DS-MAX vs Phoenix Mills
67 Bengaluru projects from Karnataka RERA filings, as of September 11, 2026.
Phoenix Mills has the better delivery record; Phoenix Mills's projects score higher on investment merit
From Karnataka RERA filings: DS-MAX 64% of registrations needed no extension with 13 of 27 under-construction projects past their original date and 19 promoter complaints; Phoenix Mills 69% of registrations needed no extension with 2 of 8 past date and 1 complaints. Median project score: DS-MAX 45, Phoenix Mills 59. Judge the specific project, not just the brand.
Side by side
| Measure | DS-MAX | Phoenix Mills |
|---|---|---|
| Projects analysed | 53 | 14 |
| On-time rate (no extension filed) | 64% | 69% |
| Under construction past original RERA date | 13 of 27 | 2 of 8 |
| Average months overdue (late projects) | 31 | 32 |
| Extensions filed | 20 | 6 |
| Promoter complaints at K-RERA | 19 | 1 |
| Red flags across projects | 25 | 8 |
| Projects with litigation declared | 0 | 0 |
| Median investment score | 45 | 59 |
| Best project score | 68 | 72 |
| Median projected growth / yr | 9.0% | 11.2% |
| Median cash-flow IRR | 5.8% | 10.1% |
| Median gross yield | 3.5% | 2.6% |
| Median price per sq ft | ₹7,200 | ₹6,100 |
| Ready · under construction | 26 · 27 | 6 · 8 |
| Localities active in | 15 | 2 |
Green marks the better value on each line. Karnataka RERA filings and K-RERA complaint register as of September 11, 2026.
Best-scored DS-MAX projects
Best-scored Phoenix Mills projects
Questions people ask
DS-MAX or Phoenix Mills: which is the more reliable builder?
From Karnataka RERA filings: DS-MAX 64% of registrations needed no extension with 13 of 27 under-construction projects past their original date and 19 promoter complaints; Phoenix Mills 69% of registrations needed no extension with 2 of 8 past date and 1 complaints. Median project score: DS-MAX 45, Phoenix Mills 59. Judge the specific project, not just the brand.
Scores and projections are model outputs built from dated public evidence (Karnataka RERA filings, promoter quarterly updates, complaint registers, public ratings) and stated assumptions. They are research, not investment advice. How the numbers are built.