# Adarsh Stratuss Phase 1 — Adarsh Developers, Bannerghatta Road / JP Nagar / Arekere, Bengaluru

Source: https://property-lens.ai/p/adarsh-stratuss-phase-1-003328 (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: 9.8% per year over 5 years (likely range 6.4%–13.3%); 8.7% per year over 10 years.
- Net-wealth CAGR: 4.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 6.2% (all-cash 7.4%). Gross rental yield: 3.0%.
- Status: under construction, RERA handover 2025-11-28. Type: apartment, premium segment. Developer: Adarsh Developers (#21 in Bengaluru by RERA registrations).
- Address: Khata NO.1224,Survey no 18 / 2A / 1, Sarakkikere Village, Uttarahalli Hobli , Ward no 187.BANGALORE - 560078. Homes: 54. Land: 1.7 acres. Launched: 2020.
- RERA registrations: PRM/KA/RERA/1251/310/PR/200305/003328.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 969 | 1,375 | ₹10,650 (assumed) | ₹1.46 Cr | ₹37,500 (assumed) |
| 2 BHK | 1,023 | 1,450 | ₹10,650 (assumed) | ₹1.54 Cr | ₹39,000 (assumed) |
| 3 BHK | 1,668 | 2,370 | ₹10,650 (assumed) | ₹2.52 Cr | ₹56,500 (assumed) |
| 3 BHK | 1,744 | 2,475 | ₹10,650 (assumed) | ₹2.64 Cr | ₹58,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹10,650 psf vs premium comps ₹11,000 (-3%; 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: 6.4/10 (city average 6.0, +0.9 points), confidence 38%. Gross yield 3.1% (₹27 psf/month); locality rental demand 9/10.
- Resale liquidity: 7.6/10 (city average 7.6, −0.0 points), confidence 60%. Locality resale depth 8/10; ticket ₹1.46 Cr narrows the buyer pool; UC resale needs builder NOC; 54-home project; RERA sales pace ratio 0.93.
- Employment access: 7.3/10 (city average 5.2, +4.2 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Koramangala (Forum) 16 min, MG Road (CBD) 26 min, ORR Bellandur (Ecospace) 31 min, Electronic City Ph-1 31 min; 2 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.9/10 (city average 4.8, +2.1 points), confidence 60%. Green Line JP Nagar / Yelachenahalli; Pink Line Bannerghatta Road stations ~2027; airport ~96 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 8.5/10 (city average 7.0, +1.6 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 0.6/10 (city average 3.7, −8.1 points), confidence 60%. Adarsh Developers: 17+ projects, on-time 39% (derived); handover 2025-11-28 (RERA); 10 months past the RERA completion date, 2 extensions, work behind schedule (-25 pts).
- Layout, size, age, amenities, maintenance: 9.0/10 (city average 7.3, +2.1 points), confidence 55%. 32 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹5,261 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 6.8/10 (city average 5.8, +2.1 points), confidence 50%. Bannerghatta Road congestion; good BWSSB coverage in JP Nagar
- Legal, title & approvals: 4.6/10 (city average 7.4, −5.7 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 3 red flags (−3.9 pts).
- Expected price growth (5-yr CAGR model): 5.9/10 (city average 6.0, −0.3 points), confidence 56%. Model 5-yr price CAGR 9.8% (range 6.4–13.3%).

## Why prices should grow about 9.8% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.9%: Add 0.9%: prices here rose 11.9% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- + 0.0%: Prices are still affordable enough that this does not slow growth.
- + 1.2%: Add 1.2%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.9%: Add 0.9%: few unsold homes in the area (9 months of stock), so sellers have the upper hand.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Pink Line Kalena Agrahara–Nagawara (construction, 2027); Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029).
- + 0.7%: Add 0.7% for this project itself: unfinished homes are worth more once they are complete.
- = 9.8%: Result: about 9.8% a year, so a home worth ₹1.52 Cr today would be worth about ₹2.42 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.34 Cr. Exit value in year 8: ₹3.02 Cr. Net sale after loan and costs: ₹2.04 Cr. Net rent after running costs: ₹23.5 L. Loan: ₹1.19 Cr (EMI ₹1.0 L per month). All-in cost: ₹1.86 Cr (other charges ₹5.1 L, GST ₹7.6 L, stamp duty and registration ₹10.0 L, interiors ₹16.5 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -15.3%, net-wealth CAGR -15.3%, cash in ₹50.4 L, net rent ₹1.0 L, net sale ₹54.1 L.
- Hold bare, rent unfurnished (8 years): IRR 8.2%, net-wealth CAGR 6.0%, cash in ₹1.21 Cr, net rent ₹19.5 L, net sale ₹2.02 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 6.2%, net-wealth CAGR 4.8%, cash in ₹1.34 Cr, net rent ₹23.5 L, net sale ₹2.04 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/200305/003328 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 2× — from 2024-02-28 to 2025-11-28 (already passed)
- 75% built per the latest filing; 50/54 homes booked
- [RED FLAG] 15 RERA complaints on this project; 24 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 3/10. 2 extensions on the registration (−4); a registration completion date has already passed (−2)
- Legal & complaints: 6/10. 15 RERA complaints on the project (−3)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹94.28 cr, withdrew ₹82.06 cr; 93% of homes booked (+1)
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. Registration extended 2 times: original completion 2024-02-28, now 2025-11-28.
2. RERA completion date 2025-11-28 has passed without a completion application.
3. 15 K-RERA complaints on this registration.

### Complaints and disputes
- 15 complaints on this project at K-RERA (null open); 24 on the promoter entity across projects.

### Credit ratings
- M/s Adarsh Developers: 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 — 2025-11-28 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/310/PR/200305/003328 · promoter M/s Adarsh Developers (Partnership Firm) · EX/PRM/KA/RERA/1251/310/PR/250129/003328
- Dates: Start 2020-02-28 · original completion 2024-02-28 · 2 extensions: Covid Extension → 2024-11-28, Section 6 Extension → 2025-11-28 · current date has passed [red]
- Progress: 75% complete per quarterly filing Q3 2025-26 (submitted 2026-01-30) · 50 of 54 homes booked (4 available)
- Registered cost: Total ₹143 cr · land ₹33.52 cr · construction ₹110 cr
- RERA bank account: HDFC, Richmond Road Branch (70% construction account)
- Land & towers: 1.70 acres (6,876 sq m) · Adarsh Stratuss Phase 1 54 homes, 13 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 15 on this registration · 24 on the promoter entity across all its projects [red]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/310/PR/200305/003328 (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 ₹10,650 per sq ft × 1,375 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹37,500 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-stratuss-phase-1-003328.json; printable due-diligence report at https://property-lens.ai/dd/adarsh-stratuss-phase-1-003328.

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