pdf | 9 Oct 2025 |
| letter with detailed specifications of the project sl no 4File: Specification details letter.pdf | 9 Oct 2025 |
| NOC water by panchayat letter , and Borewell availability in projectFile: NOC 16-7-24 water proving by panchyat office.jpeg | 9 Oct 2025 |
| Borewell in the project with location detailsFile: Borewell -3 nos in sipani city ph-1 project.pdf | 9 Oct 2025 |
| letter signed by company of availability of water through borewellFile: NOC water -Borewell letter.pdf | 9 Oct 2025 |
| letter -details of units wingwise, type wise with carpet area & exclusive balacony rea detailsFile: Towerwise -flat wise, carpet area, exclusive common area ,total flat area details.pdf | 9 Oct 2025 |
| Allotment letter with corrected possession dateFile: Allotment letter with possession date modified.pdf | 9 Oct 2025 |
| Agreement of sale with RERA bank a/c no duly filled with bank detailsFile: AOS with RERA bank details & possession date.pdf | 9 Oct 2025 |
| SEIAA- Enviornmental NOCFile: NOC -Environmental clearence _Sipani city ph-1 -26-09-2025.pdf | 9 Oct 2025 |
| ENGINEER CERTIFICATE -pROJECT COST DETAILED BREAK UPFile: Engineer project cost details certificate.pdf | 9 Oct 2025 |
| RAVENUE FROM SALES CLARIFICATION,LANK LOAN NOT RECD YET & SOURCE OF FUNDS CLARIFICATIOB LETERFile: Ravenue sales,Loan not recd,sources of funds clarification Non violation letter-acct.pdf | 9 Oct 2025 |
| IN PRINCIPAL PROJECT FUND LETTER BY HDFC BANKFile: HDFC BANK IN PRINCIPLE SANCTION LETTER OF PROJECT FUNDING -SIPANI CITY PHASE-1.pdf | 9 Oct 2025 |
| STP DRAWING OF THE PROJECT WITH LOCATIONFile: STP - DRAWING WITH ENGINEER SIGNATURE & LOCATION .jpg | 9 Oct 2025 |
| letter indicating land cost details with SRO guidence value sheetFile: Land cost break up and guidence value calculation with SRO guidence sheet.pdf | 9 Oct 2025 |
| letter of airport HAL not in Vacinity of proectFile: Noc -Airport clarification.pdf | 9 Oct 2025 |
| Registration CertificateFile: Certificate_ OF INCORPORATION- CHANGE OF NAME -SIPANI PROPERTIES PVT LTD-16-4-2013.pdf | - |
| Memorandum of AssociationFile: AMENDED MEMORANDUM_OF_ASSOCIATION_-_ALTERED__22-03-2013.pdf | - |
| Article of AssociationFile: AOA ameded 6-2-2013.pdf | - |
| GST CertificateFile: GST certificate SPPL.pdf | - |
| Organization StructureFile: organisation chart-sppl.xls | - |
| Certificate issued by CA Form 1File: Form-1 CA Certificate -Sipani City PHASE-1.pdf | - |
| Certificate issued by Architect Form 2File: FORM-2 ARCHITECT CERTIFICATE -SIPANI CITY PHASE-1.pdf | - |
| Certificate issued by Engineer Form 3File: FORM-3 Engineer certificate -sipani city ph-1.pdf | - |
| Project Chartered Accountant | - |
| Project Chartered Accountant | - |
| Project Engineer | - |
| Project Architect | - |
| AffidavitFile: NO LITIGATION AFFIDAVIT CUM DECLARATION Notarised.pdf | - |
| Balance Sheet 2023 - 2024File: Audited signed BS,sppl 31-3-24.pdf | - |
| Balance Sheet 2022 - 2023File: Balance sheet 2022-23.pdf | - |
| Balance Sheet 2021 - 2022File: Audited signed BS only 31-3-22.pdf | - |
| Audited Profit and Loss Statement 2023 - 2024File: Audited P & L 31-3-24.pdf | - |
| Audited Profit and Loss Statement 2022 - 2023File: P & L 31-3-2023.pdf | - |
| Audited Profit and Loss Statement 2021 - 2022File: profit-LOSS ACCOUNT 2021-22.pdf | - |
| Income Tax Return Acknowledgement 2023 - 2024File: ACK ITR SPPL 31-3-24 Tax paid.pdf | - |
| Income Tax Return Acknowledgement 2022 - 2023File: ITR Filed ACK319846901270923 SPPL.pdf | - |
| Income Tax Return Acknowledgement 2021 - 2022File: ACK- ITR sppl F Y 21-22.pdf | - |
| Director's Report 2023 - 2024File: Directors report & Notice signed -2024_.pdf | - |
| Director's Report 2022 - 2023File: Directors Board report 31-3-2023.pdf | - |
| Director's Report 2021 - 2022File: Directors report & Notice FY2021-22.pdf | - |
| Cash Flow Statement 2023 - 2024File: Cash flow 31-3-24.pdf | - |
| Cash Flow Statement 2022 - 2023File: Cash flow 31-3-2023.pdf | - |
| Auditor's Report 2023 - 2024File: Auditors Report Stand alone 31-3-2024.pdf | - |
| Auditor's Report 2022 - 2023File: Audit report stand alone 31-3-23.pdf | - |
| Auditor's Report 2021 - 2022File: BOD Report.pdf | - |
| Sanction plan approval cum Commencement Certificate letter =Sipani city | - |
| 1-24 Sipani City sanction plan | - |
| 6-24 Sipani City sanction plan | - |
| STRUCTRAL STABILITY CERTificate -sipani city | - |
Promoter's earlier projects4
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 |
|---|---|---|---|---|
| Sipani Royal Heritage phase-1 | Sy No 78/2,78/3, Iggulur village, & sy no 308-2,309-1, 311-1, & Site No 7 in sy no 308 Marsur village, Anekal Taluk, Bangalore | Ongoing | Sep 2026 | Not delivered |
| Sipani Royal Heritage phase-2 | sy no 308-2,309-1, 311-1, & Site No 7 in sy no 308 Marsur village, Anekal Taluk, Bangalore | Ongoing | Jun 2026 | Not delivered |
| SIPANI VIVEZA Litigation | SY NO 83/1 & 84/1 OF VEERASANDRA VILLAGE, BACK SIDE OF D MART E. CITY PHASE-1, ATTIBELE HOBLI, ANEKAL TALUK, BANGALORE | Ongoing | Sep 2025 | Not delivered |
| SIPANI PENNANTIA Litigation | Survey no. 54/1,2,3,&4 GOTTIGERE village uttarahalli hobli Bangalore south taluk-5600 83 | Completed | - | No date filed |
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Builder: SIPANI PROPERTIES PVT LTD
sipani properties pvt ltd has 7 registrations on RERA Karnataka, including sipani bliss and SIPANI CITY PHASE-1. Its filings declare 10 earlier projects, 7 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 SIPANI CITY PHASE-1 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 SIPANI CITY PHASE-1?
The registered promoter entity is SIPANI PROPERTIES PVT LTD, a company as per the filing. Its CIN U70102KA1997PTC023041 and GSTIN 29AADCA2239B1Z4 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 SIPANI CITY 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.
How do I read the complaint cases filed against SIPANI CITY PHASE-1?
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.
Who certifies construction progress at SIPANI CITY PHASE-1?
The professionals named in the filing: Architect: vernekar associates; Engineer: group ventech; Chartered Accountant: PRADEEP KUMAR DEVARAJ & ASSOCIATES; Chartered Accountant: janardan associates. 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 SIPANI CITY 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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