DS Max Sky Fields

DS Max Sky Fields is a single-tower project of 870 apartments (454 2 BHK, 416 3 BHK) on about 4.9 acres off Soukya Road near Whitefield, registered with Karnataka RERA on 25 October 2024 with a promised completion date of 30 September 2030. Carpet areas are 647-741 sq ft for 2 BHK and 745-1,023 sq ft for 3 BHK; the builder's site priced homes from Rs 92.47 lakh at Rs 7,700 per sq ft of super built-up area. In its June 2026 quarterly update the builder reported 31% completion and 239 units booked, and one refund complaint was filed with RERA in September 2026.

Not in the RERA record we collected yet: locality. This page fills in as the record is collected.

Facts collected on 18 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

647 – 1,023 sq ft

Towers

1

Floors

14

Total homes

870

Land

4.94 acres

Possession (RERA)

Sep 2030

Built (RERA update)

38%

RERA record: one tower, 'No. of Floors' 14 with units listed on floors 0 to 14 (58 per floor), 2 basements, 17 superstructure slabs, height 43.95 m. The builder's site says G+14.

RERA number

PRM/KA/RERA/1250/304/PR/251024/007179

Registered on

25 Oct 2024

Promised completion

30 Sep 2030

Extended to

No extension recorded

RERA status

New launch

Homes booked

245 of 870 as on 30 Sep 2026

Price

From ₹92.47 L as on 4 Oct 2026

Project type

Apartments

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)

prices onwards, excl. registration & taxes

As published by the builder on the date shown — not an offer, and not checked with the builder. Check whether the size is carpet or super built-up area before comparing.

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

The builder’s published prices work out to about ₹10,400 – ₹14,300 per sq ft of carpet area.

Worked out as the builder’s “from” price ÷ the largest and smallest carpet area RERA lists for that home type — we don’t know which unit the starting price is for. Builders usually say taxes and other charges are extra. Builder price list (dsmaxproperties.com) (opens in a new tab) RERA carpet areas (rera.karnataka.gov.in) (opens in a new tab)

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

One snapshot so far: the builder’s “onwards” prices seen on 4 Oct 2026. Each new check of the builder’s website adds a dated point here, so rises and offers show up with their dates.

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

DS Max Sky Fields is a residential project by DS Max Properties Private Limited in Hosakote, Bengaluru Rural, with 870 homes in 1 tower. The project includes 416 three-bedroom and 454 two-bedroom homes. Completion is scheduled for 30 September 2030.

Written by AI from the RERA record above on 18 Oct 2026. Every number in it was checked against that record; if anything differs, the record wins.

Open space

85.4% of land

Water and power

RERA record: water from borewell and the local authority (Samethanahalli Panchayat); water supply, sewage and drainage, fire safety and solid waste management marked applicable; rainwater harvesting, energy management and emergency evacuation marked not applicable. The builder's site lists power backup for common areas only.

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)

Punjab National Bank, M G Road, Bengaluru

Building plan (RERA)

Local Planing Authority · No. STRRPA/TP/CC/439/23-24 · dated 6 Jul 2024

Project cost declared to RERA

₹153 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)

• Swimming pool
• Clubhouse
• Multi-gym
• Sauna and steam
• Table tennis
• Snooker
• Foosball
• Cricket practice net
• Kids play area
• Senior citizens gazebo
• Covered car parking
• CCTV cameras
• 24/7 security
• Sewage treatment plant

As listed by the builder; we have not visited the site.

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

Address

Sy. No. 234/1, 234/2 and 234/3, Samethanahalli area off Soukya Road (Anugondanahalli hobli, Hosakote taluk, Bengaluru Rural district, PIN 560067), near Bangalore International Academy

Village (RERA)

Soukya Road, Whitefield

Locality

Near Kadugodi–Hope FarmAlso known as Kadugodi, Hope Farm

PIN code

560067

City

Bengaluru

State

Karnataka

Coordinates

12.99242, 77.79707

Distances to landmarks

• Bangalore International Academy (school)School0.1 km
• Whitefield (Kadugodi) metro station, Purple LineMetro4.3 km
• Hopefarm Channasandra metro station, Purple LineMetro4.7 km
• Kadugodi Tree Park metro station, Purple LineMetro5.5 km
• Nexus Whitefield mallMall6.4 km
• International Tech Park Bangalore (ITPB)Work6.5 km
• Manipal Hospital WhitefieldHospital6.8 km
• Kempegowda International AirportAirport24.8 km

Straight-line distances (Straight-line (haversine) distance from the RERA-filed project coordinates (12.99242, 77.79707) to landmark coordinates looked up on OpenStreetMap Nominatim on 2026-10-04; road distances will be longer.), not by road — travel distance will be longer.

About Soukya Road, Whitefield

• The Purple Line metro extension from Krishnarajapura to Whitefield (Kadugodi), 13.7 km with 12 stations, opened to the public on 26 March 2023. Source (railwaygazette.com) (opens in a new tab)
• The project land is in Hosakote taluk of Bengaluru Rural district, per the RERA record, although it is marketed under Whitefield. Source (rera.karnataka.gov.in) (opens in a new tab)
• The RERA record reports no litigation on the land; the land owner on record is DS-MAX Properties itself (100% share). Source (rera.karnataka.gov.in) (opens in a new tab)

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

Within 2 km

• 3Schools and colleges3 schools, 0 colleges, 0 kindergartens
• 1Hospitals and clinics0 hospitals, 1 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)

• Whitefield (Kadugodi) (ವೈಟ್‌ಫೀಲ್ಡ್ (ಕಾಡುಗೋಡಿ))Open now — nearest operating metro station4.25 km
• Devangonthi (ದೇವನಗೊಂದಿ)Nearest railway station3.79 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 Unnamed lake (mapped on OpenStreetMap), 628 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.

• Unnamed lake (mapped on OpenStreetMap) on OpenStreetMap (opens in a new tab) 628 m
• Unnamed lake (mapped on OpenStreetMap) on OpenStreetMap (opens in a new tab) 1,162 m
• Koralur Lake on OpenStreetMap (opens in a new tab) (ಕೊರಳೂರು ಕೆರೆ)1,688 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).

• (opens full size in a new tab)

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

• Whole project (promoter’s RERA update)38%

  as on 30 Sep 2026 · 245 of 870 homes booked

Promoter’s quarterly update to RERA for Q2 2026-27, submitted 2026-10-13.

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. 6 Jul 2024Building plan approved (STRRPA/TP/CC/439/23-24)
2. 25 Oct 2024RERA registration approved
3. 1 Nov 2024Project start date; earthwork began (actual, per quarterly update)
4. 15 May 2025Foundation work finished (actual)
5. 18 Aug 2025Work up to plinth level finished (actual)
6. 14 Feb 2026Basement/parking floors finished (reported 100% in Q1 2026-27 update)
7. 30 Jun 202631% complete, 239 of 870 units booked (Q1 2026-27 update)
8. 30 Jan 2027RCC frame scheduled to finish (estimate)
9. 30 Sep 2030Promised completion date in the RERA record

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

At the average pace so far, construction would reach 100% around Nov 2029 — about 11 months before the completion date on RERA (30 Sep 2030).

At the pace between the 4 quarterly filings we have (10% → 38% in 9 months), it would be around May 2028 — about 28 months before the RERA date.

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.

Only the building plan has a number and date in the RERA record; the NOCs are listed as uploaded documents (PDFs not opened).

• Building or layout plan · Approved drawings from the planning authorityFiled on RERA ✓ — Local Planing Authority · No. STRRPA/TP/CC/439/23-24 · dated 6 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 18 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)

1 complaint as on 18 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.

Founded

2007

Headquarters

Bengaluru

Bengaluru projects

44

Delivered on time

17 of 21

RERA complaints

19

Court cases listed

6

DS Max Properties Private Limited (CIN U70102KA2007PTC041508) has 44 projects registered with Karnataka RERA in the Bengaluru area. Of the 21 whose records show an occupancy certificate, 17 got it on or before the completion date promised at registration, 3 got it after that date but within a COVID-19 extension, and Sky Grand got it two days after its extended date; Sunworth, Sovereign and Sahara show no OC although their dates have passed. Karnataka RERA lists 19 complaints against the promoter (14 disposed), mostly about late handover, refunds and unregistered sale agreements, and the court cases found include a 2024 High Court order directing the builder to help form a flat owners' association at DS-Max Starnest.

• 24Projects in Bengaluru on RERA24 approved registrations under DS Max Properties Private Limited in Bengaluru Urban and Rural. Source (rera.karnataka.gov.in) (opens in a new tab)
• 10,303Homes registeredAs stated in each registrations.
• 19RERA complaints5 open, 14 disposed. as on 22 Oct 2026 Source (rera.karnataka.gov.in) (opens in a new tab)
• 1.8Complaints per 1,000 homes19 complaints ÷ 10,303 homes in its 24 registrations on Karnataka RERA in Bengaluru.
• 9Completion filed on RERARegistrations where the promoter applied to RERA for completion; 9 with an occupancy certificate on RERA.
• 3 of 9Filed by the date given at registrationMedian gap 10.1 months (on-time ones count as 0). The completion application can come after handover, so this is an upper bound on lateness.
• 6Court cases listedFound in public court records; see the list on the builder’s page.

What the complaints are about

• Delay in possession or delay interest6
• Refund of booking or other money5
• Construction quality, size or inspection2
• Registration, sale deed or agreement2
• Other4

19 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)

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.

Handovers we checked by hand

21 rows: handovers. Scroll inside the table to see them all.

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

1. 13 Oct 2026Quarterly update filed for Q2 2026-27: 38% built, 245 of 870 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
2. 4 Oct 2026Builder’s price list seen: 2 BHK from ₹92.47 L, 3 BHK from ₹1.06 Cr Source (dsmaxproperties.com) (opens in a new tab)
3. 15 Sep 2026Complaint 01128/2026 filed with RERA: “Not Refunding Advanced Paid at the time of Booking” — now under enquiry Source (rera.karnataka.gov.in) (opens in a new tab)
4. 14 Jul 2026Quarterly update filed for Q1 2026-27: 31% built, 239 of 870 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
5. 13 Apr 2026Quarterly update filed for Q4 2025-26: 28% built, 213 of 870 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
6. 14 Feb 2026Basement/parking floors finished (reported 100% in Q1 2026-27 update) (from our research file)
7. 12 Jan 2026Quarterly update filed for Q3 2025-26: 10% built, 204 of 870 homes booked Source (rera.karnataka.gov.in) (opens in a new tab)
8. 18 Aug 2025Work up to plinth level finished (actual) (from our research file)
9. 15 May 2025Foundation work finished (actual) (from our research file)
10. 1 Nov 2024Project start date in the RERA record Source (rera.karnataka.gov.in) (opens in a new tab)
11. 25 Oct 2024Registered with Karnataka RERA (PRM/KA/RERA/1250/304/PR/251024/007179); completion date 30 Sep 2030 Source (rera.karnataka.gov.in) (opens in a new tab)
12. 6 Jul 2024Building plan approved by Local Planing Authority (No. STRRPA/TP/CC/439/23-24) 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.

Sources:Source (dsmaxproperties.com) (opens in a new tab)How we calculate this

More questions, answered from the RERA record

Written by AI from the RERA record above on 18 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)
2. DS-MAX Properties official project page (sizes, prices, specifications, amenities, map location) (opens in a new tab)
3. Houssed listing (address and coordinates cross-check) (opens in a new tab)
4. PropertyPistol listing (address cross-check) (opens in a new tab)
5. Address of Choice listing (gave 4 acres, which conflicts with RERA's 20,006 sq m; not used for facts) (opens in a new tab)
6. Railway Gazette: Purple Line extension to Whitefield opens (4 April 2023) (opens in a new tab)
7. OpenStreetMap Nominatim (landmark coordinates for straight-line distances) (opens in a new tab)
8. Aurum PropTech Pulse copy of the RERA record (cross-check only; complaint list was out of date) (opens in a new tab)

Collected on 18 Oct 2026 by AI research agents reading public pages. Facts are written in our own words. Not found yet: price max (builder's site gives only 'onwards' prices); approval numbers and dates for the nocs (only listed as uploaded documents); bank approvals (one listing site shows a generic bank list including lenders no longer operating, so it was not used); payment plans; open space % (rera 'total open area' 17,087 sq m includes all non-plinth land, so it is not a landscaped open-space figure); news (no dated news found about this project); cost hints (maintenance, car parking, other charges); court cases (none found naming this project).

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/1250/304/PR/251024/007179.

• RERA record last checked: 18 Oct 2026
• Last change in the record (registration, quarterly filing or complaint): 18 Oct 2026
• Builder price list seen: DS-MAX Properties official website

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