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sipani Royal Heritage Phase-I
RG-KA-48459 · RERA PRM/KA/RERA/1251/308/PR/180328/002366 · Last updated on RERA Karnataka portal: 24 Jul 2026
Source: official RERA Karnataka filing
Red flags
- 4 complaints at RERA Karnataka
- Completion date moved by 60 months
- 3 extensions taken
Clear
- No litigation declared
- Separate project account declared
Saved.
sipani Royal Heritage Phase-I 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/180328/002366 on 28 Mar 2018. Possession is promised by 30 Sep 2026. The completion date has moved by 60 months from the original filing. 13 of the 980 units on this registration are recorded sold or booked, and 5 of 17 construction stages are filed complete. 4 complaints are on record with the regulator.
At a glance
Project
- Namesipani Royal Heritage Phase-I
- TypeResidential/Group Housing
- Location
- Anekal
- Bengaluru Urban
- PincodeNot stated
- RERA no.PRM/KA/RERA/1251/308/PR/180328/002366
- ReraGenie IDRG-KA-48459
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on28 Mar 2018
- Promised completion30 Sep 2026
- Revised completionRevised to 30 Sep 2026 (originally 30 Sep 2021)
- Buildings10 building records
- Documents filed89 files
Current status
Figures as on 24 Jul 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 WING | - | - | - | 98 | 0 | 98 |
| B wing | - | - | - | 98 | 0 | 98 |
| C Wing | - | - | - | 98 | 0 | 98 |
| D wing | - | - | - | 98 | 0 | 98 |
| E Wing | - | - | - | 98 | 0 | 98 |
| F Wing | - | - | - | 98 | 0 | 98 |
| G wing | - | - | - | 98 | 0 | 98 |
| H wing | - | - | - | 98 | 0 | 98 |
| I wing | - | - | - | 98 | 0 | 98 |
| J wing | - | - | - | 98 | 0 | 98 |
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Construction progress by building1
As on 24 Jul 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.
5 of 17 construction stages are filed complete. The stage furthest along is RCC or MS Framed structure, at 99%.
Building: 91% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 100% |
| Foundation footing work | 100% |
| Retaining wall (All types) | 100% |
| Plinth level Beam | 100% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 100% |
| RCC or MS Framed structure | 99% |
| Masonry construction: Bricks, Concrete blocks etc | 95% |
| Plastering inside , outside & Ceiling | 90% |
| Joinery: Doors, Windows, Ventilators etc | 85% |
| Basic work of Water supply, Sanitary and Electrification | 80% |
| Dadoing, Skirting, Flooring, Tiles work (All types) | 80% |
| Railing and Grill fixing | 85% |
| Electrification, Water supply and Sanitary Finishing | 85% |
| Wardrobe, Showcase, Kitchen cabinet, Puja work | Not applicable |
| Fire prevention and fire fighting fitting and fixture with network | 85% |
| Weather Proof work(tile,concrete) | 85% |
| Painting | 80% |
| Elevation work | Not applicable |
| Internal and External work including landscapes as per santioned drawings | 95% |
Progress on shared amenities41
As on 24 Jul 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 | 100% |
| Internal Roads & Footpaths | Yes | 99% |
| Sewage and Drainage System | Yes | 100% |
| Parks & Tree planting | Yes | 99% |
| Street Lighting | Yes | 99% |
| Provision for community buildings and for treatment and disposal of sewage and sullage water | Yes | 100% |
| Solid waste management and disposal | Yes | 100% |
| Water conservation | Yes | 100% |
| Energy management | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 95% |
| Education/Health/Other public amenities | Yes | - |
| Electricity supply transformer and substation | Yes | 96% |
| Emergency Evacuation services | Yes | 96% |
| Storm water drains | Yes | 99% |
| Use of renewable energy | Yes | 0% |
| Water conservation/rain water harvesting/recharge of ground water | Yes | 100% |
| Electricity | Yes | 99% |
| Smart Home Automation | No | Not applicable |
| CCTV Surveillance | Yes | 99% |
| Club House | Yes | 99% |
| Community Hall | Yes | 99% |
| Outdoor Sports facility | Yes | 100% |
| Indoor Sports facility | Yes | 99% |
| Swimming Pool | Yes | 100% |
| Gym | Yes | 100% |
| Parks | Yes | 100% |
| Power Backup | Yes | 99% |
| Gas | No | Not applicable |
| Water and Sanitation | Yes | 100% |
| Air Conditioning And incerntion | No | Not applicable |
| Staircases | Yes | 98% |
| Lifts | Yes | 89% |
| Staircases and Lift lobbies, corridor,lobbies, corridor | Yes | 97% |
| Fire escapes | Yes | 98% |
| Common entrance and exit for the building / common portico/foyer/verandah | Yes | 98% |
| Basement | Yes | 99% |
| Terrace | Yes | 95% |
| Outer Wall | Yes | 100% |
| Open parking areas and common storage spaces | Yes | 99% |
| Provision for lodging of management staff and security staff | No | Not applicable |
| Water conservation and renewable energy | Yes | 100% |
Land and ownership
This page carries no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
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 108.73 cr | Rs 8.64 cr |
| Principal sum and interest payable to financial institutions-Non Banking financial institution (NBFC) | Rs 15.53 cr | Rs 46.13 lakh |
| Payment of charges | Rs 4.50 cr | - |
| On-site expenditure-Consultants Fees | Rs 3.50 cr | Rs 19.01 lakh |
| On-site expenditure-Salaries of workers | Rs 2.85 cr | - |
| Payment of taxes | Rs 2.00 cr | - |
| On-site expenditure-Cost Of Services(Water, Electricity, Sewage) | Rs 1.95 cr | Rs 9.67 lakh |
| On-site expenditure-Site Overhead | Rs 1.75 cr | Rs 1.41 lakh |
| Payment of fees | Rs 50.00 lakh | - |
Certifying professionals and partners2
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | VERNEKAR ASSOCIATES pvt ltd |
| Engineer | VENKATESH BABU REDDY |
Extensions applied for3
A revised date filed with the regulator does not change the possession date in your agreement for sale.
No reason recorded in the filing
Reason as filed by the promoterothers
No reason recorded in the filing
Complaints filed with RERA Karnataka4
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CMP/200701/0006099 | - | sipani properties pvt ltd | 01/07/2020 |
| CMP/220119/0008828 | - | sipani properties pvt ltd | 19/01/2022 |
| 00232/2025 | - | sipani properties pvt ltd | 30/01/2025 |
| 00621/2025 | - | sipani properties pvt ltd | 11/04/2025 |
Documents filed89
As listed on the registration, under the names the promoter filed them with; the newest 80 of 89 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1251/308/PR/180328/002366 on the RERA Karnataka portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| Q1 2026-27 Form-4 Certificate issued by Chartered AccountantFile: Form 4 - SRH Ph1 30-6-26 Q1 FY2026-27.pdf | 24 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Form-5 SRH-1 Architect 30-6-26.pdf | 24 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-6 Engineers certificate SRH 1 -QU 30-6-26.pdf | 24 Jul 2026 |
| Q1 2026-27 KSPCB- PCB (10 Acres to 125 Acres) | 24 Jul 2026 |
| Q1 2026-27 KSPCB- MOEF (Above 50 Acres) | 24 Jul 2026 |
| Q1 2026-27 KPTCL- BESCOM | 24 Jul 2026 |
| Q1 2026-27 Fire and Safety | 24 Jul 2026 |
| Q1 2026-27 Airport Authority of India | 24 Jul 2026 |
| Q1 2026-27 BSNL/Telecommunication Department | 24 Jul 2026 |
| Q1 2026-27 Registration documentFile: DOD SRH phase1 -2 Regd Doc bk-1-504 of 24-25 dt 8-4-2024_compressed.pdf | 24 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form 4 - SRH Ph1 31-3-26 Q4 FY25.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: FORM 5 - SRH PH-1 ARCHITCT 31-3-26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Engineers certificate SRH 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 |
| Q4 2025-26 BSNL/Telecommunication Department | 15 Apr 2026 |
| Q4 2025-26 Registration documentFile: DOD SRH phase1 -2 Regd Doc bk-1-504 of 24-25 dt 8-4-2024_compressed.pdf | 15 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form 4 - SRH Ph1 -31-12-25 Q3 FY25 (3).pdf | 16 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Form05 Architect SRH-1 Q3 25-26.pdf | 16 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Engineer 31-12-25 Q3 25-26.pdf | 16 Jan 2026 |
| Q3 2025-26 KSPCB- PCB (10 Acres to 125 Acres) | 16 Jan 2026 |
| Q3 2025-26 KSPCB- MOEF (Above 50 Acres) | 16 Jan 2026 |
| Q3 2025-26 KPTCL- BESCOM | 16 Jan 2026 |
| Q3 2025-26 Fire and Safety | 16 Jan 2026 |
| Q3 2025-26 Airport Authority of India | 16 Jan 2026 |
| Q3 2025-26 BSNL/Telecommunication Department | 16 Jan 2026 |
| Q3 2025-26 Registration documentFile: DOD SRH phase1 -2 Regd Doc bk-1-504 of 24-25 dt 8-4-2024_compressed.pdf | 16 Jan 2026 |
| CertificateFile: INCORPORATION CERTIFICATE SPPL.pdf | - |
| Project Details | - |
| Architect Certificate for Work Completion Schedule till DateFile: VERNEKAR_ Ex1.pdf | - |
| Engineer Certificate for Work Completion Schedule till DateFile: Engineer-Ex5-20220322131430.pdf | - |
| CA Certificate for Funds UtilizationFile: CA FORM EX3 _20220321193419.pdf | - |
| Architect Certificate for Pending Work Completion Schedule.File: Venekar EX 2.pdf | - |
| Engineer Certificate for Pending Work Completion Schedule.File: Enginner -Ex-6-20220322131445.pdf | - |
| CA Certificate for Funds required for Project CompletionFile: CA FORM EX4_20220321193459.pdf | - |
| AffidavitFile: Form B Notarised.pdf | - |
| Latest Encumbrance CertificateFile: EC 31-3-22 SRH.pdf | - |
| Consent letter from 2/3rd of AllotteesFile: CONSENT LETTERS EXTN pdf.pdf | - |
| Details Of Sold/ Un-sold UnitsFile: SoldUnsoldDetails.xls | - |
| Document 1File: Ex-7 -Affadavit -reasons for delay.pdf | - |
| Document 2File: Compensation -page 11 of AGREEMENT - F 205.pdf | - |
| Document 3File: SANCTION PLAN, APALETTER,SALABLE AREA STATEMENT.pdf | - |
| Document 4File: NOC- SRH all in one.pdf | - |
| C C - site approval SRH 27-7-17 | - |
| combined EC SRH-COMPRESED | - |
| SALE DEED DRAFT -SRH-PHASE-1 | - |
| Agreement to sell -PHASE-I RERA -SRH | - |
| combined sale deeds SRH | - |
| Approved building plan SRH | - |
| SRH_SitE Plan_27_07_2017- 2-75 FAR | - |
| Allotment Letter - SRH | - |
| SRH Brochure | - |
| SRH - Specifications | - |
| combined EC SRH-COMPRESED | - |
| combined kata & conversion order | - |
| JDA & Gpa srh | - |
| MR, PHODI & ETC | - |
| Conversion order SRH | - |
| Relinequishing_deed 1969-2017-18 SRH | - |
| AIR PORT AUTHORITY NOC SRH | - |
| BESCOM SRH NOC | - |
| KSPCB_NOC_SRH | - |
| BSNL SRH NOC | - |
| SRH_SitE Plan_27_07_2017- 2-75 FAR | - |
| Approved building plan SRH | - |
| Balance Sheet 2016 - 2017File: BALANCE SHEET.pdf | - |
| Balance Sheet 2015 - 2016File: BALANCE SHEET 2014-15.pdf | - |
| Balance Sheet 2014 - 2015File: BALANCE SHEET.pdf | - |
| Audited Profit and Loss Statement 2016 - 2017File: STATEMENT OF PROFIT AND LOSS.pdf | - |
| Audited Profit and Loss Statement 2015 - 2016File: P L AC 2014-15.pdf | - |
| Audited Profit and Loss Statement 2014 - 2015File: PROFIT & LOSS.pdf | - |
| Director's Report 2016 - 2017File: DIRECTORS REPORT - 2016.pdf | - |
| Director's Report 2015 - 2016File: DIRECTORS REPORT - 2015.pdf | - |
| Director's Report 2014 - 2015File: Directors report.pdf | - |
| Cash Flow Statement 2016 - 2017File: CASH FLOW STATEMENT.pdf | - |
| Cash Flow Statement 2015 - 2016File: cash flow 2014-15.pdf | - |
| Auditor's Report 2016 - 2017File: AUDITOR'S REPORT 2015-16.pdf | - |
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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 Royal Heritage Phase-I is delayed beyond 30 Sep 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 sipani Royal Heritage Phase-I?
The registered promoter entity is sipani properties pvt ltd, a company as per the filing. Its CIN U70102KA1997PTC023041 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 Royal Heritage Phase-I?
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 Royal Heritage Phase-I?
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 Royal Heritage Phase-I?
The professionals named in the filing: Architect: VERNEKAR ASSOCIATES pvt ltd; Engineer: VENKATESH BABU 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 sipani Royal Heritage Phase-I?
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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