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Varnam Phase 1A
By ONE BANGALORE LUXURY PROJECTS LLP
RG-KA-02053 · RERA PRM/KA/RERA/1250/303/PR/110825/007988 · 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.
Varnam Phase 1A is a Residential/Group Housing project by ONE BANGALORE LUXURY PROJECTS LLP in Bengaluru Rural, Karnataka, registered with RERA Karnataka as PRM/KA/RERA/1250/303/PR/110825/007988 on 11 Aug 2025. Possession is promised by 31 Aug 2030. 48 of the 48 units on this registration are recorded sold or booked, and 1 of 17 construction stages are filed complete.
At a glance
Project
- NameVarnam Phase 1A
- TypeResidential/Group Housing
- Location
- Devanahalli
- Bengaluru Rural
- 562157
- Pincode562157
- MapView location on Google Maps (as filed on RERA)
- RERA no.PRM/KA/RERA/1250/303/PR/110825/007988
- ReraGenie IDRG-KA-02053
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on11 Aug 2025
- Promised completion31 Aug 2030
- Revised completionNone
- Buildings4 building records
- Documents filed172 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 |
|---|---|---|---|---|---|---|
| RH | - | - | - | 24 | 0 | 24 |
| TH1 | - | - | - | 8 | 0 | 8 |
| TH2 | - | - | - | 8 | 0 | 8 |
| TH3 | - | - | - | 8 | 0 | 8 |
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.
1 of 17 construction stages are filed complete. The stage furthest along is Foundation footing work, at 40%.
Building: 9% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 100% |
| Foundation footing work | 40% |
| Upto Plinth Level | 20% |
| Sub-structure flooring (Parking Floor, more than one floor below general ground level) | 0% |
| Retaining wall (All types) | Not applicable |
| 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 | 0% |
| 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 | 0% |
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 | 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 | No | Not applicable |
| CCTV Surveillance | Yes | 0% |
| Club House | Yes | 0% |
| Community Hall | No | Not applicable |
| Outdoor Sports facility | No | Not applicable |
| Indoor Sports facility | No | Not applicable |
| Swimming Pool | Yes | 0% |
| Gym | No | Not applicable |
| Parks | Yes | 0% |
| Power Backup | Yes | 0% |
| Piped Gas | Yes | 0% |
| Water and Sanitation | Yes | 0% |
| Air Conditioning | No | Not applicable |
| Staircases | Yes | 20% |
| 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 | No | Not applicable |
| Open parking areas | Yes | 0% |
| Provision for lodging of management staff and security staff | Yes | 0% |
| Water conservation and renewable energy | Yes | 0% |
| Common storage spaces | Yes | 0% |
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 74.36 cr | Rs 8.27 cr |
| Administrative Costs | Rs 6.22 cr | - |
| On-site expenditure-Consultants Fees | Rs 4.73 cr | Rs 3.00 cr |
| Principal sum and interest payable to financial institutions-Non Banking financial institution (NBFC) | Rs 91.59 lakh | - |
| Payment of taxes | Rs 86.85 lakh | Rs 37.18 lakh |
Certifying professionals and partners3
Certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Srimathi J Adiga |
| Engineer | Vishnu Kumar |
| Chartered Accountant | Mutra Rajasekhar Reddy |
Complaints filed with RERA Karnataka
No complaints on record against this registration.
Documents filed172
As listed on the registration, under the names the promoter filed them with; the newest 80 of 172 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1250/303/PR/110825/007988 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 VARNAM PHASE 1A Q2 26-27.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: FORM-5 VARNAM PHASE 1A Q2 26-27.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: FORM-6 VARNAM PHASE 1A 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 |
| 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 Varnam Phase 1A Q1 26-27.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Form-5 Varnam Phase 1A Q1 26-27.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-6 Varnam Phase 1A 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 |
| Q1 2026-27 KSPCB- MOEF (Above 50 Acres) | 15 Jul 2026 |
| Q1 2026-27 KPTCL- BESCOM | 15 Jul 2026 |
| Q1 2026-27 Fire and Safety | 15 Jul 2026 |
| Q1 2026-27 Airport Authority of India | 15 Jul 2026 |
| Q4 2025-26 Form-4 Certificate issued by Chartered AccountantFile: FORM-4 VARNAM PHASE 1A Q4 25-26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: FORM-5 VARNAM PHASE 1A Q4 25-26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: FORM-6 VARNAM PHASE 1A Q4 25-26.pdf | 15 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form-4 Varnam 1A Q3 25-26.pdf | 14 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Form-5 Varnam 1A Q3 25-26.pdf | 14 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Varnam 1A Q3 25-26.pdf | 14 Jan 2026 |
| Clarification on JDA Sy No Phase-1AFile: 1 Clarification on JDA Sy No Phase-1A.pdf | 8 Aug 2025 |
| Mother Conversion OrdersFile: 2 Mother Conversion Orders.pdf | 8 Aug 2025 |
| First Amendment to JDAFile: 3 First Amendment to JDA.pdf | 8 Aug 2025 |
| Second Amendment to JDAFile: 4 Second Amendment to JDA.pdf | 8 Aug 2025 |
| Third Amendment to JDAFile: 5 Third Amendment to JDA.pdf | 8 Aug 2025 |
| Clarification on Terrace AreaFile: 6 Clarification on Terrace Area.pdf | 8 Aug 2025 |
| Allotment Letter Varnam Ph 1AFile: 8 Allotment Letter Varnam Ph 1A.pdf | 8 Aug 2025 |
| Clarification on Source of Water Phase 1AFile: 9 Clarification on Source of Water Phase 1A.pdf | 8 Aug 2025 |
| SEIAA NOC Valid oneFile: 10 SEIAA NOC Valid one.pdf | 8 Aug 2025 |
| Screenshots from EC (SEIAA) websiteFile: 11 Screenshots from EC website.pdf | 8 Aug 2025 |
| AREA BIFURCATION Details VarnamFile: 12 AREA BIFURCATION Details Varnam.pdf | 8 Aug 2025 |
| Panchayath Water NOCFile: 13 Panchayath Water NOC.pdf | 8 Aug 2025 |
| Land Calculation Sheet Varnam Phase 1AFile: 14 Land Calculation Sheet Varnam Phase 1A.pdf | 8 Aug 2025 |
| Title ReportFile: 15 Title Report.pdf | 8 Aug 2025 |
| ITR FY 2023-24File: 16 ITR FY 2023-24.pdf | 8 Aug 2025 |
| AFS_Varnam Phase 1A_V2File: 7 AFS_Varnam Phase 1A_V2.pdf | 8 Aug 2025 |
| Mortgage DeedFile: 17 Mortgage Deed.pdf | 8 Aug 2025 |
| 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 2/2 | - |
| Mutation, survey 2/2 | - |
| Encumbrance Certificate, survey 2/2 | - |
| Conversion/Alienation Order, survey 2/2 | - |
| Sale/Title/Gift Deed, survey 2/2 | - |
| JDA, survey 2/2 | - |
| Khatha, survey 2/2 | - |
| RTC, survey 7/P | - |
| Mutation, survey 7/P | - |
| Encumbrance Certificate, survey 7/P | - |
| Conversion/Alienation Order, survey 7/P | - |
| Sale/Title/Gift Deed, survey 7/P | - |
| JDA, survey 7/P | - |
| Khatha, survey 7/P | - |
| 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 | - |
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 |
|---|---|---|---|---|
| RAAGAM PHASE-II | SY. NO. 37/1(P), 37/2(P), 37/4(P), 37/5(P), 37/7(P), 37/10(P), 37/13 (P) & 37/16(P) OF , AKKALENAHALLI-MALLENAHALLI VILLAGE , KASABA HOBLI , Devanahalli , Bengaluru Rural, Karnataka - 562157 | Ongoing | Jun 2028 | Not due yet |
| RAAGAM PHASE-1 | SY. NO. 37/1(P), 37/2(P), 37/4(P), 37/5(P), 37/7(P), 37/10(P), 37/13 (P) & 37/16(P) OF AKKALENAHALLI-MALLENAHALLI VILLAGE , KASABA HOBLI , Devanahalli , Bengaluru Rural, Karnataka - 562157 | Ongoing | Dec 2026 | Not due yet |
| SWARAM PHASE-2 | Sy. No. 1(P) & 37/2(P) of JODI AKKALENA HALLI - MALLENA HALLI VILLAGE , KASABA HOBLI , Devanahalli , Bengaluru Rural, Karnataka - 562129 | Ongoing | Mar 2026 | Not delivered |
| SWARAM PHASE-1 | Sy. No. 1(P) & 37/2(P) of JODI AKKALENA HALLI - MALLENA HALLI VILLAGE , KASABA HOBLI , Devanahalli , Bengaluru Rural, Karnataka - 562129 | Completed | - | No date filed |
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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 Varnam Phase 1A is delayed beyond 31 Aug 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 Varnam Phase 1A?
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 Varnam Phase 1A?
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 Varnam Phase 1A?
The professionals named in the filing: Architect: Srimathi J Adiga; 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 Varnam Phase 1A?
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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