Karni Opus

1. Project at a glance

Project identity

Land and geographic identity

Development identity

Offering and status

2. The project story

KARNI OPUS is a RERA-registered residential apartment project at Attapur, Rajendranagar Mandal, Ranga Reddy District, on land identified in the project record as Survey Nos. 96, 113 and 114. GHMC’s building permit describes one residential building with two cellar levels, a stilt and ten upper floors. The permit also records a commercial built-up area, but the supplied material does not describe its use or identify commercial units for sale. RERA record RERA filing

The TG-RERA inventory comprises 68 homes—58 three-bedroom and 10 four-bedroom apartments. The portal snapshot shows 12 booked and 56 available, but provides no capture date for those counts. The promoter’s Form B undertakes completion by 23.02.2027; separately, the registration certificate is valid to that date. The latest supplied progress figure is the 46.74% completion reported in the annual audit for the year ending 31 March 2024. It should not be read as current or independently verified site progress. No occupancy or completion certificate is present in the supplied evidence. RERA unit table

3. Master plan, architecture & building design

The GHMC permit sanctions one building on a plot area of 3391.51 Sq. Mtrs, with net plot area also recorded as 3391.51 Sq. Mtrs. Its floor arrangement is 2 Cellar + 1 Stilt + 10 upper floors. The permit separately lists 12,784.47 residential built-up area, 295.48 commercial built-up area, 3600.6 cellar area, 1267.1 stilt area and 5172.9 total parking area; the supplied extraction does not state units for these area entries. These are permit-record figures and should not be treated as carpet or saleable area.

The supplied approved drawing files are identified as layout-plan documents, but their contents were not extracted in the supplied record. Accordingly, the evidence here does not establish building footprint, flats per floor, lift or stair count, internal circulation, open-space distribution, or the location and layout of any commercial portion. The permit identifies a Tot Lot 341.6; the unit for this figure is not stated in the supplied extraction. Document index

4. Homes, configurations & floor plans

The apartment counts, availability and saleable-area ranges below are from the TG-RERA unit inventory. Bookings are the portal’s last-read figures, with no as-of date supplied. Carpet-area figures are software measurements from the approved floor-plan drawings, not RERA-filed measurements; the supplied drawing measurement summary gives configuration ranges and medians, not a unit-by-unit crosswalk. RERA unit table RERA unit details Floor plans

Carpet area is a drawing-based measurement of the home’s internal area under the supplied software measurement method. Saleable area is the RERA-filed area measure and is not interchangeable with carpet area; the supplied measurement notes state that saleable area also counts the home’s share of common areas. The supplied material does not provide a loading figure. RERA unit details Floor plans

Drawing measurements include typical-room examples. A measured 3BHK drawing identifies a drawing room, living/dining area, three bedrooms, kitchen, three toilets and utility; its utility is marked excluded from carpet measurement. A measured 4BHK drawing identifies a drawing room, living/dining area, four bedrooms, kitchen, four toilets and a dress room. These are software measurements from the drawing geometry and should be checked against the drawing itself. RERA unit details

5. Parking & vehicle circulation

The GHMC permit records 2 Cellar + 1 Stilt, with the cellar and stilt approved for vehicle parking, and lists 5172.9 as total parking area (units not stated in the supplied extraction). The permit states that the cellar and stilt approved for parking are to be used exclusively for vehicle parking and not partitioned or converted to another use. No sanctioned car-space or two-wheeler-space count, visitor or accessible-space count, mechanical-parking provision, ramp arrangement, or unit-specific parking allocation is established by the supplied evidence.

The RERA unit inventory marks some apartments as mortgaged, but this does not establish an individual buyer’s parking allocation. A parking bay shown in a plan, if any, would not by itself establish exclusive ownership; the supplied documents do not provide a unit-wise parking allocation schedule. RERA unit table

6. Amenities, recreation & open spaces

The GHMC permit includes a Tot Lot 341.6 (unit not stated in the supplied extraction), rainwater-harvesting pits, a transformer space and a garbage house. It also requires tree planting around the site and at the front, and says the tot-lot is to be fenced and maintained as greenery before issue of the occupancy certificate. The promoter’s brochure lists additional facilities; these are marketing claims, not evidence that the facilities have been completed or independently inspected. Promoter website

7. Utilities, building services & safety

The GHMC permit lists six rainwater-harvesting pits, a transformer space and a garbage house, and requires construction of a rainwater-harvesting structure. It requires public water and electricity connections to be provided only on production of an occupancy certificate. The permit also requires an occupancy fire NOC before an occupancy certificate and assigns responsibility for fire-fighting installation and means of escape to the parties identified in the permit. These are permit requirements; the supplied evidence does not establish completion or current compliance.

8. Location, access & connectivity

The registered revenue location is Attapur village, Rajendranagar Mandal, Ranga Reddy District, PIN 500048. The GHMC permit records the project north boundary as a 40 Ft Wide Road. The supplied cadastral centroid is 17.365545728119688, 78.43693117630664; it is a survey-level reference. RERA record RERA filing Cadastral map

A supplied location record gives HITEC City — 10.7 km. The promoter’s brochure lists nearby destinations and distances, including ISKCON Temple 1.1 km, ZOI Hospital 1.4 km, Ratnadeep Supermarket 1.6 km, Reliance Digital 1.9 km, Mantra Mall 2.6 km, Edify World School 3.0 km, Charminar 5.5 km, Banjara Hills 10 km, Appa Junction 11 km and RGI Airport 22 km; these are brochure-provided distances. No public-transport details are supplied. Location record Promoter website

9. Developer & development status

The registered promoter is KARNI ESTATES INDIA PRIVATE LIMITED, a company, with GSTIN 36AADCK1945Q1Z1. The project record gives the promoter address as H.No-4-6-26/3, PV Narasimha Rao Expy, Inner Ring Road, Attapur, Rajendranagar, Ranga Reddy, 500048. The promoter’s website is listed as https://karni.co.in/projects/opus.html. The RERA registration resolution authorises Amit Kumar Sarda to submit and sign project-registration documents. Corporate record Parties record

The promoter’s Form B declares completion on or before 23.02.2027. The supplied annual audit report covers 01.04.2023 to 31.03.2024 and reports 46.74% project completion; no later progress certificate or independent site verification is supplied. No occupancy or completion certificate is identified in the available project documents. Document index

10. Approvals, official records & documents

The GHMC permit states that construction must follow the sanctioned plan, that commencement and completion notices are required, and that an occupancy certificate is compulsory before occupation. Its full conditions remain part of the permit record; the table above is a summary, not a substitute for the complete document.