Home / Browse projects / Bengaluru Rural, Karnataka / Varnam Phase 1D
Varnam Phase 1D
By ONE BANGALORE LUXURY PROJECTS LLP
RG-KA-86194 · RERA PRM/KA/RERA/1250/303/PR/311225/008367 · 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 1D 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/311225/008367 on 31 Dec 2025. Possession is promised by 30 Sep 2031. 161 of the 211 units on this registration are recorded sold or booked, and 0 of 18 construction stages are filed complete.
At a glance
Project
- NameVarnam Phase 1D
- 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/311225/008367
- ReraGenie IDRG-KA-86194
Key dates
Key facts
Registration and timeline
- StatusRegistration approved
- Registered on31 Dec 2025
- Promised completion30 Sep 2031
- Revised completionNone
- Buildings3 building records
- Documents filed175 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 |
|---|---|---|---|---|---|---|
| T21 | - | - | - | 68 | 0 | 68 |
| T22 | - | - | - | 69 | 0 | 69 |
| T 23 | - | - | - | 74 | 0 | 74 |
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 80%.
Building: 6% average across the applicable activities
| Activity | Progress |
|---|---|
| Earth work and other leveling preparation work | 80% |
| Foundation footing work | 20% |
| 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 | 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 amenities41
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 | Yes | 0% |
| Solid waste management and disposal | Yes | 0% |
| Emergency Evacuation services | Yes | 0% |
| 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 |
| Outdoor Amenities | Yes | 0% |
| Staircases | Yes | 0% |
| Lifts | Yes | 0% |
| Corridor/Lobbies | Yes | 0% |
| Fire escapes | Yes | 0% |
| 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 195.28 cr | Rs 13.19 cr |
| Administrative Cost | Rs 16.25 cr | - |
| On-site expenditure-Consultants Fees | Rs 12.36 cr | Rs 7.63 cr |
| Principal sum and interest payable to financial institutions-Non Banking financial institution (NBFC) | Rs 2.39 cr | Rs 97.10 lakh |
| Payment of taxes | Rs 2.27 cr | - |
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 filed175
As listed on the registration, under the names the promoter filed them with; the newest 80 of 175 are shown. The files themselves are available at source: search the registration number PRM/KA/RERA/1250/303/PR/311225/008367 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 PHASE1D Q2 26-27.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-5 Certificate issued by ArchitectFile: FORM-5 VARNAM PHASE1D Q2 26-27.pdf | 14 Oct 2026 |
| Q2 2026-27 Form-6 Certificate issued by Structural EngineerFile: FORM-6 VARNAM PHASE1D Q2 26-27pdf.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 1D Q1 26-27.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-5 Certificate issued by ArchitectFile: Form-5 Varnam Phase 1D Q1 26-27.pdf | 15 Jul 2026 |
| Q1 2026-27 Form-6 Certificate issued by Structural EngineerFile: Form-6 Varnam Phase 1D 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 1D Q4 25-26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-5 Certificate issued by ArchitectFile: FORM-5 VARNAM PHASE 1D Q4 25-26.pdf | 15 Apr 2026 |
| Q4 2025-26 Form-6 Certificate issued by Structural EngineerFile: FORM-6 VARNAM PHASE 1D Q4 25-26.pdf | 15 Apr 2026 |
| Q3 2025-26 Form-4 Certificate issued by Chartered AccountantFile: Form-4 Varnam 1D Q3 25-26.pdf | 14 Jan 2026 |
| Q3 2025-26 Form-5 Certificate issued by ArchitectFile: Form-5 Varnam 1D Q3 25-26.pdf | 14 Jan 2026 |
| Q3 2025-26 Form-6 Certificate issued by Structural EngineerFile: Form-6 Varnam 1D Q3 25-26.pdf | 14 Jan 2026 |
| Bank AffidavitFile: 1 Bank Affidavit.pdf | 30 Dec 2025 |
| Clarification on Sold and Unsold UnitsFile: 2 Clarification on Sold and Unsold Units.pdf | 30 Dec 2025 |
| Source of Funds with Supporting DocsFile: 3 Source of Funds with Supporting Docs.pdf | 30 Dec 2025 |
| VARNAM Area Bifurcation DrawingFile: 4 VARNAM Area Bifurcation Drawing.pdf | 30 Dec 2025 |
| Varnam Phase 1D Cost Estimate Break up SummaryFile: 6 Varnam Phase 1D Cost Estimate Break up Summary.pdf | 30 Dec 2025 |
| Water NOCFile: 8 Water NOC.pdf | 30 Dec 2025 |
| Allotment Letter Varnam Ph 1DFile: 9 Allotment Letter Varnam Ph 1D_Final.pdf | 30 Dec 2025 |
| Clarification on Project AddressFile: 10 Clarification on Project Address.pdf | 30 Dec 2025 |
| List of Amenities CertifiedFile: 11 List of Amenities Certified.pdf | 30 Dec 2025 |
| All Sy No EC from 072025-22112025File: 13 All Sy No EC from 072025-22112025.pdf | 30 Dec 2025 |
| CLU CopyFile: 7 CLU Copy.pdf | 30 Dec 2025 |
| AGREEMENT TO SELL_Varnam 1DFile: 12 AGREEMENT TO SELL_Varnam 1D.pdf | 30 Dec 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 | - |
| Sale/Title/Gift Deed, survey 37/4 | - |
| JDA, survey 37/4 | - |
| Khatha, survey 37/4 | - |
| RTC, survey 37/7 | - |
| Mutation, survey 37/7 | - |
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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 1D is delayed beyond 30 Sep 2031?
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 1D?
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 1D?
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 1D?
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 1D?
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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