Home / Browse projects / Bengaluru Rural, Karnataka / SWARAM PHASE-2
SWARAM PHASE-2
By One Bangalore Luxury Projects LLP
RG-KA-12189 · RERA PRM/KA/RERA/1250/303/PR/300922/005285
Source: official RERA Karnataka filing
Red flags
- Completion date moved by 12 months
- 1 extension taken
Clear
- No litigation declared
- Separate project account declared
Saved.
SWARAM PHASE-2 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/300922/005285 on 30 Sep 2022. Possession is promised by 31 Mar 2026. The completion date has moved by 12 months from the original filing.
At a glance
Project
- NameSWARAM PHASE-2
- TypePlotted Development
- Location
- Devanahalli
- Bengaluru Rural
- 562129
- Pincode562129
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1250/303/PR/300922/005285
- ReraGenie IDRG-KA-12189
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on30 Sep 2022
- Promised completion31 Mar 2026
- Revised completionRevised to 31 Mar 2026 (originally 31 Mar 2025)
- BuildingsNot stated in filing
- Documents filed25 files
The full filing
Everything below is from the project's own RERA Karnataka filing, free to read.
Land and ownership2
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 | - | - |
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 7.83 cr | - |
| On-site expenditure-Consultants Fees | Rs 1.20 cr | - |
| Payment of taxes | Rs 69.06 lakh | - |
| On-site expenditure-Site Overhead | Rs 23.96 lakh | - |
| Principal sum and interest payable to financial institutions-Scheduled Banks | Rs 11.30 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 | G Charan |
Extensions applied for1
A revised date filed with the regulator does not change the possession date in your agreement for sale.
No reason recorded in the filing
Documents filed25
As listed on the registration, under the names the promoter filed them with. The files themselves are available at source: search the registration number PRM/KA/RERA/1250/303/PR/300922/005285 on the RERA Karnataka portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| RTC, survey 1(P) | - |
| Mutation, survey 1(P) | - |
| Encumbrance Certificate, survey 1(P) | - |
| Conversion/Alienation Order, survey 1(P) | - |
| Sale/Title/Gift Deed, survey 1(P) | - |
| JDA, survey 1(P) | - |
| Khatha, survey 1(P) | - |
| RTC, survey 37/2(P) | - |
| Mutation, survey 37/2(P) | - |
| Encumbrance Certificate, survey 37/2(P) | - |
| Conversion/Alienation Order, survey 37/2(P) | - |
| Sale/Title/Gift Deed, survey 37/2(P) | - |
| JDA, survey 37/2(P) | - |
| Khatha, survey 37/2(P) | - |
| Registration CertificateFile: Certificate 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 - Eng Certificate.pdf | - |
| Project Chartered Accountant | - |
| Project Engineer | - |
| AffidavitFile: Non-Litigation Affidavit.pdf | - |
| Certificate from Chartered AccountFile: Form 1 - CA Certificate.pdf | - |
| Certificate issued by ArchitectFile: Form 2 - Arch Certificate.pdf | - |
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 |
|---|---|---|---|---|
| SWARAM PHASE-1 | Sy. No. 1(P) & 37/2(P) of JODI AKKALENA HALLI - MALLENA HALLI VILLAGE , KASABA HOBLI , DEVANAHALLI TALUK , DEVANAHALLI , Bengaluru Rural | 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 SWARAM PHASE-2 is delayed beyond 31 Mar 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 SWARAM PHASE-2?
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 SWARAM PHASE-2?
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 SWARAM PHASE-2?
The professionals named in the filing: Engineer: Vishnu Kumar; Chartered Accountant: G Charan. 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 SWARAM PHASE-2?
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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