Irise

Irise is a plotted development by M/s. Upstate United in Muthasandra, Bengaluru with 166 plots, registered with Karnataka RERA. The completion date on RERA is 15 Jan 2029.

Facts collected on 16 Oct 2026 from public records — each linked to its source. Free for buyers. If you book through us, the developer pays us a commission.

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Plot sizes (feet)

30×50, 40×60

Plot area

776 – 76,058 sq ft

Total plots

166

Layout approved by

Local Planning Authority

Land

Not found in public records yet: land area

Land conversion orders

47

Completion (RERA)

Jan 2029

Development (RERA update)

84%

Plot sizes (RERA filing)

Sizes as filed with RERA, converted from metres to feet (9.14 m = 30 ft, 12.19 m = 40 ft). Ask the developer which plots are still unsold.

Approving authority as filed: Local Planing Authority.

Land conversion orders (RERA filing)

47 rows: land conversion orders. Scroll inside the table to see them all.

RERA does not cover each plot’s khata. Ask the developer for the khata and title documents and have a lawyer check them before paying an advance.

RERA number

PRM/KA/RERA/1250/304/PR/031125/008212

Registered on

3 Nov 2025

Promised completion

15 Jan 2029

Extended to

No extension recorded

RERA status

Under construction

Plots booked

Not found in public records yet: plots booked

Price

Not found in public records yet: price

Project type

Plotted

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

Irise is a plotted layout of 166 plots in Muthasandra, Hosakote, developed by M/s. Upstate United. The layout has been approved by the Local Planning Authority with 47 land conversion orders. The project completion date on RERA is 15 January 2029.

Written by AI from the RERA record above on 16 Oct 2026. Every number in it was checked against that record; if anything differs, the record wins.

Open space

Not found in public records yet: open space

Water and power

Water source filed with RERA: Local Authority

Plot 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)

Axis Bank, Kadubisanahalli

Building plan (RERA)

Local Planing Authority · No. LAO/14/2022-23/332 · dated 17 May 2025

Project cost declared to RERA

₹83.4 Cr

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

Address

Sy No. 103/2,3,5,5,6,7,8,9,10, 104/4A,4B, 6A, 6B, 105/1,2,3, 5, 6,7,8, 106/1,3, 4,5,6,7, 107/1,2, 108/2, 124/3,4,5, 125/1,2A,2B,3,5,6 , 126/2,3A,3B,5, 127/3, 133/7,9,10,11,13, of Muthasandra Village , Hosakote , Bengaluru Rural, Karnataka - 560087

Village (RERA)

Muthasandra

Locality

Near WhitefieldAlso known as ITPL

PIN code

560087

City

Bengaluru

State

Karnataka

Coordinates

12.94058, 77.79758

Distances to landmarks

About Muthasandra

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

Within 2 km

• 2Schools and colleges2 schools, 0 colleges, 0 kindergartens
• 0Hospitals and clinics0 hospitals, 0 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)

• Hopefarm Channasandra (ಹೋಪ್ ಫಾರ್ಮ್ ಚನ್ನಸಂದ್ರ)Open now — nearest operating metro station7.03 km
• Devangonthi (ದೇವನಗೊಂದಿ)Nearest railway station6.16 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), 1,194 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) 1,194 m
• Unnamed lake (mapped on OpenStreetMap) on OpenStreetMap (opens in a new tab) 1,770 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)

Plot types and counts as filed with Karnataka RERA.

We have not collected the layout plan drawing; the developer’s sales team can share it.

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

• Whole project (promoter’s RERA update)84%

  as on 30 Sep 2026

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

Timeline

1. 15 May 2024Project start date given to RERA
2. 3 Nov 2025Registered with Karnataka RERA
3. 15 Jan 2029Completion date given at registration

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

At the average pace so far, construction would reach 100% around Mar 2027 — about 22 months before the completion date on RERA (15 Jan 2029).

At the pace between the 4 quarterly filings we have (52% → 84% in 9 months), it would be around Feb 2027 — about 23 months before the RERA date.

Quarterly filings

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

• Building or layout plan · Approved drawings from the planning authorityFiled on RERA ✓ — Local Planing Authority · No. LAO/14/2022-23/332 · dated 17 May 2025
• Commencement certificate · Permission to start buildingFiled on RERA ✓ — scanned copy uploaded; number and date not read yet
• Environment clearance · SEIAA KarnatakaNot on RERA yet
• Fire NOC · Karnataka Fire and Emergency ServicesNot on RERA 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 · BESCOMNot on RERA yet
• Height clearance · Airports Authority of IndiaNot on RERA 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 16 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 16 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

1

RERA complaints against promoter

0

Company number (CIN)

Not found in public records yet: CIN

From Karnataka RERA, as collected so far (16 Oct 2026). Complaints are those RERA lists against this promoter across all its projects.

• 1Projects in Bengaluru on RERA1 approved registration under M/s. Upstate United in Bengaluru Urban and Rural. Source (rera.karnataka.gov.in) (opens in a new tab)
• 166Plots registeredAs stated in each registrations.
• 0RERA complaintsas on 16 Oct 2026 Source (rera.karnataka.gov.in) (opens in a new tab)
• 0Complaints per 1,000 plots0 complaints ÷ 166 plots in its 1 registration on Karnataka RERA in Bengaluru.

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: 84% built Source (rera.karnataka.gov.in) (opens in a new tab)
2. 14 Jul 2026Quarterly update filed for Q1 2026-27: 80% built Source (rera.karnataka.gov.in) (opens in a new tab)
3. 15 Apr 2026Quarterly update filed for Q4 2025-26: 77% built Source (rera.karnataka.gov.in) (opens in a new tab)
4. 22 Jan 2026Quarterly update filed for Q3 2025-26: 52% built Source (rera.karnataka.gov.in) (opens in a new tab)
5. 3 Nov 2025Registered with Karnataka RERA (PRM/KA/RERA/1250/304/PR/031125/008212); completion date 15 Jan 2029 Source (rera.karnataka.gov.in) (opens in a new tab)
6. 17 May 2025Building plan approved by Local Planing Authority (No. LAO/14/2022-23/332) Source (rera.karnataka.gov.in) (opens in a new tab)
7. 15 May 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.

Written by AI from the RERA record above on 16 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 developer’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 16 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/1250/304/PR/031125/008212.

• RERA record last checked: 16 Oct 2026
• Last change in the record (registration, quarterly filing or complaint): 16 Oct 2026

How this page is made: software builds it from public records (Karnataka RERA filings, OpenStreetMap, the developer’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