Valby Ira

Valby Ira is a plotted development by Valby Ventures LLP in Bilchikkanahalli, Bengaluru with 35 plots, registered with Karnataka RERA. The completion date on RERA is 31 Jan 2027.

Facts collected on 4 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)

30×40, 40×40

Plot area

1,163 – 1,844 sq ft

Total plots

35

Layout approved by

Anekal Planning Authority

Land

Not found in public records yet: land area

Land conversion orders

1

Completion (RERA)

Jan 2027

Development (RERA update)

100%

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.

Land conversion orders (RERA filing)

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/1251/308/PR/170525/007755

Registered on

17 May 2025

Promised completion

31 Jan 2027

Extended to

No extension recorded

RERA status

Completed

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)

Valby Ira is a plotted layout of 35 plots by Valby Ventures LLP in Bilchikkanahalli, Anekal taluk, Bengaluru Urban. The layout has 22 plots of 30×40 feet (1,200 sq ft), 4 plots of 40×40 feet (1,600 sq ft), and 9 odd-sized plots. The completion date on RERA is 31 January 2027.

Written by AI from the RERA record above on 7 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)

IDFC FIRST BANK, Koramangala 7th Block

Building plan (RERA)

Anekal Planning Authority · No. APA/LAO/47/2024-25 · dated 29 Nov 2024

Project cost declared to RERA

₹10.41 Cr

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

Address

Sy No 9/8, Bilchikkanahalli Village , Sarjapur Hobli , Anekal , Bengaluru Urban, Karnataka - 562125

Village (RERA)

Bilchikkanahalli

Locality

Sarjapur–Attibele RoadAlso known as Sarjapura Attibele Road, Attibele Sarjapur Road

PIN code

562125

City

Bengaluru

State

Karnataka

Coordinates

12.83249, 77.77601

Distances to landmarks

About Sarjapur–Attibele Road

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

Within 2 km

• 5Schools and colleges4 schools, 1 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)

• Delta Electronics Bommasandra (ಡೆಲ್ಟಾ ಎಲೆಕ್ಟ್ರಾನಿಕ್ಸ್ ಬೊಮ್ಮಸಂದ್ರ)Open now — nearest operating metro station9.61 km
• Heelalige (ಹೀಲಲಿಗೆ ರೈಲು ನಿಲ್ದಾಣ)Nearest railway station7.36 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), 689 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) 689 m
• Unnamed lake (mapped on OpenStreetMap) on OpenStreetMap (opens in a new tab) 742 m
• Unnamed lake (mapped on OpenStreetMap) on OpenStreetMap (opens in a new tab) 945 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)100%

  as on 30 Jun 2026

Promoter’s quarterly update to RERA for Q1 2026-27, submitted 2026-07-15.

Timeline

1. 1 Feb 2025Project start date given to RERA
2. 17 May 2025Registered with Karnataka RERA
3. 10 Sep 2026Promoter applied to RERA for completion
4. 31 Jan 2027Completion date given at registration

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

• Building or layout plan · Approved drawings from the planning authorityFiled on RERA ✓ — Anekal Planning Authority · No. APA/LAO/47/2024-25 · dated 29 Nov 2024
• Commencement certificate · Permission to start buildingNot on RERA yet
• Environment clearance · SEIAA KarnatakaNot on RERA yet
• Fire NOC · Karnataka Fire and Emergency ServicesNot on RERA yet
• Pollution board consent · KSPCBNot on RERA 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 4 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 4 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)

AAR-1358

From Karnataka RERA, as collected so far (4 Oct 2026). Complaints are those RERA lists against this promoter across all its projects.

• 1Projects in Bengaluru on RERA1 approved registration under Valby Ventures LLP in Bengaluru Urban and Rural. Source (rera.karnataka.gov.in) (opens in a new tab)
• 35Plots registeredAs stated in each registrations.
• 0RERA complaintsas on 5 Oct 2026 Source (rera.karnataka.gov.in) (opens in a new tab)
• 0Complaints per 1,000 plots0 complaints ÷ 35 plots in its 1 registration on Karnataka RERA in Bengaluru.
• 1Completion filed on RERARegistrations where the promoter applied to RERA for completion; 0 with an occupancy certificate on RERA.
• 1 of 1Filed by the date given at registrationMedian gap 0 months (on-time ones count as 0). The completion application can come after handover, so this is an upper bound on lateness.

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. 10 Sep 2026Promoter applied to RERA for completion Source (rera.karnataka.gov.in) (opens in a new tab)
2. 15 Jul 2026Quarterly update filed for Q1 2026-27: 100% built Source (rera.karnataka.gov.in) (opens in a new tab)
3. 15 Apr 2026Quarterly update filed for Q4 2025-26: 96% built Source (rera.karnataka.gov.in) (opens in a new tab)
4. 20 Feb 2026Quarterly update filed for Q3 2025-26: 95% built Source (rera.karnataka.gov.in) (opens in a new tab)
5. 17 May 2025Registered with Karnataka RERA (PRM/KA/RERA/1251/308/PR/170525/007755); completion date 31 Jan 2027 Source (rera.karnataka.gov.in) (opens in a new tab)
6. 1 Feb 2025Project start date in the RERA record Source (rera.karnataka.gov.in) (opens in a new tab)
7. 29 Nov 2024Building plan approved by Anekal Planning Authority (No. APA/LAO/47/2024-25) 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 7 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 4 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/1251/308/PR/170525/007755.

• RERA record last checked: 4 Oct 2026
• Last change in the record (registration, quarterly filing or complaint): 15 Jul 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