ADARSH LAKE RESERVA Phase 1

ADARSH LAKE RESERVA Phase 1 is a residential project by M/s Adarsh Developers in Puttenahalli, Bengaluru with 162 homes, registered with Karnataka RERA. The completion date on RERA is 31 Dec 2027.

Facts collected on 22 Oct 2026 from public records — each linked to its source. Free for buyers. If you book through us, the builder pays us a commission.

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Home types

2 BHK, 3 BHK

Carpet area

880 – 1,339 sq ft

Towers

2

Floors

26

Total homes

162

Land

5.3 acres

Possession (RERA)

Dec 2027

Built (RERA update)

0%

RERA number

PRM/KA/RERA/1251/310/PR/200123/005639

Registered on

20 Jan 2023

Promised completion

31 Dec 2027

Extended to

No extension recorded

RERA status

New launch

Homes booked

0 of 162 as on 30 Sep 2026

Price

Not found in public records yet: price

Project type

Residential

Towers and blocks (RERA filing)

A dash (—) means the filing did not state that value.

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)

ADARSH LAKE RESERVA Phase 1 is a residential project by M/s Adarsh Developers in Puttenahalli, Bengaluru South. The project has 162 homes across 2 towers with up to 26 floors. Completion is scheduled for 31 December 2027.

Written by AI from the RERA record above on 22 Oct 2026. Every number in it was checked against that record; if anything differs, the record wins.

Open space

88.2% of land

Water and power

Water source filed with RERA: BoreWell,BWSSB

Home loans: approved banks

Not found in public records yet: bank approvals

Payment plans

Not found in public records yet: payment plans

Maintenance

Not found in public records yet: maintenance

Car parking

Not found in public records yet: car parking charge

Escrow bank (RERA)

HDFC, BENGALURU - RICHMOND ROAD

Building plan (RERA)

BBMP - Bruhat Bengaluru Mahanagara Palike · No. BBMP/Addl.Dir/JDSOUTH/1013/20-21 · dated 7 Aug 2021

Project cost declared to RERA

₹190 Cr

Open area as a share of the land, from the areas filed with RERA (includes driveways and landscaped areas).

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)

• Electricity
• CCTV Surveillance
• Club House
• Community Hall
• Outdoor Sports facility
• Indoor Sports facility
• Swimming Pool
• Gym
• Parks
• Power Backup
• Water and Sanitation

Amenities and internal works as filed by the promoter with Karnataka RERA; we have not visited the site.

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)

Address

SY. NO.32/1, 32/3 & 32/4 OF , PUTTENAHALLI VILLAGE, UTTARHALLI HOBLI , Bengaluru South , Bengaluru Urban, Karnataka - 560076

Village (RERA)

Puttenahalli

Locality

Yelahanka

PIN code

560076

City

Bengaluru

State

Karnataka

Coordinates

12.89223, 77.58822

Distances to landmarks

About Yelahanka

Sources:Source (openstreetmap.org) (opens in a new tab)How we calculate this

Within 2 km

• 74Schools and colleges55 schools, 7 colleges, 12 kindergartens
• 36Hospitals and clinics21 hospitals, 15 clinics

Places as mapped on OpenStreetMap (amenity=school, college, kindergarten, university; hospital, clinic), counted within 2 km in a straight line of the RERA map point. Volunteers map these, so some places may be missing or closed. Places data © OpenStreetMap contributors, extract of 5 Oct 2026.

Sources:Source (openstreetmap.org) (opens in a new tab)

• IIMB (ಐಐಎಂಬಿ)Pink Line metro, under construction1.3 km
• Hulimavu (ಹುಳಿಮಾವು)Pink Line metro, under construction1.51 km
• Yelachenahalli (ಯಲಚೇನಹಳ್ಳಿ)Open now — nearest operating metro station2.01 km
• Krishnadevaraya Halt (ಕೃಷ್ಣದೇವರಾಯ)Nearest railway station9.03 km

Straight-line distances from the RERA map point to the station points mapped on OpenStreetMap; status (open or under construction) as tagged there. Places data © OpenStreetMap contributors, extract of 5 Oct 2026.

Sources:Source (openstreetmap.org) (opens in a new tab)

The nearest mapped lake is Puttenhalli Lake, 88 m from the project’s RERA map point.

The site may be next to the lake. The RERA point is one approximate spot and the site boundary is not published as a shape — check the approved plan for the lake buffer.

• Puttenhalli Lake on OpenStreetMap (opens in a new tab) (ಪುಟ್ಟೇನಹಳ್ಳಿ ಕೆರೆ)88 m
• Sarakki Kere on OpenStreetMap (opens in a new tab) (ಸರಕ್ಕಿ ಕೆರೆ)1,014 m
• Arekere Lake on OpenStreetMap (opens in a new tab) (ಅರೆಕೆರೆ ಕೆರೆ)1,362 m

The buffer rule

Bengaluru’s lake buffer rule has changed over time: the National Green Tribunal ordered a 75 m buffer in May 2016; the Supreme Court set that order aside on 5 March 2019, leaving the 30 m buffer of the Revised Master Plan 2015. Check the current rule and the approved plan before relying on either number.

• LiveLaw: SC sets aside NGT order enlarging buffer zones (2019) (livelaw.in) (opens in a new tab)
• Citizen Matters: Shrinking lake buffers (citizenmatters.in) (opens in a new tab)

Shortest distance from the RERA map point to the mapped water edge (OpenStreetMap water polygons tagged lake or reservoir, or named lake/kere/tank). Mapped shorelines can differ from the revenue-record boundary of a lake. Places data © OpenStreetMap contributors, extract of 5 Oct 2026.

Sources:Source (openstreetmap.org) (opens in a new tab)Source (livelaw.in) (opens in a new tab)Source (citizenmatters.in) (opens in a new tab)How we calculate this

Photos from Esri World Imagery Wayback, centred on the project’s map point; dates are the capture dates in Esri’s metadata. Loaded from Esri when you scroll here.

Sources:Source (livingatlas.arcgis.com) (opens in a new tab)

Home types, counts and carpet areas as filed with Karnataka RERA (carpet area, not super built-up).

We have not collected floor-plan drawings; the builder’s sales team can share them.

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)

• Whole project (promoter’s RERA update)0%

  as on 30 Sep 2026 · 0 of 162 homes booked

Promoter’s quarterly update to RERA for Q2 2026-27, submitted 2026-10-14.

By tower (Q2 2026-27)

• Block A0%
• Block B0%

Units sold and unsold, from RERA (Q2 2026-27)

As reported by the promoter in the quarterly update to RERA, not verified by us.

Timeline

1. 20 Jan 2023Registered with Karnataka RERA
2. 1 Mar 2023Project start date given to RERA
3. 31 Dec 2027Completion date given at registration

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)

16 rows: approvals. Scroll inside the table to see them all.

• Building or layout plan · Approved drawings from the planning authorityFiled on RERA ✓ — BBMP - Bruhat Bengaluru Mahanagara Palike · No. BBMP/Addl.Dir/JDSOUTH/1013/20-21 · dated 7 Aug 2021
• Commencement certificate · Permission to start buildingFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Environment clearance · SEIAA KarnatakaFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Fire NOC · Karnataka Fire and Emergency ServicesFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Pollution board consent · KSPCBFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Water and sewerage · BWSSBFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Electricity · BESCOMFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Height clearance · Airports Authority of IndiaFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Occupancy certificate (OC) · Issued only when the building is finishedNot on RERA yet — expected at completion

From the documents the promoter uploaded to Karnataka RERA, collected 22 Oct 2026. “Filed” means a document is on RERA — we have not checked its contents or validity. Not every approval applies to every project (for example, smaller projects may not need an environment clearance). The project page on RERA lists each upload.

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)

No complaints listed on Karnataka RERA for this registration as on 22 Oct 2026 Source (rera.karnataka.gov.in) (opens in a new tab)

We list case numbers, courts and outcomes only — never names of private individuals.

Promoter type

Partnership Firm

Projects on this site

5

RERA complaints against promoter

24

Company number (CIN)

Not found in public records yet: CIN

From Karnataka RERA, as collected so far (22 Oct 2026). Complaints are those RERA lists against this promoter across all its projects.

• 5Projects in Bengaluru on RERA5 approved registrations under M/s Adarsh Developers in Bengaluru Urban and Rural. Source (rera.karnataka.gov.in) (opens in a new tab)
• 929Homes registeredAs stated in each registrations.
• 24RERA complaints17 open, 7 disposed. as on 22 Oct 2026 Source (rera.karnataka.gov.in) (opens in a new tab)
• 25.8Complaints per 1,000 homes24 complaints ÷ 929 homes in its 5 registrations on Karnataka RERA in Bengaluru.

What the complaints are about

• Delay in possession or delay interest22
• Refund of booking or other money1
• Other1

24 complaint subjects as written on RERA, as on 22 Oct 2026. Each subject is sorted into one group by keywords (first match wins: delay, refund, registration, quality, litigation, association); one complaint often raises several issues. Source (rera.karnataka.gov.in) (opens in a new tab)

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)How we calculate this

1. 14 Oct 2026Quarterly update filed for Q2 2026-27: 0% built, 0 of 162 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
2. 15 Jul 2026Quarterly update filed for Q1 2026-27: 0% built, 0 of 162 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
3. 15 Apr 2026Quarterly update filed for Q4 2025-26: 0% built, 0 of 162 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
4. 27 Jan 2026Quarterly update filed for Q3 2025-26: 0% built, 0 of 162 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
5. 1 Mar 2023Project start date in the RERA record Source (rera.karnataka.gov.in) (opens in a new tab)
6. 20 Jan 2023Registered with Karnataka RERA (PRM/KA/RERA/1251/310/PR/200123/005639); completion date 31 Dec 2027 Source (rera.karnataka.gov.in) (opens in a new tab)
7. 7 Aug 2021Building plan approved by BBMP - Bruhat Bengaluru Mahanagara Palike (No. BBMP/Addl.Dir/JDSOUTH/1013/20-21) Source (rera.karnataka.gov.in) (opens in a new tab)

Newest first. No extension of the completion date is recorded on RERA. When the RERA crawl sees a new filing, complaint or extension, it is added here with its date.

A calculation only, from the numbers you enter — not a loan offer.

How we calculate this

Written by AI from the RERA record above on 22 Oct 2026. Answers use only that record; check them against the source before you decide.

No questions published yet. Ask the first one: you get an instant answer from this page’s public record, and our team follows up on anything the record does not show.

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Projects of the same kind within 5 km in a straight line of this project’s RERA map point, nearest first. % built is the promoter’s latest quarterly figure on RERA (shown for single-registration projects); prices are from the builder’s own website where we found one.

Sources:Source (rera.karnataka.gov.in) (opens in a new tab)

1. Karnataka RERA — project register (search by the registration number) (opens in a new tab)

Collected on 22 Oct 2026 by AI research agents reading public pages. Facts are written in our own words. Not found yet: price; court cases; landmarks; specifications; news.

How to check on RERA: On rera.karnataka.gov.in/viewAllProjects, type the registration number in 'Registration No', press Search, then click the 'View Project Details' icon. Complaints open from the 'Complaints / Litigation' icon in the same row. Registration number: PRM/KA/RERA/1251/310/PR/200123/005639.

• RERA record last checked: 22 Oct 2026
• Last change in the record (registration, quarterly filing or complaint): 22 Oct 2026

How this page is made: software builds it from public records (Karnataka RERA filings, OpenStreetMap, the builder’s own website). AI is used only to read filings into fields and to write the plain-English summary and FAQ answers, which are checked against the record. Facts are checked automatically against the RERA filing. Methodology · How we earn · Report an error