How the numbers are built, and why they are independent

What is analysed

Every residential registration of Bengaluru's top 200 developers with Karnataka RERA: 1854 projects from 195 developers as of September 11, 2026. For each one the crawler reads the registration, the quarterly progress updates (construction and booking percentages, money withdrawn from the designated account), extensions, the complaint register and litigation declarations, then the developer's own site for unit sizes and prices where published, and public credit ratings for the promoter entity.

The investment score

Eleven factors, each scored 0–10 with a confidence: expected price growth (the heaviest weight), price against comparables, rental demand and yield, resale liquidity, employment access, transit, social infrastructure, the developer's delivery record, product quality, environment, and legal and approvals. The weighted sum is calibrated so that 50 is the average analysed Bengaluru project and 12 points is one standard deviation (calibrated on 1854 projects, 2026-09-19). 70 and above is well above average; under 40 well below. Where the developer files no price, the price factor is down-weighted and the price is marked assumed.

Developer delivery record is measured from RERA extensions, months past the original completion date, the gap between schedule elapsed and construction done, complaints and NBFC funding, with a Bayesian prior so a developer with three registrations is not judged as harshly or as kindly as one with eighty.

Price growth

A ten-year path per project: the city's base nominal growth (6% a year), the locality's price momentum from dated evidence, affordability against the city, the office and jobs pipeline, supply from RERA filings (months of inventory and new-supply ratio), infrastructure events counted at their probability of landing on time, and project-specific demand and stall signals from the quarterly updates. The five-year figure quoted everywhere is the compound rate of that path, shown with a likely range on each project page.

Net returns

A monthly cash flow for the chosen home: price plus other charges, GST, stamp duty and registration at Karnataka rates, interiors where needed to let, a 75% loan at 8.5% over 20 years by default, rent that starts only after handover and a letting buffer, vacancy, maintenance, repairs, property tax and insurance, then a sale at the projected price less selling costs and the loan balance. Net-wealth CAGR is the compound growth of the buyer's own money over the hold; cash-flow IRR is the same money timed month by month. Plots earn no rent.

Due diligence

Per project: RERA timeline and extensions, construction against bookings, money through the designated account, complaints and their subjects, litigation, land ownership and joint-development structure, NBFC funding, credit ratings, approvals on file, with red flags and the questions to put to the developer in writing. Rule-based; a red flag is a fact from the record, not an opinion.

Observed versus assumed

Every figure carries a kind. Observed comes from a named source with a date. Derived is computed from observed figures. Assumed is a model estimate, marked as such wherever it appears and editable on the project page. Super built-up areas are estimated from RERA carpet areas by segment when the developer does not publish them.

What PropertyLens does not do

• It does not predict prices. Projections are ranges from stated drivers; the growth story on each page shows every input.
• It does not rate developers on reputation. Only the RERA record counts.
• It does not give advice. Nothing here considers your finances, tax position or needs.
• It does not take listings, referral fees or advertising, and it does not sell leads.

Sources

Karnataka RERA project register, quarterly updates and complaint register; the Kaveri registration portal for stamp duty rates; BBMP and BDA for approvals; public credit-rating releases; industry price indices for the city series; developer websites for published prices and unit sizes. Named sources on file include Total Environment (developer), Brigade Group (developer website), Century Real Estate (developer website), DNR Group (developer website), Karnataka RERA (number as reported; registry lookup pending), Industry research / press (Anarock, Knight Frank, Colliers via press), BMRCL / press reports on metro timelines, Platform estimate (interim, not observed), Google Maps (Places, Distance Matrix). Each project page lists its own sources with dates.

Refresh and corrections

The crawler re-reads the filings monthly and the site is rebuilt from scratch, so a score can move when a developer files an extension or a complaint is registered. If you find an error, the fastest fix is a message with the RERA registration number and the field.