Nirvana County

1. Project at a glance

Project identity

Land and geographic identity

Development identity

Offering and status

2. The project story

NIRVANA COUNTY is recorded with TG-RERA as a plotted-development project in Ibrahimpatnam, Ranga Reddy district. The RERA identity covers the survey numbers listed above and a net site area of 85530.15 sq m. The HMDA draft-layout record describes an open-plot layout, with areas set aside for plots, internal roads, park and social infrastructure. RERA record RERA filing

The project’s RERA-filed completion undertaking gave 26/04/2024 as the completion date. A later architect’s Form 1A, dated 25-01-2026, certifies the open layout as completed and records HMDA certificate 1436/HMDA/SWFL/2026, issued 12-01-2026. This is documentary completion evidence; it is not an independent site inspection by this report.

3. Master plan, architecture & building design

This is a plotted layout, rather than an apartment or tower development. The HMDA draft-layout record gives a total site area of 86602.23 sq m, a master-plan-road-affected area of 1072.08 sq m, and a net site area of 85530.15 sq m. Its land-use schedule records 51977.45 sq m for plots, 24438.04 sq m for layout roads, 6974.12 sq m for park, and 2140.51 sq m for social infrastructure; the amenities-area entry is 0.

The drawing-derived layout figures are software-read from the approved layout drawing and should be checked against the original drawing. The supplied layout record also identifies 53 mortgage plots, plots 1–38 and 50–64, with an area of 7918.49 sq m; this describes approval security, not a building or residential configuration. Layout record

The later final-layout record describes 316 plots, a net layout area of 82600.24 sq m, roads of 23668.94 sq m, open space of 6283.44 sq m, social infrastructure of 2067.0 sq m, and utilities area of 196.16 sq m. The final-layout record also lists internal-road widths of 9m, 9.14m, 10.63m and 12.19m, alongside a 30m proposed road width.

4. Homes, configurations & floor plans

The offering evidenced by the project record is open plots, not flats. No RERA-filed plot-size bands, booked/available inventory counts or unit-wise saleable areas are supplied. The two available drawing sheets are layout sheets, and the supplied floor-plan measurement record reports no measured flats. RERA record Floor plans

The layout extraction records 316 plots in the later HMDA final-layout record. Plot-by-plot sizes and a complete software-measured plot schedule are not available in the supplied layout data. Layout record

For clarity, the RERA land schedule’s 51977.45 sq m “Plotted area” is a layout land-use figure, not a unit carpet area or apartment saleable area. No carpet-area, balcony/utility-area or common-area-loading measurements are supplied for this plotted development. Floor plans

5. Parking & vehicle circulation

No dedicated common-parking area or plot-wise parking allocation is stated in the supplied final-layout land-use schedule; that schedule records common parking area as 0.0. Individual plot owners’ future parking provision is not established by this project-level layout data.

The final-layout record includes internal roads and requires roads to remain open for public access; it lists road widths including 9m, 9.14m, 10.63m and 12.19m, and a 30m proposed road width. No separate visitor-parking count, accessible-parking count, parking bay schedule or EV-charging installation status is evidenced for the layout.

6. Amenities, recreation & open spaces

The RERA amenities progress record reports internal roads and footpaths, green strip/tot-lot/park, street lighting and rainwater harvesting at 100%; water supply at 10%; electrical meter room/sub-station/receiving station and aggregate recreational open space at 5%; and sewerage, storm-water drains, community buildings, sewage treatment/disposal, solid-waste management, energy management and fire-safety requirements at 0%. These are disclosed progress percentages, not independently verified completion findings. RERA amenities

7. Utilities, building services & safety

The HMDA draft-layout record lists common septic tank/STP, internal water-supply pipelines, overhead tank, transformer, avenue plantation, park development, rainwater-harvesting pits, storm-water drains, underground drainage lines, street lights, solid-waste disposal/dumping space and bio-compost among the planned layout infrastructure.

The later final-layout record lists water supply, sewerage and drainage disposal systems, street lighting, rainwater-harvesting structure and SUMP/OHT and septic-tank items. Its conditions also refer to a transformer space, garbage house and maintenance of the layout’s water, sewerage, drainage and street-lighting systems. These are documentary provisions or listed facilities; the supplied evidence does not establish capacities or independently verify current operating condition.

No apartment lifts, building fire-system design, building-level backup-power capacity, CCTV/access-control specification or accessible-circulation schedule is supplied for this plotted layout. The final-layout record includes general conditions concerning safety clearances and fire/life-safety requirements for subsequent building permissions; those conditions do not establish that a particular plot’s future building has obtained those approvals.

8. Location, access & connectivity

The RERA-filed location is KHALSA, Ibrahimpatnam Mandal, Ranga Reddy district, PIN 501506. The HMDA draft-layout document identifies Ibrahimpatnam (Khalsa) Village. RERA record RERA filing

The layout records a 30m proposed master-plan road and internal road widths including 9m, 9.14m, 10.63m and 12.19m. The supplied location dataset also gives approximate sampled distances of 1.8 km to the nearest sampled Outer Ring Road interchange, 0.5 km to City Model High School, 0.2 km to Shadow Hospitals and 1.7 km to iON Digital Zone, Hayath Nagar Road, Arunodhaya Nagar. These are dataset measurements, not travel-time claims. Location record

9. Developer & development status

The registered promoter is ITHIKA DEVELOPERS LLP, an LLP, with GSTIN 36AAIFI1302D1Z0. The RERA record gives its office address as B, Nagendra Nagar, Ibrahimpatnam (Khalsa), KHALSA, Ibrahimpatnam, Ranga Reddy, 501506. Corporate record Parties record RERA record

The Form B affidavit is dated 03/06/2021, made by authorised signatory CHINTAKUNTA PRAMODE KUMAR, and states a completion undertaking of 26/04/2024. The later Form 1A, dated 25-01-2026, certifies completion of the open layout and records the HMDA certificate issued 12-01-2026. The certificate scope is the layout project, not individual buildings subsequently constructed on plots.

The promoter website and brochure identify ITHIKA GROUP as the marketing/development brand; that brand is distinct from the registered legal promoter named in the TG-RERA record. The brochure lists contact details, but no official project contact details beyond those marketing materials are established here. Promoter website Corporate record

10. Approvals, official records & documents