Down by the Water

Down by the Water is a residential project by Total Environment Building Systems Pvt Ltd in Gashtikempanahalli, Bengaluru with 602 homes, registered with Karnataka RERA. The completion date on RERA is 31 May 2031.

Facts collected on 21 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

3 BHK

Carpet area

1,717 – 1,995 sq ft

Towers

5

Floors

16

Total homes

602

Land

10.24 acres

Possession (RERA)

May 2031

Built (RERA update)

5%

RERA number

PRM/KA/RERA/1251/472/PR/090824/006967

Registered on

9 Aug 2024

Promised completion

31 May 2031

Extended to

No extension recorded

RERA status

New launch

Homes booked

223 of 602 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)

Down by the Water is a residential project by Total Environment Building Systems Pvt Ltd in Gashtikempanahalli, Yelahanka. The project has 602 homes across 5 towers and is expected to complete on 31 May 2031.

Written by AI from the RERA record above on 21 Oct 2026. Every number in it was checked against that record; if anything differs, the record wins.

Open space

77.9% of land

Water and power

Water source filed with RERA: 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)

RATNAKAR BANK, Prestige Towers

Building plan (RERA)

BBMP - Bruhat Bengaluru Mahanagara Palike · No. PRJ/14363/23-24 · dated 1 Jul 2024

Project cost declared to RERA

₹1097 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
• 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

KHATHA NO KATHA NO.937/6/2,6/1, 7/2, SY NO. 6/2, 6/1, 7/2 GASHTIKEMPANAHALLI VILLAGE , WARD NO. 05, YALAHANKA HOBLI , Yelahanka , Bengaluru Urban, Karnataka - 560064

Village (RERA)

Gashtikempanahalli

Locality

Yelahanka

PIN code

560064

City

Bengaluru

State

Karnataka

Coordinates

13.09199, 77.61111

Distances to landmarks

About Yelahanka

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

Within 2 km

• 17Schools and colleges15 schools, 2 colleges, 0 kindergartens
• 28Hospitals and clinics17 hospitals, 11 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)

• Yelahanka (ಯಲಹಂಕ)Blue Line metro, under construction1.61 km
• Bagalur Cross (ಬಾಗಲೂರು ಕ್ರಾಸ್)Blue Line metro, under construction3.05 km
• Jakkur Cross (ಜಕ್ಕೂರು ಅಡ್ಡ)Blue Line metro, under construction3.12 km
• Yeshwantpur (ಯಶವಂತಪುರ)Open now — nearest operating metro station10.12 km
• Yelahanka Junction (ಯಲಹಂಕ ಜಂಕ್ಷನ್)Nearest railway station2.54 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.

Lines under construction near here

• 6 Aug 2026Namma Metro Blue Line, Phase 2B (KR Pura – Hebbal – Yelahanka – Kempegowda Airport, 38.44 km). Under construction; reported 72% complete overall, with the remaining work targeted for June 2027 and phased opening through 2027. Nearest: Yelahanka, about 1.61 km straight-line. — Business Today. News report quoting BMRCL; the airport line has slipped before. Read (businesstoday.in) (opens in a new tab)

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

The nearest mapped lake is Jakkur Lake, 189 m from the project’s RERA map point.

The site boundary is not published as a shape, so its nearest edge can be closer than this point. Whether any building sits inside a lake buffer can only be checked on the approved plan.

• Jakkur Lake on OpenStreetMap (opens in a new tab) (ಜಕ್ಕೂರು ಕೆರೆ)189 m
• Agrahara Lake on OpenStreetMap (opens in a new tab) (ಅಗ್ರಹಾರ ಕೆರೆ)1,353 m
• Thirumenahalli Lake on OpenStreetMap (opens in a new tab) (ತಿರುಮೇನಹಳ್ಳಿ ಕೆರೆ)1,700 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)5%

  as on 30 Sep 2026 · 223 of 602 homes booked

Promoter’s quarterly update to RERA for Q2 2026-27, submitted 2026-10-15.

By tower (Q2 2026-27)

• Tower 19%
• Tower 25%
• Tower 35%
• Tower 45%
• Tower 51%

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. 1 Jul 2024Project start date given to RERA
2. 9 Aug 2024Registered with Karnataka RERA
3. 31 May 2031Completion date given at registration

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

At the average pace so far (0.2% a month), construction would not reach 100% for more than 15 years — far beyond the completion date on RERA (31 May 2031).

Quarterly filings

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

13 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. PRJ/14363/23-24 · dated 1 Jul 2024
• 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 21 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 21 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

Company

Projects on this site

7

RERA complaints against promoter

17

Company number (CIN)

U45202KA1996PTC020790

From Karnataka RERA, as collected so far (21 Oct 2026). Complaints are those RERA lists against this promoter across all its projects.

• 7Projects in Bengaluru on RERA9 approved registrations under Total Environment Building Systems Pvt Ltd in Bengaluru Urban and Rural. Source (rera.karnataka.gov.in) (opens in a new tab)
• 1,842Homes registeredAs stated in each registrations.
• 17RERA complaints2 open, 15 disposed. as on 21 Oct 2026 Source (rera.karnataka.gov.in) (opens in a new tab)
• 9.2Complaints per 1,000 homes17 complaints ÷ 1,842 homes in its 9 registrations on Karnataka RERA in Bengaluru.
• 2Completion filed on RERARegistrations where the promoter applied to RERA for completion; 2 with an occupancy certificate on RERA.
• 0 of 2Filed by the date given at registrationMedian gap 48.1 months (on-time ones count as 0). The completion application can come after handover, so this is an upper bound on lateness.

What the complaints are about

• Delay in possession or delay interest8
• Refund of booking or other money3
• Registration, sale deed or agreement2
• Owners' association, amenities or documents1
• Other3

17 complaint subjects as written on RERA, as on 21 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)

Completion filed on RERA

Measured against the completion date given at registration; many projects had RERA extensions (including the COVID-period extension), shown under the date.

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

1. 15 Oct 2026Quarterly update filed for Q2 2026-27: 5% built, 223 of 602 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
2. 15 Jul 2026Quarterly update filed for Q1 2026-27: 5% built, 229 of 602 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
3. 15 Apr 2026Quarterly update filed for Q4 2025-26: 14% built, 211 of 602 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
4. 27 Jan 2026Quarterly update filed for Q3 2025-26: 34% built, 194 of 602 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
5. 9 Aug 2024Registered with Karnataka RERA (PRM/KA/RERA/1251/472/PR/090824/006967); completion date 31 May 2031 Source (rera.karnataka.gov.in) (opens in a new tab)
6. 1 Jul 2024Building plan approved by BBMP - Bruhat Bengaluru Mahanagara Palike (No. PRJ/14363/23-24) Source (rera.karnataka.gov.in) (opens in a new tab)
7. 1 Jul 2024Project start date in the RERA record 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 21 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 21 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/1251/472/PR/090824/006967.

• RERA record last checked: 21 Oct 2026
• Last change in the record (registration, quarterly filing or complaint): 21 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