As of 29 Oct 2026
Apartment · JP Nagar · head to head
Adarsh Stratuss vs Esteem Kings Court
Both are apartment projects in JP Nagar, so the location argument is largely settled and what remains is the paperwork. Everything below is filed with Karnataka RERA or researched from the builder, with the source named on each row.
Where they actually differ
- Density: Adarsh Stratuss is ahead, 72 units/acre against 91 units/acre.
- Nearest BWSSB main: Adarsh Stratuss is ahead, ~342 m to the nearest trunk main against ~389 m to the nearest trunk main.
- DOSL Score: Adarsh Stratuss is ahead, 57 / 100 (B) against 51 / 100 (C).
- Quoted price per sqft: Adarsh Stratuss is ahead, ₹13,450 against ₹13,500.
Side by side
| Adarsh Stratuss | Esteem Kings Court | |
|---|---|---|
| DOSL Score | 57 / 100 (B) | 51 / 100 (C) |
| Price | ₹10,300–16,600/sqftbuilder quote, super-built-up, Sep 2025 · over a year old, reconfirm with the builder | ₹13,300–13,700/sqftbuilder quote, super-built-up, Jul 2026 |
| Quoted price per sqftcharged on saleable area, so not directly comparable between projects | ₹13,450 | ₹13,500 |
| Carpet efficiencyshare of the quoted area that is floor inside your walls | 69% (44% loading) | – |
| Price per sqft of carpetthe quoted rate corrected for loading: the only like-for-like price here | ₹19,399 | – |
| Unit sizes | 2,380–2,515 sqft | 1,393–3,147 sqft |
| Status | Under construction | Under construction |
| Completion | 2027 | Feb 2023 |
| Builder overdue sharecity-wide RERA record for the promoter group, not just this project | 55% of 33 filings | – |
| Builder average slip | 26.6 months | – |
| Unsold inventoryhigher unsold stock is negotiating room, and a demand signal | 7% of 54 units | – |
| Units declared | 122 | 96 |
| Densitylower is more open space per home | 72 units/acre | 91 units/acre |
| Nearest BWSSB mainproximity is infrastructure, not a connection | ~342 m to the nearest trunk main | ~389 m to the nearest trunk main |
| Disamenities nearbylandfill, sewage plant, quarry, crematorium, prison or substation close enough to matter | none within range | landfill 1.3 km |
| RERA registration | PRM/KA/RERA/1251/310/PR/200305/003328 | PRM/KA/RERA/1251/310/PR/181122/002159 |
DOSL Score, pillar by pillar
| Pillar | Adarsh Stratuss | Esteem Kings Court |
|---|---|---|
| Land & title | 16.0 / 22 | 10.0 / 22 |
| Execution | 5.0 / 22 | 5.0 / 22 |
| Builder standing | 6.0 / 18 | 11.0 / 18 |
| Financial discipline | 13.0 / 13 | 8.0 / 13 |
| Market signal | 12.0 / 15 | 12.0 / 15 |
| Appreciation outlook | 5.0 / 10 | 5.0 / 10 |
Each project page lists the reason behind every deduction.
Read either one in full
- Adarsh Stratuss by Adarsh Developers: full filing, land schedule and DOSL Score working
- Esteem Kings Court by Esteem Group: full filing, land schedule and DOSL Score working
- Every project in JP Nagar →
This page ranks two projects on filed and researched data, not on suitability. It cannot see the things that decide most purchases: which floor, which facing, how the approach road behaves in a downpour, what the neighbours are like. Visit both, in the monsoon if you can, and verify against certified records before you transact.