Svasthya Mandala by Hatha Group
Varthur, Bangalore
₹2.63 – 3.32 Cr₹10,065/sq ft
Svasthya Mandala by Hatha Group review — Varthur, Bangalore
Svasthya Mandala by Hatha Group is a villa project by Chinthala Realty Private Limited at Varthur, Bangalore. spread across 4.44 acres with 69 units. at roughly 16 units/acre with 48% open space. Possession is scheduled for August 2024.
RERA Deep-Dive
A 69-plot development on 4.45 acres at Thimmandahalli, Hoskote Taluk, marketed as Varthur. We read all 88 documents filed with Karnataka RERA. The land is genuine and the layout is properly sanctioned for 69 plots — but the promoter has negative net worth, the RERA escrow account was opened empty and never used, the agreements on file are blank unsigned templates, and the only planning permission is a provisional sanction that forbids selling sites and lapsed in February 2023.
1 · Builder Financial Health — Chinthala Realty Pvt Ltd
Three-year financial record (₹)
| FY2017-18 | FY2018-19 | FY2019-20 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Share capital | 1,00,000 | 1,00,000 | 1,00,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Reserves (deficit) | (81,88,757) | (83,59,320) | (89,76,144) | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Net worth | (80,88,757) | (82,59,320) | (88,76,144) | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Borrowings — all from directors | 1,60,21,852 | 1,76,45,512 | 2,48,53,966 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Bank / institutional debt | Nil | Nil | Nil | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Revenue from operations | NIL | NIL | NIL | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Loss after tax | (39,047) | (1,70,563) | (6,16,825) | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Cash & bank | 13,595 | 14,595 | 5,594 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Tax paid | 0 | 0 | 0 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| A | u | d | i | t | e | d | b | y | B | e | l | l | a | l | a | & | R | a | g | h | a | v | e | n | d | r | a | , | F | R | N | 0 | 1 | 3 | 4 | 8 | 5 | S | . | F | Y | 2 | 0 | 1 | 9 | - | 2 | 0 | U | D | I | N | 2 | 0 | 2 | 2 | 7 | 9 | 2 | 1 | A | A | A | A | B | V | 9 | 9 | 0 | 3 | . |
2 · Construction Cost Transparency
Declared cost vs documented reality
| Component | RERA declared | Documented | Gap |
|---|---|---|---|
| Land — Sy 8/1 | ₹2,60,57,754 (both survey nos.) | ₹6,60,00,000 | Understated |
| Land — Sy 8/2 | included above | JDA, not purchased | Not owned |
| Construction / infrastructure | ₹1,50,00,000 | No certificate filed | Unverified |
| Approvals & fees | Not itemised | ₹13,44,600 + ₹3,29,368 | Not disclosed |
| Stamp duty on land | Not itemised | ₹37,29,100 | Not disclosed |
| Admin, taxes, interest | Not itemised | — | Absent |
3 · Sale Agreement — Key Clauses
| Clause | What the filed agreement says | Impact |
|---|---|---|
| Completion date | CA Cl. 9 — 'within ______ months from the date of obtaining Plan Sanction.' Number blank; clock starts at plan sanction, not signing | Unenforceable |
| Occupancy Certificate | CA Cl. 10 — 'The term delivery herein does not include the obtaining of the occupancy certificate' | Violates s.17 |
| Payment schedule | Schedule D lists 10 construction milestones — every percentage cell blank, only 'TOTAL 100%' | Unverifiable |
| Delay compensation to buyer | No clause exists anywhere. Force majeure instead extended to material shortages and labour issues (Cl. 12) | Violates s.18(1) |
| Interest on buyer default | CA Cl. 1(e)(i) — 18% per annum from date of default | Asymmetric |
Showing 5 of 15 clauses reviewed.
| Clause | What the filed agreement says | Impact |
|---|---|---|
| Forfeiture on cancellation | CA Cl. 1(e)(ii) — 15% of the combined land + construction consideration forfeited as liquidated damages | Above legal norm |
| Refund of balance | Payable 'within ______ months from the date of disposal of the Villa to any third party' — blank, and conditional on resale | Indefinite |
| Clawback | If 15% exceeds what the buyer has paid, the developer may claim the difference from the buyer | Penal |
| Defect liability | CA Cl. 16 — '______ months from the date of construction of the basic structure', opening with a blanket waiver: 'the Purchaser shall have no claim against the Developer in respect of any alleged defect under any circumstances' | Violates s.14(3) |
| Area tolerance | No tolerance clause and no price-adjustment mechanism. Cl. 7 lets the developer vary plans 'without however substantially altering the dimensions' — undefined | Violates s.14(2) |
| Right to build | Buyer cannot appoint their own builder. AFS recital XIV compels entrusting construction to the promoter; Cl. 15 makes both agreements co-terminus — exit one and you forfeit the other | Locked in |
| Access to remedy | CA Cl. 1(g) — buyer may not approach a court or arbitrator until all payments are made. Cl. 24 makes arbitration the only forum, with no appointment mechanism | Violates s.31/79 |
| Maintenance | CA Cl. 22 — rate blank, start date given twice and inconsistently, payable 'irrespective of whether or not possession is taken'. No corpus or sinking fund anywhere | Blank |
| Tax escalation | Cl. 2(b) — tax 'at applicable rates as may be notified by the Developer from time to time'; Cl. 3 adds any new taxes, levies or cesses | Uncapped |
| Stamp duty | AFS Cl. 11 — all stamp duty and registration on the purchaser, including any future deficit re-assessment on the twin structure | Buyer bears |
Agreement verdict
Of 15 reviewed clauses, none is buyer-protective and 25 separate provisions conflict with the RERA Act 2016 — most seriously possession without an Occupancy Certificate (s.17), no delay compensation at all (s.18(1)), 18% buyer interest against 0% promoter interest where s.2(za) requires parity, and a blanket defect waiver where s.14(3) mandates a non-waivable five-year liability. Compounding this, the agreements filed with K-RERA are unexecuted templates with blank fill-in lines at every material figure, so the price, payment schedule, completion period and defect liability period cannot be verified from the statutory filing at all. Overall: strongly promoter-favouring, and largely unenforceable as filed.
Unlock all 15 sale-agreement clauses
Including forfeiture, defect liability, area tolerance and the bar on approaching any forum until fully paid.
4 · Infrastructure Adequacy
| Item | Promised in specification | Allocated on approved drawing | Status |
|---|---|---|---|
| Roads — black top | Black Top Roads | 5,930.60 sqm (32.93%) · all 9 m wide | Land allocated |
| Park | Park | 1,805.12 sqm — Park-1 452.54, Park-2 1,352.58 | Land allocated |
| Civic amenity site | Space For Civic Amenities | 933.75 sqm at north-west corner | Handed to Panchayat |
| Sewage / STP | Under Ground Sewage System | Hand-marked arrow. No capacity, no technology, no design drawing | Unquantified |
| Water storage | Water Tank | Hand-marked arrow. No capacity | Unquantified |
| Electrical | Under Ground Electrical System | No transformer rating, no sanctioned load | Unquantified |
| Storm water drains | Concrete Drains Across The Roads | Sanction Cl. 11 requires them covered — spec does not commit to this | Below sanction |
| Rainwater harvesting | Absent from the specification | Mandated by sanction Condition 7 | Non-compliant |
| Solid waste management | Absent entirely | Nothing on drawing or in any document | Missing |
5 · Legal & Compliance Status
| Approval | Authority | Reference / Date | Status |
|---|---|---|---|
| Land conversion — Sy 8/1 | DC, Bangalore Rural | ALN(Ho.A)SR/121/2012-13 · 15.07.2014 | Genuine |
| Land conversion — Sy 8/2 | DC, Bangalore Rural | ALN(Ho.A)SR.104/12-13 · 18.05.2013 | Genuine |
| Revised conversion orders | DC, Bangalore Rural | ALN(Ho.A)SR 27 & 28/2020-21 · 07.10.2020 | Not filed |
| Change of land use | Hoskote Planning Authority | HoYoPra/Bhu.Pa.A/483/2012-13 · 22.04.2013 | Demand notice only |
| Layout sanction | Hoskote Planning Authority | HoYoPra/L.A.T/15/2020-21 · 26.02.2021 | Provisional · lapsed |
| Final layout approval / site release | Hoskote Planning Authority | Required by Condition 4 | Does not exist |
| Relinquishment — roads & parks | Muthsandra Gram Panchayat | HSK-1-10170-2020-21 · 04.02.2021 | Registered |
| Relinquishment — CA site | Hoskote Planning Authority | HSK-1-10169-2020-21 · 04.02.2021 | Registered |
| Water supply NOC | Muthsandra Gram Panchayat | ಮು.ಗ್ರಾ.ಪಂ/121/2021-22 · 27.10.2021 | Genuine |
| Electricity NOC | BESCOM, Hoskote Division | AEE(O&M)/HKT/AE(T)/21-22/1257 | Internal estimate, not an NOC |
| Gram Panchayat works permission | Muthsandra Gram Panchayat | Required by sanction Condition 17 | Not filed |
| Commencement certificate | — | Slot holds a mismatched file | Not filed |
| Advocate title opinion | Trinetra & Partners | R. Madhusudhana Reddy, KAR/833/91 · 06.12.2019 | 6 yrs old |
| Encumbrance certificates | SRO Hoskote | Cert 3,132 & 3,133 · to 18.06.2021 | 5-year blind spot |
6 · Plot Inventory — RERA-verified
Land-use analysis — approved layout
| Use | Sq m | Sq ft | % | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Residential plots (saleable) | 9,338.97 | 100,524 | 51.86 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Roads | 5,930.60 | 63,836 | 32.93 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Park & open space | 1,805.12 | 19,430 | 10.02 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Civic amenity site | 933.75 | 10,051 | 5.19 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| T | o | t | a | l | 1 | 8 | , | 0 | 0 | 8 | . | 4 | 4 | s | q | m | · | 1 | 9 | 3 | , | 8 | 4 | 2 | s | q | f | t | · | 1 | 0 | 0 | % | . | R | e | c | o | n | c | i | l | e | s | e | x | a | c | t | l | y | w | i | t | h | t | h | e | R | E | R | A | p | o | r | t | a | l | . | E | x | c | l | u | d | e | s | 1 | 6 | g | u | n | t | a | s | o | f | ' | B | ' | k | h | a | r | a | b | w | h | i | c | h | w | a | s | n | e | v | e | r | c | o | n | v | e | r | t | e | d | . |
Odd site schedule — filed areas
True
| Site | Sq m | Sq ft | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 141.77 | 1,526 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 2 | 134.43 | 1,447 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 3 | 133.56 | 1,438 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 9 | 126.33 | 1,360 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 22 | 198.09 | 2,132 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 23 | 128.25 | 1,381 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 39 | 92.66 | 997 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 40 | 152.35 | 1,640 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 53 | 129.00 | 1,389 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 61 | 137.53 | 1,480 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| S | i | t | e | 3 | 9 | i | s | t | h | e | s | m | a | l | l | e | s | t | a | t | 9 | 9 | 7 | s | q | f | t | — | 3 | 1 | % | s | m | a | l | l | e | r | t | h | a | n | a | s | t | a | n | d | a | r | d | p | l | o | t | . | S | i | t | e | 2 | 2 | i | s | t | h | e | l | a | r | g | e | s | t | a | t | 2 | , | 1 | 3 | 2 | s | q | f | t | . |
7 · Land Title & Site Risks
Two landholdings, two families, two JDAs six years apart
| Survey No 8/1 | Survey No 8/2 | |
|---|---|---|
| Extent | 2 ac 11 gunta | 2 ac 23 gunta |
| Owners | Prem Kumar R + Masthanaiah Koncha | C. Kamalamma 25% (deceased), C. Mohan 35%, C. Vidya 20%, C. Vandya Srinath 20% |
| JDA date & number | 25.05.2019 · HSK-1-01749-2019-20 | 03.08.2013 · HSK-1-04069-2013-14 |
| Sharing | Owners 42% : Developer 58% | Owners 37% : Developer 63% |
| Signed for promoter by | MD Masthanaiah Koncha | MD Nagabhushana K.C. Reddy |
| Project name in JDA | none | 'CHANDRA KAMAL' (Cl. 13) |
- The portal names three land owners. C. Kamalamma, C. Vidya and C. Vandya Srinath, who together hold 65% of Sy 8/2, are not disclosed at all.
- All three Form B declarations describe the project land as 'Sy. No. 8/1 and 8/2, measuring 2 Acre 11 Guntas' — the extent of 8/1 alone, roughly half the actual 4 acres 18 guntas.
- Three inconsistent Form Bs sit on the record simultaneously; two carry no completion date and misspell the village.
- The defective March version was notarised three months after a corrected June version already existed.
Final Verdict
Section-wise scores
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| C | o | m | p | o | s | i | t | e | 1 | 9 | / | 7 | 0 | — | 2 | 7 | % | . | L | o | w | e | s | t | b | a | n | d | . |
Watch-points
- Both GPAs from the land owners to Chinthala Realty (HSK-4-00175-2019-20 and HSK-4-00201-2013-14) — neither is on the RERA record, and these are the only instruments giving the promoter power to sell.
- C. Kamalamma's death certificate and a legal-heir or succession certificate — her 25% of Sy 8/2 is unprobated intestate succession.
- Book-IV encumbrance certificates from SRO Banashankari and SRO Rajajinagar, 2011 to date — the 11.05.2011 GPA with power to sell was never expressly cancelled on this record.
- The plot allocation agreements under both JDAs — without them nobody can say whether a given plot falls in the promoter's share or a land owner's.
- Renewal of HoYoPra/L.A.T/15/2020-21 beyond 26.02.2023, plus final layout approval and site release under Condition 4.
- Revised conversion orders ALN(Ho.A)SR 27 & 28/2020-21 dated 07.10.2020 — both original orders were breached by six to eight years.
The land is real, converted, and sanctioned for 69 plots, and the plot schedule reconciles exactly with the RERA filing. Everything else argues for extreme caution. The promoter has negative net worth, no revenue in fourteen years, ₹5,594 of cash and ₹2.49 Cr of on-demand director loans. The RERA escrow was opened empty and never used while buyer money moved through a commingled current account from which directors withdrew lakhs. The agreements on file are blank, unsigned templates with 18% buyer interest against zero promoter delay compensation. The only planning permission is a provisional sanction that expressly forbids selling sites, and it lapsed in February 2023.
The single step that neutralises most of the risk: insist that the sale deed be executed by, or with the joinder of, the registered owners of the relevant survey number — not by the promoter alone under a GPA that is not on the RERA record.
This report analyses documents filed with the Karnataka Real Estate Regulatory Authority as at the date of download and market data as at 3 February 2026. It is not legal advice and is not a substitute for an independent title investigation by a lawyer of the buyer's own choosing. Filings may have changed after the download date. Figures attributed to the promoter are the promoter's own declarations.
Project brochure
Brochures leave out the things you need to check
Deep-Dive RERA Report
Builder financials, the 15 agreement clauses and title risks, taken from the project's RERA filings
See a sample report →Key facts
Configurations & pricing
| Type | Price | Saleable | Carpet |
|---|---|---|---|
| 4BHK | ₹2.63 Cr | 2612 sq ft | — |
| 4BHK | ₹3.32 Cr | 3300 sq ft | — |
| 4BHK | ₹3.23 Cr | 3205 sq ft | — |
Indicative pricing from PropVision property database. Contact us for the current price sheet.
Floor plans (3)
Floor plans from the PropVision property database. Verify final unit plans with the builder.
Location & livability
Air Quality Index 43 (pm10 dominant, PM2.5 20.5 µg/m³) · Noise: Very Quiet
Amenities (9)
Specifications
Flooring
| Item | Used in | Notes |
|---|---|---|
| Ceramic Flooring | Low-traffic areas | Most affordable but least durable |
| Vitrified Tiles | Living areas, bedrooms | Better than ceramic – more durable and stain-resistant |
| Wooden Textured | Living areas, bedrooms, balconies | More stylish than ceramic/vitrified with warm aesthetics |
| Marble | Premium spaces | More luxurious than vitrified but requires more maintenance |
| Kota Stone | Multi-purpose areas | Natural stone that's durable and cost-effective; better than ceramic |
| Anti-Skid Tiles | Toilets, wet areas, balconies | Superior to regular tiles for safety in wet areas |
Doors & Windows
| Item | Used in | Notes |
|---|---|---|
| Engineered Wood | Internal doors | Better stability and durability than plain flush doors |
| UPVC Sliding Door | Balconies, exteriors | Superior insulation & sound-proofing vs aluminium |
| Aluminium Sliding Glass | Balconies | Less expensive than UPVC but inferior insulation |
| Aluminium + Mosquito Mesh | Balconies, exteriors | Better than standard aluminium for pest protection |
| Polished Teak Wood | Main doors | Most premium natural option – better aesthetics than engineered wood |
| Timber with Lamination | Internal doors | Better moisture resistance than plain wood |
| Hardwood with PU Coating | External/internal doors | Excellent durability, better than uncoated options |
Paint
| Item | Used in | Notes |
|---|---|---|
| Plastic Emulsion | Interior walls | Basic washable paint, entry-level option |
| Acrylic Emulsion | Interior/exterior | Superior to plastic – better durability & colour retention |
| Textured Paint | Feature walls, exts | Better than flat paints for hiding imperfections |
| Tile Cladding | Exteriors | Most durable exterior option, superior to paint for longevity |
| Oil-Bound Distemper | Budget interiors | Most economical but inferior to emulsions |
Others
| Item | Used in | Notes |
|---|---|---|
| Construction Technology | RCC Framed Structure | |
| Sanitary Fittings | Not Specified |
Legal approvals & clearances
Statutory approvals on record — a key due-diligence signal for buyers.
- removeKhata — Not Available
- verifiedDevelopment Plan — Approved by BDA [document]
- verifiedWater NOC — Approved by BWSSB [document]
- removePollution Board Noc — Not Available
- removeCity Development Plan — Not Available
- verifiedLegal Opinion — Available [document]
- verifiedDevelopment Rights — Available [document]
Frequently asked questions
What is the price of Svasthya Mandala by Hatha Group?expand_more
Svasthya Mandala by Hatha Group is priced from approximately ₹2.63 Cr to 3.32 Cr, across its 4BHK configurations at Varthur. The project's average rate is around ₹10,065/sq ft.
What configurations and sizes does Svasthya Mandala by Hatha Group offer?expand_more
Svasthya Mandala by Hatha Group offers 4BHK (2612 sq ft saleable); 4BHK (3300 sq ft saleable); 4BHK (3205 sq ft saleable).
When is the possession date for Svasthya Mandala by Hatha Group?expand_more
Svasthya Mandala by Hatha Group by Chinthala Realty Private Limited is scheduled for possession in August 2024.
How spacious and low-density is Svasthya Mandala by Hatha Group?expand_more
Svasthya Mandala by Hatha Group has a density of about 16 units/acre over 4.44 acres (69 units), with 48% open space.
Is Svasthya Mandala by Hatha Group a good investment?expand_more
At ₹10,065/sq ft, Svasthya Mandala by Hatha Group is priced below the Varthur market average of ₹11,549/sq ft. Locality investment potential is rated 'Medium'.
Explore more
Get the full Svasthya Mandala by Hatha Group price sheet & floor plans
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