# After The Rain Phase III — Total Environment, Yelahanka / Jakkur / Airport corridor, Bengaluru

Source: https://property-lens.ai/p/after-the-rain-phase-iii-008002 (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: 51/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 11.3% per year over 5 years (likely range 7.9%–14.8%); 10.1% per year over 10 years.
- Net-wealth CAGR: 8.9% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 16.2% (all-cash 13.1%). Gross rental yield: 2.2%.
- Status: under construction, RERA handover 2032-04-30. Type: apartment, luxury segment. Developer: Total Environment (#15 in Bengaluru by RERA registrations).
- Address: Survey numbers 354/1B, 354/2, 231/3, 244/1, 244/2, 244/3, 244/4, 245/3 , SIR MVIT COLLEGE ROAD , Bettahalasuru Village Jala Hobli. Homes: 36. Land: 7.74 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/309/PR/160825/008002.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| V30A | 2,643 | 3,965 | ₹16,300 (assumed) | ₹6.46 Cr | ₹1,20,500 (assumed) |
| V30C | 2,705 | 4,060 | ₹16,300 (assumed) | ₹6.62 Cr | ₹1,23,500 (assumed) |
| V45 | 3,809 | 5,715 | ₹16,300 (assumed) | ₹9.32 Cr | ₹1,73,500 (assumed) |
| V50A | 4,053 | 6,080 | ₹16,300 (assumed) | ₹9.91 Cr | ₹1,85,000 (assumed) |
| V80 | 6,964 | 10,445 | ₹16,300 (assumed) | ₹17.03 Cr | ₹3,17,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.4 points), confidence 35%. ₹16,300 psf vs luxury comps ₹16,500 (-1%; 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: 5.5/10 (city average 6.0, −1.0 points), confidence 38%. Gross yield 2.2% (₹30 psf/month); locality rental demand 7/10.
- Resale liquidity: 5.8/10 (city average 7.6, −3.1 points), confidence 60%. Locality resale depth 7/10; ticket ₹6.46 Cr narrows the buyer pool; UC resale needs builder NOC; 36-home project has thin resale comps; RERA sales pace ratio 4.38.
- Employment access: 3.4/10 (city average 5.2, −3.7 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 38 min, Hebbal (Kirloskar) 40 min, MG Road (CBD) 57 min, ITPL Whitefield 67 min; 0 of 7 major hubs within 30 min; 14 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.7/10 (city average 4.8, −0.1 points), confidence 60%. none operational (Green Line ~9 km); Jakkur Cross / Yelahanka (Blue Line) ~2027; airport ~35 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, −0.7 points), confidence 50%. Total Environment: 12+ projects, on-time 45% (assumed); handover 2032-04-30 (RERA); within the RERA timeline, work on schedule (-3 pts).
- Layout, size, age, amenities, maintenance: 10.0/10 (city average 7.3, +3.4 points), confidence 55%. 5 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹9,131 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.9/10 (city average 5.8, +0.2 points), confidence 50%. Airport flight path; Jakkur aerodrome noise; lake catchments
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: Plan 105/2024-25 dated 2025-03-27; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 7.9/10 (city average 6.0, +12.1 points), confidence 56%. Model 5-yr price CAGR 11.3% (range 7.9–14.8%).

## Why prices should grow about 11.3% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.3%: Add 1.3%: prices here rose 14.5% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.7%: Subtract 0.7%: at ₹16,300 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.7%: Add 2.7%: 14 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (18 months of unsold stock).
- + 0.2%: Add 0.2% 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).
- + 1.9%: Add 1.9% for this project itself: unfinished homes are worth more once they are complete.
- = 11.3%: Result: about 11.3% a year, so a home worth ₹6.69 Cr today would be worth about ₹11.44 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹4.68 Cr. Exit value in year 8: ₹14.84 Cr. Net sale after loan and costs: ₹9.71 Cr. Net rent after running costs: ₹11.8 L. Loan: ₹5.27 Cr (EMI ₹4.6 L per month). All-in cost: ₹7.94 Cr (other charges ₹22.6 L, GST ₹33.4 L, stamp duty and registration ₹44.1 L, interiors ₹47.6 L).

## Exit plans compared
- Sell at handover, no interiors (6 years): IRR 22.2%, net-wealth CAGR 13.4%, cash in ₹3.02 Cr, net rent ₹-1.8 L, net sale ₹7.11 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 17.4%, net-wealth CAGR 10.0%, cash in ₹4.22 Cr, net rent ₹8.7 L, net sale ₹9.56 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 16.2%, net-wealth CAGR 8.9%, cash in ₹4.68 Cr, net rent ₹11.8 L, net sale ₹9.71 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/160825/008002 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2032-04-30
- 17% built per the latest filing; 31/36 homes booked
- [POSITIVE] No RERA complaints on this project; 14 on the promoter overall
- [WATCH] 2 court cases 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: 6/10. 2 court cases declared in filings (−3)
- Money to finish: 7.5/10. finance cost is 23% of the registered budget (−1.5); last quarter: collected ₹17.36 cr, withdrew ₹17.36 cr; 86% of homes booked (+1)
- Developer strength: 5/10. CRISIL BBB-/Stable (Total Environment Building Systems)

### Red flags to resolve in writing
1. 2 court cases declared in RERA filings (WP Nos, 23101/2022, 23102/2022, 23103/2022, 23020/2022, 23097/2022, 23059/2022, 23037/2022, 23106/2022 22858/2022, 23811/2022, 23826/2022,/2022, WP 15729/2024/2024); 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); 14 on the promoter entity across projects.

### Credit ratings
- Total Environment Building Systems: CRISIL BBB- / Stable (2026-05)

### 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 — 2032-04-30 — and what is the per-month delay compensation?
4. What do the declared cases (WP Nos, 23101/2022, 23102/2022, 23103/2022, 23020/2022, 23097/2022, 23059/2022, 23037/2022, 23106/2022 22858/2022, 23811/2022, 23826/2022,/2022, WP 15729/2024/2024) 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/1251/309/PR/160825/008002 · promoter TOTAL ENVIRONMENT BUILDING SYSTEMS PVT LTD (Company) · U45202KA1996PTC020790
- Dates: Start 2025-05-01 · original completion 2032-04-30 · no extensions [green]
- Progress: 17% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 31 of 36 homes booked (5 available)
- Registered cost: Total ₹220 cr · construction ₹179 cr · NBFC principal+interest ₹50.00 cr (23%)
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: HDFC, IT Park, Whitefield (70% construction account)
- Plan sanction: 105/2024-25 dated 2025-03-27 · Local Planing Authority
- Land & towers: 7.74 acres (31,312 sq m) · Tower 36 homes, 1 floors
- Land owners / co-promoters: Total Environment Building Systems Private Limited (100.0%, Sy 354/2); Total Environment Building Systems Private Limited (100.0%, Sy 231/3); Total Environment Building Systems Private Limited (100.0%, Sy 244/1); Total Environment Building Systems Private Limited (100.0%, Sy 244/2); Total Environment Building Systems Private Limited (100.0%, Sy 244/3); Total Environment Building Systems Private Limited (100.0%, Sy 244/4); Total Environment Building Systems Private Limited (100.0%, Sy 245/3); Sankriti Singh (25.0%, Sy 245/3) [amber]
- Litigation declared: Writ Petition WP Nos, 23101/2022, 23102/2022, 23103/2022, 23020/2022, 23097/2022, 23059/2022, 23037/2022, 23106/2022 22858/2022, 23811/2022, 23826/2022,/2022, High Court of Karnataka — no stay; Writ Petition WP 15729/2024/2024, High Court of Karnataka — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 14 on the promoter entity across all its projects [green]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/160825/008002 (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 ₹16,300 per sq ft × 3,965 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹1,20,500 per month growing 5.0% a year with 5% vacancy; maintenance ₹6 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/after-the-rain-phase-iii-008002.json; printable due-diligence report at https://property-lens.ai/dd/after-the-rain-phase-iii-008002.

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