What a phase actually determines
A phase is not a marketing division. It is a separate registration with its own legal position, and three practical consequences follow.
| What it determines | Why it matters to you |
|---|---|
| Which RERA registration governs your plot | That registration carries the declared position you can hold the developer to |
| Which quarterly filings apply | Progress is reported per phase, not per township |
| When your infrastructure completes | Roads, water, drainage and power are delivered phase by phase |
| What is built around you, and when | An earlier phase can sit beside an active construction site for years |
Panorama publishes 539 plots across two separately RERA registered phases. Both registration numbers appear in the footer of every page on this site.
Phase 1, open now
The developer publishes Phase 1 as open now. For a plot buyer that is the most useful status there is, because the deliverable on a plotted project is infrastructure and infrastructure that exists can be walked.
What to do with that:
- Walk to your actual plot, not to the entrance. Check the road serving it, the boundary markers and the dimensions against the sanctioned layout.
- Verify the published infrastructure: wide roads, underground water and rainwater systems, full power backup, 24/7 security. Ask to see where the services run.
- Check the amenities. Ask whether Club Sumadhura and the 50 plus amenities are built, under construction or planned, and in which phase.
- Read the registration anyway. Open does not remove the need to check the declared position and the filings. The seven checks still apply.
Phase 2
The second phase carries its own registration, its own declared position and its own filings. We do not publish its status, because it changes and we do not hold it.
What to establish before buying into it:
- The declared completion position on that registration, and whether it has been extended.
- What infrastructure is complete on that phase today, verified on foot rather than described.
- Whether the sanction and conversion orders cover both phases or only one. Why the sanctioning authority is the first question for any plot.
- Whether the price differs from Phase 1 for the same plot size.
Living beside an active phase
If you buy in Phase 1 and build soon, you may be living beside Phase 2 construction: trucks, noise, dust and a shared access road, for as long as that phase takes.
That is normal in a township and it is not a reason to avoid one. It is a reason to ask what will be under construction around your plot after you move in, and for how long, before you commit.
The same consideration applies in reverse: buying in Phase 2 may mean an established neighbourhood around you from the start, which some buyers value more than being first.
Want the phase details and registrations for a specific plot?
Ask the project team which phase a plot sits in, for that phase's RERA registration, and for the approved layout plan showing your plot number.
What to ask
- Which phase is this plot in, and what is that phase's RERA registration number?
- What is the declared position on that registration, and has it been extended?
- Does my plot number appear on the approved layout plan for that phase?
- What infrastructure is complete on that phase today?
- Which phase are the clubhouse and amenities in, and when do they open?
- What will be under construction around my plot after I build, and for how long?
- Does the price differ between phases for the same plot size?
For the wider picture of what the airport corridor offers and what it asks in return, see Devanahalli and the airport corridor.
How many phases does Sumadhura Panorama have?
Two, each separately registered with Karnataka RERA, together covering 539 plots in a township of over 100 acres. Phase 1 is published as open now.
What does a phase determine for a plot buyer?
Which RERA registration governs your plot and therefore which declared completion position and which quarterly progress filings apply to you. It also determines when the infrastructure serving your plot is complete and whether neighbouring land will be under construction after you buy.
Is Phase 1 better than Phase 2?
Not inherently. Phase 1 being open now means its infrastructure should be verifiable on the ground today, which removes a layer of uncertainty. Buying in an earlier phase of a township also usually means living beside later construction for a period. Which matters more depends on when you intend to build.
Which phase are the amenities in?
Ask the project team directly. In a phased township the clubhouse and amenity areas can sit in either phase, and a plot delivered on time whose amenities arrive later is a partial delivery. The answer should be documented rather than described.
Should I check both registrations?
Check the one covering your plot in detail, and look at the other for context. Both numbers are published in the footer of every page on this site and can be searched on rera.karnataka.gov.in.
Does the phase affect price?
It can, since developers commonly price later phases differently as a township establishes. Only the 1,200 sq ft entry price is published, so ask for the price of your plot size in your specific phase rather than assuming a single rate across the township.