RERA project · Residential/Group Housing
Adarsh Tropica (Phase-2)
by ORCHIDS APARTMENTS PVT LTD · 694 homes · 10.26 acres · 6 towers · Bengaluru East
Upcoming Under construction, due Jul 2029. 15% built with 37% of the time used. 63% of homes booked.
At a glance
Due 31 Jul 2029. 37% of the time from RERA approval to the deadline has passed.
440 of 694 homes, as the builder reported for Q2 2026-27.
Similar projects within 3 km: 70 per acre. 80% of the land is left open.
Complaints to RERA about this project.
No litigation on the land or the project, as the builder declares it to RERA.
Of its 41 RERA projects in Bengaluru Urban: 0 delivered on time, 2 late (after the date first promised), 18 past due with no completion filed, 20 under way.
These answers come from the builder's own filings on RERA Karnataka and RERA's records. They are not checked on site; each section below shows the detail.
When will it be ready?
- Work started1 Dec 2024
- Approved by RERA1 Mar 2025
- Today24 Oct 2026
37% of the time to the deadline has passed.
- Deadline31 Jul 2029
The date it must be complete by.
- If it slips like a typical project2 May 2030
35% of 4,105 active projects in Bengaluru Urban have extended their deadline, by a median of 275 days.
How much is built, each quarter
Built, as the builder reports itTime used by then
When the bar is short of the mark, construction is behind a steady pace. Builders rarely work at a steady pace, so read it as a rough guide.
By tower, Q2 2026-27
CaveatDates from the RERA Karnataka project list, 24 Oct 2026. Progress as the builder reports it each quarter, certified by its architect and engineer; not checked on site.
How much is sold?
Still available: 88 × 2.5 BHK, 43 × 1 BHK, 42 × 2 BHK, 81 × 3 BHK.
Booked, by type
Booked, each quarter
Booked means sold or reserved, as the builder reports it. It says nothing about prices.
CaveatFrom the builder's quarterly updates to RERA Karnataka.
What's being built?
Sizes from the builder's flat-by-flat list on RERA: the size most homes of each type have, and the range. Carpet area is the floor area inside the walls of a home, the figure RERA requires builders to sell by. Land share (the undivided share) is the part of the land that comes with each home.
Towers
Block 3 (Wing-A,B,C & D): 208 homes, 42 m tall, 1 basement · Block 4 (Wing-A&B): 208 homes, 42 m tall, 1 basement · Block 5 (Wing-A&B): 104 homes, 42 m tall, 1 basement · Block 6 (Wing-A): 35 homes, 18 m tall, 1 basement · Block 7 (Wing-A): 35 homes, 18 m tall, 1 basement · Block 8 (Wing-A&B): 104 homes, 42 m tall, 1 basement
Amenities
- Electricity 75 m²
- CCTV Surveillance 10 m²
- Outdoor Sports facility 100 m²
- Parks 300 m²
- Power Backup 25 m²
- Piped Gas 20 m²
- Water and Sanitation 30 m²
CaveatAs registered by the builder on RERA Karnataka.
How crowded is it?
Homes per acre
Fewer homes on each acre usually means less crowding: less traffic, quieter common areas.
Land left open
The share of the land not built on, which includes roads.
- Land
- 10.26 acres
- Ground covered by buildings
- 20% of the land
- Floor-area ratio
- 1.96
- Parking
- 1.10 per home
- Built-up area, all floors
- 12,37,924 sq ft
41,530 m²
8,201 m²
Floors built per unit of land: 1.96 m² of floors for each m² of land.
614 covered, 150 open
1,15,007 m²
CaveatAs registered on RERA Karnataka. "Typical" is the median of active residential/group housing projects with a land area on RERA; the comparison is ours.
Who is building it?
All 41 RERA projects of Adarsh Developers on the map
The company
- Registered as
- ORCHIDS APARTMENTS PVT LTD
- Type
- Company
- Company number
- U45201KA1981PTC004086
- PAN
- AAACO2209G
- GSTIN
- 29AAACO2209G2ZO
- Website
- www.adarshdevelopers.com
CIN or LLPIN, from the Registrar of Companies.
Its other registrations on RERA Karnataka
- Adarsh Tropica (Phase-1) PRM/KA/RERA/1251/446/PR/111022/005309 · approved 11 Oct 2022
The land is owned together with others (a joint development), including M/s ORCHIDS APARTMENTS PVT LTD Rep B M Karunesh.
CaveatFrom the builder's own filings on this project's RERA page; complaints from RERA's list.
Paperwork and legal
- Registered with RERAPRM/KA/RERA/1251/446/PR/010325/007535 · Approved
- Building plan approvedBDA - Bangalore Development Authority · BDA/PS/EM/EO-1/TA-2/E/34/2024-25 · 12 Nov 2024
- Litigation on the landNone declared
- Litigation on the projectNone declared in the Q2 2026-27 update
- Water sourceBoreWell,BWSSB
Complaints to RERA about this project
None on RERA Karnataka.
Documents
303 files on the RERA page: Approved plan ↗, Commencement certificate ↗, Brochure ↗.
CaveatAs filed on RERA Karnataka. Complaints are listed without the names of the people who filed them.
Project cost
Money from buyers, each quarter
| Quarter | Collected from buyers | Withdrawn from the project account |
|---|---|---|
| Q3 2025-26 | ₹27.1 cr | ₹21.2 cr |
| Q4 2025-26 | ₹47.6 cr | ₹41.9 cr |
| Q1 2026-27 | ₹72.2 cr | ₹49.7 cr |
| Q2 2026-27 | ₹91.2 cr | ₹64.7 cr |
Builders fill these in differently: some give the quarter, some the total so far, and the totals don't always add up. Read them as rough.
CaveatCost as certified by the builder's chartered accountant at registration.
What's around it?
Open the full location report on the map
Metro, rail, bus, airport
- Nearest operational metro station4.48 kmReliable
- Nearest railway station2.69 kmReliable
- Bus stops within 500 m0Caveat
Parks, shops, daily needs
- Supermarkets within 1 km0Caveat
- Parks within 1 km12Caveat
- Nearest lake / water body (≥2 ha)1.26 kmCaveat
Hospitals
- Nearest hospital1.05 kmCaveat
Schools
- Schools in pincode 560035 (UDISE+ census)45Caveat
- Private (classes 1–10 or 1–12), government and central schools within 1 km3Caveat
- Schools with library + playground + ICT lab (1 km)1Caveat
Police and crime
- Reported IPC/BNS crimes, Bengaluru City (2025)37,181 casesCaveat
- Police station jurisdictionBellanduru PSReliable
Flood and waterlogging
- BBMP-listed flood / low-lying spots within 1 km0Caveat
Water availability
- Groundwater stage (CGWB block assessment)Over ExploitedCaveat
Power reliability
- Avg outage minutes per feeder, city circles (2026-08)18.9 min/monthCaveat
- Un/partially-electrified layouts within 1 km0Caveat
Landfills, sewage plants, industry, aircraft
- Nearest named landfill / dump site (≥2 ha)4.7 kmReliable
- Nearest sewage treatment plant2.58 kmCaveat
- Industrial zones within 1 km1Caveat
- Nearest airfield runway (any, incl. military)7.1 kmCaveat
- Nearest commercial-airport runway33.38 kmReliable
- Distance to runway approach-path proxy32.68 kmCaveat
Upcoming infrastructure
- Under-construction projects within 3 km (verified)0Reliable
- Earlier-stage projects within 3 km (sanctioned/tendered/observed)3Caveat
ReliableFrom our location report at the builder-entered pin (12.88769, 77.69128), 2026-10-24. Each figure's source and caveat are in the full report.