Vaishnavi AT-One Life Phase 4 Overview

The Developer and the Promoters of Record

The developer brand is Vaishnavi Group, a Bengaluru developer whose corporate office is at #2/2, Walton Road, off Vittal Mallya Road, Bengaluru 560001.

The promoters of record for this registration are two entities, filed jointly: Vaishnavi AT-One Life Park LLP and AT-One Estates Private Limited. Karnataka RERA records the Type of Firm for this project as Other (JOINT VENTURE). The promoter address printed on the signed certificate is No. 143, Infantry Road, Bengaluru Urban, Karnataka 560001.

What "AT-One" actually is

AT-One is a Vaishnavi Group sub-brand carried by a family of group special-purpose entities, adopted between 2022 and 2026. The name changes are on the GLEIF register: Vaishnavi 81 Infrastructures LLP became Vaishnavi AT-One Infrastructure LLP around 4 July 2024, and Cosmos Realty and Leisure Pvt Ltd became AT-One Estates Pvt Ltd on 28 January 2026.

So the accurate formulation is this: AT-One is the brand Vaishnavi Group uses across its recent projects, and the Phase 4 registration is a joint venture between two entities - Vaishnavi AT-One Life Park LLP and AT-One Estates Private Limited. We have found no public source that describes AT-One as an outside joint-venture partner, a design partner or an investor, and we do not say it is. Equally, we do not say it is merely a Vaishnavi trading style. Neither reading is established.

The four registrations, and why the promoter name changes

All four registered through the same Bengaluru Rural division office code, 1250/303.

If you check the register yourself you will notice the promoter name changes between Phase III and Phase IV, and it is worth saying plainly that this is not a change of developer. Cosmos Realty and Leisure Pvt Ltd and AT-One Estates Pvt Ltd are the same company under two names - one CIN, one LEI, name change effective 28 January 2026. Two independent primary sources confirm it.

Note also that Phases I to III are in Bettanahalli, a different revenue village in the same hobli. Phase 4 is in Kamenahalli. Aggregators and portals routinely index this whole estate under Bettanahalli; for Phase 4 that is wrong. And Phase 4 is not adjacent to the delivered phases: it is on Kamenahalli land close to them, but the mapped road route between them runs 4.4 km, because no direct road north from the earlier layout into Kamenahalli is mapped.

The Regulatory Position

Registrations and approvals held

Every conversion order is a Deputy Commissioner, Bangalore Rural alienation and conversion to residential use. That the earliest of them dates to 2005 and the most recent to July 2025 tells you the land was assembled over a long period, which is normal here.

All four AT-One Life phases carry a BIAAPA sanction: Phase I under BIAAPA/TP/LAO/50/2021/22, Phase II under BIAAPA/TP/LAO/06/2022-23/1057, Phase III under BIAPPA/TP/LAO/83/2023-24/24-25 and Phase IV under BIAAPA/TP/LAO/2024-25.

One caveat on independent verification: we could not cross-check the BIAAPA sanction against BIAAPA's own website, because biaapa.in returns HTTP 410 and biaapa.karnataka.gov.in does not resolve. The Karnataka RERA record is a primary source and is sufficient, but if you want an independent check, ask for the sanctioned layout plan itself.

Approvals explicitly not held

The promoter declared No on the filing to each of the following: the MoEF / KSPCB clearance for layouts above 50 acres; an Airport Authority of India NOC; Fire and Safety; Horticulture; PWD; and BSNL or telecom. The environmental-clearance annexure is blank.

There is no environmental clearance for this project, and none is required. A plotted layout of this size sits below the EIA Schedule 8(b) threshold. The absence of an EC here is not a doubt about the project's existence or its paperwork - the signed Karnataka RERA certificate settles existence. It should not be presented as a gap, and nobody should tell you an EC exists.

Planning authority, khata and civic status

A gram-panchayat khata is not a defect - it is the correct instrument for this jurisdiction, and the BIAAPA-sanction-plus-panchayat-khata chain is what every layout in this belt carries. But it is a different document from a BBMP khata, and if you are comparing this project against something inside the city, that difference belongs in the comparison.

Complaints and litigation

Karnataka RERA records zero complaints against the project and zero against the promoter. At registration in May 2026 the promoter declared no land litigation and filed a non-litigation affidavit.

That is not the whole picture, and here is the rest of it.

The promoter's quarterly update to Karnataka RERA for Q1 of FY2026-27, filed on 16 July 2026, discloses one pending civil matter - an original suit for permanent injunction before the Senior Civil Judge, Devanahalli, Case No. 774 of 2025. The same filing records that no preventive, interim, final or stay order has been issued. Karnataka RERA shows zero complaints against either the project or the promoter.

The parties, the subject matter and the current status of OS 774/2025 are not established. Karnataka's eCourts search is CAPTCHA-gated and we did not bypass it. We are not going to speculate on what the suit concerns, we are not going to call it a minor procedural matter, and we are not going to inflate it either. If you are close to a decision, this is a specific, named case number you can put to the developer's legal team and to your own advocate.

The Ownership Model

What you buy here is a converted residential plot on gram-panchayat khata, sold by a two-entity joint venture, in a project whose money position is unusually clean on the file.

• Two joint promoters, with a registered joint venture agreement filed with Karnataka RERA on 12 May 2026 and a registered joint development agreement over Sy 65 dated 30 April 2026 at the Sub-Registrar, Devanahalli.
• Gram Panchayat khata on all seven survey numbers, issued through e-Swathu, with every survey number carrying a Deputy Commissioner conversion order to residential use.
• No borrowing on this project. The filing records "Is there any Borrowing?: No".
• No RERA-registered agents declared. The filing records NO. If someone approaches you as a registered channel partner for this project, that claim is not on this file.
• ₹0 withdrawn from the RERA-designated bank account as at 16 July 2026, against ₹1.62 crore collected from purchasers.
• No association of allottees formed yet, which is expected this early.

Project finance as filed

The ₹109.55 crore figure is the promoter's certified development cost. It is not the value of the project and it is not a guide to price. Do not divide it by 227, and treat any page that does as unreliable.

Timeline

Site works began on 16 February 2026, before registration and before the filed start date of 1 May 2026. That is normal and lawful for a layout - site works precede registration; sales do not. It is not an irregularity and should not be presented as one.

Where construction actually stands

The promoter's July 2026 quarterly filing reports 65% completion overall, with plot formation at 70% and internal roads at 40%; power supply and plantation had not started, and ₹9.4 crore of an estimated ₹30.7 crore construction budget had been spent. The headline 65% is the promoter's own single-line self-assessment; the component table and the spend both point lower, and both are on the same filing.

On sales, two Agreements for Sale out of 227 plots and no sale deeds at all, with ₹1.62 crore collected as at 16 July 2026. This is an early-stage sales position, and there is no scarcity here to invoke.

The delivery record across the earlier phases

666 of 672 plots sold across three delivered phases, every one applied for completion ahead of its filed date, no extensions granted, no complaints. That is sourced to Karnataka RERA rather than to the developer, which is what makes it worth reading. It is one of the rare cases where a developer's track-record line survives contact with the register.

Against that record, the filed 18 December 2027 completion date for Phase 4 - with no extension applied for - is a commitment with some evidence behind it rather than a number on a brochure. It is also early against the corridor's competing plotted launches.