RERA project · Residential/Group Housing

OBEL SHANTHI

by OBEL BUILDERS · 172 homes · 2.02 acres · 1 tower · Bengaluru East

Upcoming Under construction, due Mar 2027, after an extension. 82% built with 94% of the time used. 41% of homes booked.

Location report

At a glance

Is it on schedule?Deadline extended

82% built

Due 30 Mar 2027. 94% of the time from RERA approval to the deadline has passed.

Built82%

Time used94%

How much is sold?102 left

41% booked

70 of 172 homes, as the builder reported for Q4 2025-26.

How crowded is it?More crowded

85 homes per acre

Similar projects across the city: 76 per acre. 50% of the land is left open.

Any complaints?None filed

None

Complaints to RERA about this project.

Any legal cases?None declared

None declared

No litigation on the land or the project, as the builder declares it to RERA.

What is the builder's record?1 due so far

0% on time

Of its 2 RERA projects in Bengaluru Urban: 0 delivered on time, 1 late (after the date first promised), 1 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 started15 Apr 2019
Approved by RERA11 Dec 2019
First promised30 Mar 2024
The date the builder gave at registration.
Today24 Oct 2026
94% of the time to the deadline has passed.
Deadline (extended)30 Mar 2027
The date it must be complete by.
If it slips like a typical project30 Dec 2027
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

Q3 2025-2679%

Q4 2025-2682%

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.

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?

70 booked102 leftQ4 2025-26

Still available: 69 × 2BHK, 33 × 3BHK.

Booked, by type

2BHK39 of 108

3BHK31 of 64

Booked, each quarter

Q3 2025-2677 of 172

Q4 2025-2670 of 172

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?

2BHK

784 sq ft

73 m² carpet · sizes 529–807 sq ft (16 at this size)

41 m² land share · 10 m² balcony/terrace · 1 parking space

108 homes · 63% of the project

3BHK

888 sq ft

82 m² carpet · sizes 793–1,244 sq ft (8 at this size)

56 m² land share · 16 m² balcony/terrace · 1 parking space

64 homes · 37% of the project

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

tower4 floors

tower: 172 homes

Amenities

Electricity
CCTV Surveillance
Club House
Community Hall
Swimming Pool
Gym
Power Backup
Water and Sanitation

CaveatAs registered by the builder on RERA Karnataka.

How crowded is it?

Homes per acre

This project85

Typical in the city (3,044)76

Fewer homes on each acre usually means less crowding: less traffic, quieter common areas.

Land left open

This project50%

Typical in the city (3,151)56%

The share of the land not built on, which includes roads.

Land: 2.02 acres
Ground covered by buildings: 50% of the land

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 2 RERA projects of OBEL BUILDERS on the map

The company

Registered as: OBEL BUILDERS
Type: Partnership Firm
PAN: AACFO9684J

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/191211/003059 · Approved
Building plan approvedBBMP - Bruhat Bengaluru Mahanagara Palike
Litigation on the landNot stated
Litigation on the projectNone declared in the Q4 2025-26 update

Complaints to RERA about this project

None on RERA Karnataka.

Documents

99 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

Land: ₹8.3 cr
Construction: ₹12.6 cr
Total project cost: ₹20.8 cr

Money from buyers, each quarter

Quarter	Collected from buyers	Withdrawn from the project account
Q3 2025-26	₹80.3 lakh	₹1.6 cr
Q4 2025-26	₹43.9 cr	₹1.1 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?

This project lists no location on RERA, so there is no location report for it.