# Adarsh Palm Acres Phase 3 — Adarsh Developers, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/adarsh-palm-acres-phase-3-008181 (PropertyLens). Analysis generated 2026-10-18 from Karnataka RERA filings, quarterly promoter updates, public ratings and dated locality evidence. Figures marked "assumed" are model estimates that visitors can edit on the page; "observed" figures come from a named source.

## Summary
- Investment score: 49/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 11.1% per year over 5 years (likely range 7.6%–14.5%); 9.7% per year over 10 years.
- Net-wealth CAGR: 6.5% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 12.0% (all-cash 10.8%). Gross rental yield: 2.4%.
- Status: under construction, RERA handover 2031-09-30. Type: villa, premium segment. Developer: Adarsh Developers (#21 in Bengaluru by RERA registrations).
- Address: Sy no 201/1, 202/2, 215/1, 215/2, 217/1, 217/10 & 217/11 Gattihalli village , Sarjapura hobli , Anekal Taluk, Bangalore urban dist. Pin 560099. Homes: 196. Land: 30.9 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/309/PR/181025/008181.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 2,019 | 2,865 | ₹8,000 (assumed) | ₹2.29 Cr | ₹48,000 (assumed) |
| 4 BHK | 3,012 | 4,275 | ₹8,000 (assumed) | ₹3.42 Cr | ₹72,000 (assumed) |
| 2 BHK | 5,888 | 8,360 | ₹8,000 (assumed) | ₹6.69 Cr | ₹1,40,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹8,000 psf vs premium comps ₹8,500 (-6%; under-construction should price ~8% below ready). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 4.7/10 (city average 6.0, −2.6 points), confidence 38%. Gross yield 2.5% (₹17 psf/month); locality rental demand 6/10.
- Resale liquidity: 6.7/10 (city average 7.6, −1.6 points), confidence 60%. Locality resale depth 6/10; ticket ₹2.29 Cr narrows the buyer pool; UC resale needs builder NOC; 196-home project; RERA sales pace ratio 1.
- Employment access: 3.5/10 (city average 5.2, −3.5 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 40 min, Hebbal (Kirloskar) 45 min, ITPL Whitefield 59 min, MG Road (CBD) 60 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.3/10 (city average 4.8, −0.8 points), confidence 60%. none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~20 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.0/10 (city average 7.0, −2.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 2.1/10 (city average 3.7, −4.1 points), confidence 60%. Adarsh Developers: 17+ projects, on-time 39% (derived); handover 2031-09-30 (RERA); within the RERA timeline, work on schedule (-15 pts).
- Layout, size, age, amenities, maintenance: 9.8/10 (city average 7.3, +3.1 points), confidence 55%. 6 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹6,578 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, −0.1 points), confidence 50%. Plotted-development heavy; social infrastructure still thin
- Legal, title & approvals: 7.7/10 (city average 7.4, +0.6 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BIAAPA/TP 01/DP/17/2012-13 dated 2021-01-13; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 7.5/10 (city average 6.0, +9.8 points), confidence 56%. Model 5-yr price CAGR 11.1% (range 7.6–14.5%).

## Why prices should grow about 11.1% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.2%: Add 1.2%: prices here rose 14.0% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.4%: Subtract 0.4%: at ₹8,000 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.4%: Add 2.4%: 15 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (17 months of unsold stock).
- + 0.3%: Add 0.3% for new roads, metro and water lines, weighted by how likely they are to actually finish: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Satellite Town Ring Road (construction, 2028); Bagalur ITIR / Aerospace expansion (planned, 2030).
- + 1.6%: Add 1.6% for this project itself: unfinished homes are worth more once they are complete.
- = 11.1%: Result: about 11.1% a year, so a home worth ₹2.37 Cr today would be worth about ₹4.01 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.94 Cr. Exit value in year 8: ₹5.11 Cr. Net sale after loan and costs: ₹3.38 Cr. Net rent after running costs: ₹4.3 L. Loan: ₹1.87 Cr (EMI ₹1.6 L per month). All-in cost: ₹2.99 Cr (other charges ₹8.0 L, GST ₹11.9 L, stamp duty and registration ₹15.7 L, interiors ₹34.4 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 21.9%, net-wealth CAGR 13.3%, cash in ₹96.9 L, net rent ₹-1.2 L, net sale ₹2.08 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 14.8%, net-wealth CAGR 8.6%, cash in ₹1.61 Cr, net rent ₹2.8 L, net sale ₹3.28 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 12.0%, net-wealth CAGR 6.5%, cash in ₹1.94 Cr, net rent ₹4.3 L, net sale ₹3.38 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/181025/008181 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-09-30
- 2% built per the latest filing; 33/173 homes booked
- [POSITIVE] No RERA complaints on this project; 3 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- Money to finish: 6/10. finance cost is 8% of the registered budget; last quarter withdrew ₹0.41 cr against ₹0.00 cr collected (−1); only 19% of homes booked (−1)
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. Joint-development land: confirm which units fall in the owners’ share.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 3 on the promoter entity across projects.

### Credit ratings
- Adarsh Nivaas Private Limited: no public rating located

### Questions to put to the developer
1. Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
2. Confirm the price list, floor-rise and other charges for the exact unit.
3. Which date is contractual — 2031-09-30 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
5. What is the land owners’ share of built area and is the unit in the developer’s share?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/309/PR/181025/008181 · promoter Adarsh Nivaas Private Limited (Company) · U45203KA2009PTC051268
- Dates: Start 2025-09-10 · original completion 2031-09-30 · no extensions [green]
- Progress: 2% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 33 of 173 homes booked (140 available)
- Registered cost: Total ₹579 cr · construction ₹494 cr · NBFC principal+interest ₹45.00 cr (8%)
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: Union Bank of India, Kasturba Road, Bangalore (70% construction account)
- Plan sanction: BIAAPA/TP 01/DP/17/2012-13 dated 2021-01-13 · BIAPPA - Bangalore Airport Area Planning Authority
- Land & towers: 30.90 acres (1,25,045 sq m) · Villa No 9 1 homes, 1 floors; Villa No 109 1 homes, 1 floors; Villa No 146 1 homes, 1 floors; Villa No 154 1 homes, 1 floors; Villa No 155 1 homes, 1 floors; Villa No 156 1 homes, 1 floors; Villa No 157 1 homes, 1 floors; Villa No 158 1 homes, 1 floors; Villa No 159 1 homes, 1 floors; Villa No 160 1 homes, 1 floors; Villa No 161 1 homes, 1 floors; Villa No 162 1 homes, 1 floors; Villa No 163 1 homes, 1 floors; Villa No 164 1 homes, 1 floors; Villa No 165 1 homes, 1 floors; Villa No 166 1 homes, 1 floors; Villa No 167 1 homes, 1 floors; Villa No 168 1 homes, 1 floors; Villa No 169 1 homes, 1 floors; Villa No 170 1 homes, 1 floors; Villa No 171 1 homes, 1 floors; Villa No 172 1 homes, 1 floors; Villa No 173 1 homes, 1 floors; Villa No 174 1 homes, 1 floors; Villa No 175 1 homes, 1 floors; Villa No 176 1 homes, 1 floors; Villa No 177 1 homes, 1 floors; Villa No 178 1 homes, 1 floors; Villa No 179 1 homes, 1 floors; Villa No 180 1 homes, 1 floors; Villa No 181 1 homes, 1 floors; Villa No 182 1 homes, 1 floors; Villa No 183 1 homes, 1 floors; Villa No 184 1 homes, 1 floors; Villa No 185 1 homes, 1 floors; Villa No 186 1 homes, 1 floors; Villa No 187 1 homes, 1 floors; Villa No 188 1 homes, 1 floors; Villa No 189 1 homes, 1 floors; Villa No 190 1 homes, 1 floors; Villa No 191 1 homes, 1 floors; Villa No 192 1 homes, 1 floors; Villa No 193 1 homes, 1 floors; Villa No 194 1 homes, 1 floors; Villa No 195 1 homes, 1 floors; Villa No 196 1 homes, 1 floors; Villa No 197 1 homes, 1 floors; Villa No 198 1 homes, 1 floors; Villa No 199 1 homes, 1 floors; Villa No 200 1 homes, 1 floors; Villa No 201 1 homes, 1 floors; Villa No 202 1 homes, 1 floors; Villa No 203 1 homes, 1 floors; Villa No 204 1 homes, 1 floors; Villa No 205 1 homes, 1 floors; Villa No 206 1 homes, 1 floors; Villa No 207 1 homes, 1 floors; Villa No 208 1 homes, 1 floors; Villa No 209 1 homes, 1 floors; Villa No 210 1 homes, 1 floors; Villa No 211 1 homes, 1 floors; Villa No 212 1 homes, 1 floors; Villa No 213 1 homes, 1 floors; Villa No 214 1 homes, 1 floors; Villa No 215 1 homes, 1 floors; Villa No 216 1 homes, 1 floors; Villa No 217 1 homes, 1 floors; Villa No 218 1 homes, 1 floors; Villa No 219 1 homes, 1 floors; Villa No 220 1 homes, 1 floors; Villa No 221 1 homes, 1 floors; Villa No 222 1 homes, 1 floors; Villa No 223 1 homes, 1 floors; Villa No 224 1 homes, 1 floors; Villa No 225 1 homes, 1 floors; Villa No 226 1 homes, 1 floors; Villa No 227 1 homes, 1 floors; Villa No 228 1 homes, 1 floors; Villa No 229 1 homes, 1 floors; Villa No 230 1 homes, 1 floors; Villa No 231 1 homes, 1 floors; Villa No 232 1 homes, 1 floors; Villa No 233 1 homes, 1 floors; Villa No 234 1 homes, 1 floors; Villa No 235 1 homes, 1 floors; Villa No 236 1 homes, 1 floors; Villa No 237 1 homes, 1 floors; Villa No 238 1 homes, 1 floors; Villa No 239 1 homes, 1 floors; Villa No 240 1 homes, 1 floors; Villa No 241 1 homes, 1 floors; Villa No 242 1 homes, 1 floors; Villa No 243 1 homes, 1 floors; Villa No 244 1 homes, 1 floors; Villa No 245 1 homes, 1 floors; Villa No 246 1 homes, 1 floors; Villa No 247 1 homes, 1 floors; Villa No 248 1 homes, 1 floors; Villa No 249 1 homes, 1 floors; Villa No 250 1 homes, 1 floors; Villa No 251 1 homes, 1 floors; Villa No 252 1 homes, 1 floors; Villa No 253 1 homes, 1 floors; Villa No 254 1 homes, 1 floors; Villa No 255 1 homes, 1 floors; Villa No 256 1 homes, 1 floors; Villa No 257 1 homes, 1 floors; Villa No 258 1 homes, 1 floors; Villa No 259 1 homes, 1 floors; Villa No 260 1 homes, 1 floors; Villa No 261 1 homes, 1 floors; Villa No 262 1 homes, 1 floors; Villa No 263 1 homes, 1 floors; Villa No 264 1 homes, 1 floors; Villa No 265 1 homes, 1 floors; Villa No 266 1 homes, 1 floors; Villa no 267 1 homes, 1 floors; Villa No 268 1 homes, 1 floors; Villa No 269 1 homes, 1 floors; Villa No 270 1 homes, 1 floors; Villa No 271 1 homes, 1 floors; Villa No 272 1 homes, 1 floors; Villa No 273 1 homes, 1 floors; Villa No 274 1 homes, 1 floors; Villa No 275 1 homes, 1 floors; Villa No 276 1 homes, 1 floors; Villa No 277 1 homes, 1 floors; Villa No 278 1 homes, 1 floors; Villa No 279 1 homes, 1 floors; Villa No 280 1 homes, 1 floors; Villa No 281 1 homes, 1 floors; Villa No 282 1 homes, 1 floors; Villa No 283 1 homes, 1 floors; Villa No 284 1 homes, 1 floors; Villa No 285 1 homes, 1 floors; Villa No286 1 homes, 1 floors; Villa No 394 1 homes, 1 floors; Villa No 395 1 homes, 1 floors; Villa No 396 1 homes, 1 floors; Villa No 397 1 homes, 1 floors; Villa No 398 1 homes, 1 floors; Villa No 399 1 homes, 1 floors; Villa No 400 1 homes, 1 floors; Villa No 401 1 homes, 1 floors; Villa No 402 1 homes, 1 floors; Villa No 403 1 homes, 1 floors; Villa No 404 1 homes, 1 floors; Villa No 405 1 homes, 1 floors; Villa No 406 1 homes, 1 floors; Villa No 407 1 homes, 1 floors; Villa No 408 1 homes, 1 floors; Villa No 409 1 homes, 1 floors; Villa No 410 1 homes, 1 floors; Villa No 411 1 homes, 1 floors; Villa No 412 1 homes, 1 floors; Villa No 413 1 homes, 1 floors; Villa No 414 1 homes, 1 floors; Villa No 415 1 homes, 1 floors; Villa No 416 1 homes, 1 floors; Villa No 417 1 homes, 1 floors; Villa No 418 1 homes, 1 floors; Villa No 419 1 homes, 1 floors; Villa No 420 1 homes, 1 floors; Villa No 421 1 homes, 1 floors; Villa No 422 1 homes, 1 floors; Villa No 423 1 homes, 1 floors; Villa No 424 1 homes, 1 floors; Villa No 425 1 homes, 1 floors; Villa No 426 1 homes, 1 floors; Villa No 427 1 homes, 1 floors; Villa No 428 1 homes, 1 floors; Villa No 429 1 homes, 1 floors; Villa No 430 1 homes, 1 floors; Villa No 431 1 homes, 1 floors; Villa No 432 1 homes, 1 floors; Villa No 433 1 homes, 1 floors; Villa No 434 1 homes, 1 floors; Villa No 435 1 homes, 1 floors; Villa No 436 1 homes, 1 floors; Villa No 437 1 homes, 1 floors; Villa No 438 1 homes, 1 floors; Villa No 439 1 homes, 1 floors; Villa No 440 1 homes, 1 floors; Villa No 441 1 homes, 1 floors; Villa No 442 1 homes, 1 floors; Villa No 443 1 homes, 1 floors; Villa No 444 1 homes, 1 floors; Villa No 445 1 homes, 1 floors; Villa No 446 1 homes, 1 floors; Villa No 447 1 homes, 1 floors; Villa No 448 1 homes, 1 floors; Villa No 449 1 homes, 1 floors; Villa No 450 1 homes, 1 floors; Villa No 451 1 homes, 1 floors; Villa No 452 1 homes, 1 floors; Villa No 453 1 homes, 1 floors
- Land owners / co-promoters: M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 60/2); M/S.Bangalore Best Reality (P) Ltd,Rep by , its Director Mr. Nischay Jayeshankar (31.0%, Sy 60/3); M/S.Bangalore Best Reality (P) Ltd,Rep by , its Director Mr. Nischay Jayeshankar (31.0%, Sy 60/4P); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 61); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/2); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/3); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/1); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/1) +8 more [amber]
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 0 on this registration (0 open) · 3 on the promoter entity across all its projects [green]
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/181025/008181 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Caveats: Automated analysis: prices, rents and travel times are estimates until listings and Maps data are verified. RERA figures are the promoter’s own filings. Nothing here is legal, tax or investment advice.

## Assumptions used
- Price ₹8,000 per sq ft × 2,865 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹48,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹4.5 per sq ft per month; hold 8 years; selling costs 1.5%.

Related: index of all analysed projects at https://property-lens.ai/llms.txt; JSON for this project at https://property-lens.ai/data/p/adarsh-palm-acres-phase-3-008181.json; printable due-diligence report at https://property-lens.ai/dd/adarsh-palm-acres-phase-3-008181.

PropertyLens scores and projections are model outputs built from dated public evidence and stated assumptions; they are not investment advice.