# Adarsh Welkin Park Villas — Adarsh Developers, Electronic City / Hosur Road / Bommasandra, Bengaluru

Source: https://property-lens.ai/p/adarsh-welkin-park-villas-006224 (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: 46/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.1% per year over 5 years (likely range 5.6%–12.5%); 8.0% per year over 10 years.
- Net-wealth CAGR: 3.3% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 5.0% (all-cash 7.2%). Gross rental yield: 2.9%.
- Status: under construction, RERA handover 2027-10-31. Type: villa, premium segment. Developer: Adarsh Developers (#21 in Bengaluru by RERA registrations).
- Address: SY. NO.32/1, 32/3 & 32/4 OF. Homes: 115. Land: 22.61 acres. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/308/PR/020923/006224.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 2,013 | 2,860 | ₹7,350 (assumed) | ₹2.10 Cr | ₹52,500 (assumed) |
| 4 BHK | 2,648 | 3,760 | ₹7,350 (assumed) | ₹2.76 Cr | ₹69,000 (assumed) |
| 4 BHK | 2,788 | 3,960 | ₹7,350 (assumed) | ₹2.91 Cr | ₹73,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹7,350 psf vs premium comps ₹7,800 (-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: 6.3/10 (city average 6.0, +0.7 points), confidence 38%. Gross yield 3.0% (₹18 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.5/10 (city average 7.6, −0.1 points), confidence 60%. Locality resale depth 7/10; ticket ₹2.10 Cr narrows the buyer pool; UC resale needs builder NOC; 115-home project; RERA sales pace ratio 1.32.
- Employment access: 7.5/10 (city average 5.2, +4.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 14 min, ORR Bellandur (Ecospace) 21 min, Koramangala (Forum) 33 min, ITPL Whitefield 41 min; 2 of 7 major hubs within 30 min; 5 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.4/10 (city average 4.8, +1.2 points), confidence 60%. Yellow Line Electronic City / Bommasandra (Aug 2025); no planned station within 2 km; airport ~100 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.0/10 (city average 7.0, +0.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 3.5/10 (city average 3.7, −0.5 points), confidence 60%. Adarsh Developers: 17+ projects, on-time 39% (derived); handover 2027-10-31 (RERA); within the RERA timeline, work on schedule (-16 pts).
- Layout, size, age, amenities, maintenance: 9.3/10 (city average 7.3, +2.6 points), confidence 55%. 5 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,611 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.1 points), confidence 50%. Industrial belt; borewell dependence; Hosur Road noise
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan NM /A.S/ A.A -1 / T.S -4 / E-27/ 2021- 2022 dated 2022-03-23; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 4.9/10 (city average 6.0, −6.6 points), confidence 56%. Model 5-yr price CAGR 9.1% (range 5.6–12.5%).

## Why prices should grow about 9.1% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.0%: Add 1.0%: prices here rose 12.6% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%: Subtract 0.1%: at ₹7,350 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.2%: Add 1.2%: 5 million sq ft of new offices nearby means more people wanting homes here.
- − 0.7%: Subtract 0.7%: many new homes are being built here (25 months of unsold stock), which keeps prices in check.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Satellite Town Ring Road (construction, 2028); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 1.5%: Add 1.5% for this project itself: unfinished homes are worth more once they are complete.
- = 9.1%: Result: about 9.1% a year, so a home worth ₹2.18 Cr today would be worth about ₹3.36 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.92 Cr. Exit value in year 8: ₹4.11 Cr. Net sale after loan and costs: ₹2.63 Cr. Net rent after running costs: ₹24.4 L. Loan: ₹1.71 Cr (EMI ₹1.5 L per month). All-in cost: ₹2.77 Cr (other charges ₹7.4 L, GST ₹10.9 L, stamp duty and registration ₹14.4 L, interiors ₹34.3 L).

## Exit plans compared
- Sell at handover, no interiors (2 years): IRR 13.2%, net-wealth CAGR 9.2%, cash in ₹51.4 L, net rent ₹1.5 L, net sale ₹96.7 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 8.1%, net-wealth CAGR 5.3%, cash in ₹1.61 Cr, net rent ₹19.8 L, net sale ₹2.58 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 5.0%, net-wealth CAGR 3.3%, cash in ₹1.92 Cr, net rent ₹24.4 L, net sale ₹2.63 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/020923/006224 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2027-10-31
- 58% built per the latest filing; 113/172 homes booked
- [WATCH] No RERA complaints on this project; 24 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 7.5/10. 1 court case declared in filings (−1.5)
- Money to finish: 8/10. finance cost is 13% of the registered budget; last quarter: collected ₹180 cr, withdrew ₹183 cr
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (O S No.289/2009 & RA167/2019/2019); check for stays and title impact.
2. Joint-development land: confirm which units fall in the owners’ share.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 24 on the promoter entity across projects.

### Credit ratings
- 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 — 2027-10-31 — and what is the per-month delay compensation?
4. What do the declared cases (O S No.289/2009 & RA167/2019/2019) concern and is any stay in force?
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/1251/308/PR/020923/006224 · promoter Adarsh Developers (Partnership Firm) · IN KA518752212899943K
- Dates: Start 2023-06-15 · original completion 2027-10-31 · no extensions [green]
- Progress: 58% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 113 of 172 homes booked (59 available)
- Registered cost: Total ₹318 cr · construction ₹271 cr · bank principal+interest ₹42.00 cr
- Borrowing / mortgage declared: Borrowing: Yes · mortgage: Yes
- RERA bank account: ICICI Bank, Residency Road Branch, Bangalore (70% construction account)
- Money at registration: collected ₹29.52 cr · spent ₹27.46 cr · balance ₹3.02 cr
- Plan sanction: NM /A.S/ A.A -1 / T.S -4 / E-27/ 2021- 2022 dated 2022-03-23 · BDA - Bangalore Development Authority
- Land & towers: 22.61 acres (91,517 sq m) · Villa No 1 1 homes, 1 floors; Villa No 2 1 homes, 1 floors; Villa No 3 1 homes, 1 floors; Villa No 4 1 homes, 1 floors; Villa No 5 1 homes, 1 floors; Villa No 6 1 homes, 1 floors; Villa No 7 1 homes, 1 floors; Villa No 8 1 homes, 1 floors; Villa No 9 1 homes, 1 floors; Villa No 10 1 homes, 1 floors; Villa No 11 1 homes, 1 floors; Villa No 12 1 homes, 1 floors; Villa No 13 1 homes, 1 floors; Villa No 14 1 homes, 1 floors; Villa No 15 1 homes, 1 floors; Villa No 16 1 homes, 1 floors; Villa No 17 1 homes, 1 floors; Villa No 18 1 homes, 1 floors; Villa No 19 1 homes, 1 floors; Villa No 20 1 homes, 1 floors; Villa No 21 1 homes, 1 floors; Villa No 22 1 homes, 1 floors; Villa No 23 1 homes, 1 floors; Villa No 24 1 homes, 1 floors; Villa No 25 1 homes, 1 floors; Villa No 26 1 homes, 1 floors; Villa No 27 1 homes, 1 floors; Villa No 28 1 homes, 1 floors; Villa No 29 1 homes, 1 floors; Villa No 30 1 homes, 1 floors; Villa No 31 1 homes, 1 floors; Villa No 32 1 homes, 1 floors; Villa No 33 1 homes, 1 floors; Villa No 34 1 homes, 1 floors; Villa No 35 1 homes, 1 floors; Villa No 36 1 homes, 1 floors; Villa No 37 1 homes, 1 floors; Villa No 38 1 homes, 1 floors; Villa No 39 1 homes, 1 floors; Villa No 40 1 homes, 1 floors; Villa No 41 1 homes, 1 floors; Villa No 42 1 homes, 1 floors; Villa No 43 1 homes, 1 floors; Villa No 44 1 homes, 1 floors; Villa No 45 1 homes, 1 floors; Villa No 46 1 homes, 1 floors; Villa No 47 1 homes, 1 floors; Villa No 48 1 homes, 1 floors; Villa No 49 1 homes, 1 floors; Villa No 50 1 homes, 1 floors; Villa No 51 1 homes, 1 floors; Villa No 52 1 homes, 1 floors; Villa No 53 1 homes, 1 floors; Villa No 54 1 homes, 1 floors; Villa No 55 1 homes, 1 floors; Villa No 56 1 homes, 1 floors; Villa No 57 1 homes, 1 floors; Villa No 58 1 homes, 1 floors; Villa No 59 1 homes, 1 floors; Villa No 60 1 homes, 1 floors; Villa No 61 1 homes, 1 floors; Villa No 62 1 homes, 1 floors; Villa No 63 1 homes, 1 floors; Villa No 64 1 homes, 1 floors; Villa No 65 1 homes, 1 floors; Villa No 66 1 homes, 1 floors; Villa No 67 1 homes, 1 floors; Villa No 68 1 homes, 1 floors; Villa No 69 1 homes, 1 floors; Villa No 70 1 homes, 1 floors; Villa No 71 1 homes, 1 floors; Villa No 72 1 homes, 1 floors; Villa No 73 1 homes, 1 floors; Villa No 74 1 homes, 1 floors; Villa No 75 1 homes, 1 floors; Villa No 76 1 homes, 1 floors; Villa No 77 1 homes, 1 floors; Villa No 78 1 homes, 1 floors; Villa No 79 1 homes, 1 floors; Villa No 80 1 homes, 1 floors; Villa No 81 1 homes, 1 floors; Villa No 82 1 homes, 1 floors; Villa No 83 1 homes, 1 floors; Villa No 84 1 homes, 1 floors; Villa No 85 1 homes, 1 floors; Villa No 86 1 homes, 1 floors; Villa No 87 1 homes, 1 floors; Villa No 88 1 homes, 1 floors; Villa No 89 1 homes, 1 floors; Villa No 90 1 homes, 1 floors; Villa No 91 1 homes, 1 floors; Villa No 92 1 homes, 1 floors; Villa No 93 1 homes, 1 floors; Villa No 94 1 homes, 1 floors; Villa No 95 1 homes, 1 floors; Villa No 96 1 homes, 1 floors; Villa No 97 1 homes, 1 floors; Villa No 98 1 homes, 1 floors; Villa No 99 1 homes, 1 floors; Villa No 100 1 homes, 1 floors; Villa No 101 1 homes, 1 floors; Villa No 102 1 homes, 1 floors; Villa No 103 1 homes, 1 floors; Villa No 104 1 homes, 1 floors; Villa No 105 1 homes, 1 floors; Villa No 106 1 homes, 1 floors; Villa No 107 1 homes, 1 floors; Villa No 108 1 homes, 1 floors; Villa No 109 1 homes, 1 floors; Villa No 110 1 homes, 1 floors; Villa No 111 1 homes, 1 floors; Villa No 112 1 homes, 1 floors; Villa No 113 1 homes, 1 floors; Villa No 114 1 homes, 1 floors; Villa No 115 1 homes, 1 floors; Villa No 116 1 homes, 1 floors; Villa No 117 1 homes, 1 floors; Villa No 118 1 homes, 1 floors; Villa No 119 1 homes, 1 floors; Villa No 120 1 homes, 1 floors; Villa No 121 1 homes, 1 floors; Villa No 122 1 homes, 1 floors; Villa No 123 1 homes, 1 floors; Villa No 124 1 homes, 1 floors; Villa No 125 1 homes, 1 floors; Villa No 126 1 homes, 1 floors; Villa No 127 1 homes, 1 floors; Villa No 128 1 homes, 1 floors; Villa No 129 1 homes, 1 floors; Villa No 130 1 homes, 1 floors; Villa No 131 1 homes, 1 floors; Villa No 132 1 homes, 1 floors; Villa No 133 1 homes, 1 floors; Villa No 134 1 homes, 1 floors; Villa No 135 1 homes, 1 floors; Villa No 136 1 homes, 1 floors; Villa No 137 1 homes, 1 floors; Villa No 138 1 homes, 1 floors; Villa No 139 1 homes, 1 floors; Villa No 140 1 homes, 1 floors; Villa No 141 1 homes, 1 floors; Villa No 142 1 homes, 1 floors; Villa No 143 1 homes, 1 floors; Villa No 144 1 homes, 1 floors; Villa No 145 1 homes, 1 floors; Villa No 146 1 homes, 1 floors; Villa No 147 1 homes, 1 floors; Villa No 148 1 homes, 1 floors; Villa No 149 1 homes, 1 floors; Villa No 150 1 homes, 1 floors; Villa No 151 1 homes, 1 floors; Villa No 152 1 homes, 1 floors; Villa No 153 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
- Land owners / co-promoters: B M Karunesh (100.0%, Sy 19); B M Karunesh (100.0%, Sy 20(P)); B M Karunesh (100.0%, Sy 23); B M Karunesh (100.0%, Sy 24); B M Karunesh (100.0%, Sy 213); B M Jayeshankar (100.0%, Sy 214/1) [amber]
- Litigation declared: suit for partition O S No.289/2009 & RA167/2019/2019, Senior Civil Judge at Anekal — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 24 on the promoter entity across all its projects [green]
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/020923/006224 (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 ₹7,350 per sq ft × 2,860 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹52,500 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-welkin-park-villas-006224.json; printable due-diligence report at https://property-lens.ai/dd/adarsh-welkin-park-villas-006224.

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