RERA project · Residential/Group Housing
THE FORMIST MANDALA
by FORMIST REALTY PRIVATE LIMITED · 245 homes · 4.80 acres · 3 towers · Bengaluru North
Upcoming Under construction, due Mar 2030. 41% built with 25% of the time used. 47% of homes booked.
At a glance
Due 31 Mar 2030. 25% of the time from RERA approval to the deadline has passed.
116 of 245 homes, as the builder reported for Q2 2026-27.
Similar projects within 3 km: 73 per acre. 57% 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.
It is the only RERA project registered under this company name in Bengaluru Urban. Builders often register projects under other companies.
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?
- Approved by RERA26 Aug 2025
- Work started1 Sep 2025
- Today24 Oct 2026
25% of the time to the deadline has passed.
- Deadline31 Mar 2030
The date it must be complete by.
- If it slips like a typical project31 Dec 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: 27 × 2 BHK, 99 × 3 BHK, 3 × 4 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 A: 105 homes, 15 m tall, 1 basement · Block B: 55 homes, 15 m tall, 1 basement · Block C: 85 homes, 15 m tall, 1 basement
Amenities
- Electricity 239 m²
- CCTV Surveillance 20 m²
- Club House 297 m²
- Community Hall 262 m²
- Outdoor Sports facility 709 m²
- Indoor Sports facility 489 m²
- Swimming Pool 180 m²
- Gym 146 m²
- Parks 325 m²
- Power Backup 140 m²
- Water and Sanitation 100 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
- 4.80 acres
- Ground covered by buildings
- 43% of the land
- Floor-area ratio
- 1.75
- Parking
- 1.00 per home
- Built-up area, all floors
- 4,52,762 sq ft
19,425 m²
8,412 m²
Floors built per unit of land: 1.75 m² of floors for each m² of land.
245 covered, 0 open
42,063 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?
This is the only project registered under this company name in Bengaluru Urban. Builders often register projects under other companies.
The company
- Registered as
- FORMIST REALTY PRIVATE LIMITED
- Type
- Company
- Company number
- U45400KA2018PTC112945
- PAN
- AADCF3939P
- GSTIN
- 29AADCF3939P1ZX
- Website
- www.theformistgroup.com
CIN or LLPIN, from the Registrar of Companies.
Its other registrations on RERA Karnataka
- THE FORMIST COVE PRM/KA/RERA/1249/447/PR/210130/003808 · approved 30 Jan 2021
- The Formist Treehouse PRM/KA/RERA/1251/472/PR/200121/003213 · approved 21 Jan 2020
The land is owned together with others (a joint development).
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/1251/309/PR/260825/008037 · Approved
- Building plan approvedBDA - Bangalore Development Authority · PRL-44/1917/2024-25 · 8 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
126 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 | ₹19.9 cr | ₹1.4 cr |
| Q4 2025-26 | ₹39.4 cr | ₹27.6 cr |
| Q1 2026-27 | ₹9.8 cr | ₹6.3 cr |
| Q2 2026-27 | ₹24.7 cr | ₹18.8 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 station6.29 kmReliable
- Nearest railway station1.81 kmReliable
- Bus stops within 500 m4Caveat
Parks, shops, daily needs
- Supermarkets within 1 km5Caveat
- Parks within 1 km9Caveat
- Nearest lake / water body (≥2 ha)1.07 kmCaveat
Hospitals
- Nearest hospital0.45 kmCaveat
Schools
- Schools in pincode 560024 (UDISE+ census)28Caveat
- Private (classes 1–10 or 1–12), government and central schools within 1 km10Caveat
- Median pupil-teacher ratio, schools within 1 km19.6 :1Caveat
- Schools with library + playground + ICT lab (1 km)4Caveat
Police and crime
- Reported IPC/BNS crimes, Bengaluru City (2025)37,181 casesCaveat
- Police station jurisdictionAmruthahally PSReliable
Air quality
- PM2.5, recent 24 h avg (nearest CPCB station)32 µg/m³Caveat
Flood and waterlogging
- BBMP-listed flood / low-lying spots within 1 km4Caveat
Water availability
- Groundwater stage (CGWB block assessment)Over ExploitedCaveat
- In an IISc groundwater-critical ward (2025 outlook)noCaveat
Power reliability
- Avg outage minutes per feeder, city circles (2026-08)18.9 min/monthCaveat
- Un/partially-electrified layouts within 1 km7Caveat
Landfills, sewage plants, industry, aircraft
- Nearest named landfill / dump site (≥2 ha)7.57 kmReliable
- Nearest sewage treatment plant1.04 kmCaveat
- Industrial zones within 1 km1Caveat
- Nearest airfield runway (any, incl. military)2.77 kmCaveat
- Nearest commercial-airport runway18.1 kmReliable
- Distance to runway approach-path proxy13.93 kmCaveat
Upcoming infrastructure
- Under-construction projects within 3 km (verified)2Reliable
- Earlier-stage projects within 3 km (sanctioned/tendered/observed)4Caveat
ReliableFrom our location report at the builder-entered pin (13.05167, 77.60015), 2026-10-24. Each figure's source and caveat are in the full report.