# Around The Life — Keya Homes, Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/around-the-life-005125 (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: 32/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.3% per year over 5 years (likely range 5.8%–12.7%); 8.6% per year over 10 years.
- Net-wealth CAGR: 3.5% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 4.4% (all-cash 6.4%). Gross rental yield: 3.6%.
- Status: under construction, RERA handover 2025-06-30. Type: apartment, mid segment. Developer: Keya Homes (#83 in Bengaluru by RERA registrations).
- Address: 3JR4+5M5, Near Pyramid Banksia, Jakkur Lake Road, Nehru Nagar, Yelahanka, Agrahara, Bengaluru, Karnataka 560064. Homes: 312. Land: 4.67 acres. Launched: 2022.
- RERA registrations: PRM/KA/RERA/1251/446/PR/020822/005125.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 892 | 1,205 | ₹5,650 (assumed) | ₹68.1 L | ₹21,000 (assumed) |
| 3 BHK | 1,161 | 1,570 | ₹5,650 (assumed) | ₹88.7 L | ₹26,000 (assumed) |
| 4 BHK | 1,237 | 1,670 | ₹5,650 (assumed) | ₹94.4 L | ₹27,000 (assumed) |
| 4 BHK | 1,632 | 2,205 | ₹5,650 (assumed) | ₹1.25 Cr | ₹33,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹5,650 psf vs mid comps ₹6,000 (-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: 6.7/10 (city average 6.0, +1.5 points), confidence 38%. Gross yield 3.7% (₹17 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.5/10 (city average 7.6, −0.2 points), confidence 50%. Locality resale depth 6/10; ticket ₹0.68 Cr narrows the buyer pool; UC resale needs builder NOC; 312-home project gives deep resale comps.
- Employment access: 3.3/10 (city average 5.2, −3.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 14 min, ORR Bellandur (Ecospace) 37 min, Manyata Tech Park 46 min, MG Road (CBD) 49 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.6/10 (city average 4.8, −2.1 points), confidence 60%. Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~62 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.5/10 (city average 7.0, −1.5 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 2.6/10 (city average 3.7, −2.8 points), confidence 60%. Keya Homes: 6+ projects, on-time 87% (derived); handover 2025-06-30 (RERA); 15 months past the RERA completion date.
- Layout, size, age, amenities, maintenance: 6.3/10 (city average 7.3, −1.3 points), confidence 55%. 67 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹1,778 per sq ft (basic spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −1.1 points), confidence 50%. Borewell/tanker dependence; NH-75 access
- Legal, title & approvals: 6.6/10 (city average 7.4, −1.6 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BDA/PLANSANCTION/EM/E-01/TA – 4/E/13/2022-23 dated 2022-06-17; title: not verified. Due-diligence report lists 2 red flags (−1.9 pts).
- Expected price growth (5-yr CAGR model): 5.2/10 (city average 6.0, −5.0 points), confidence 56%. Model 5-yr price CAGR 9.3% (range 5.8–12.7%).

## Why prices should grow about 9.3% 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 12.1% 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.
- + 1.9%: Add 1.9%: 3 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).
- + 0.1%: Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.4%: Add 0.4% for this project itself: unfinished homes are worth more once they are complete.
- = 9.3%: Result: about 9.3% a year, so a home worth ₹70.5 L today would be worth about ₹1.10 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹67.6 L. Exit value in year 8: ₹1.38 Cr. Net sale after loan and costs: ₹93.0 L. Net rent after running costs: ₹12.8 L. Loan: ₹55.5 L (EMI ₹0.5 L per month). All-in cost: ₹93.1 L (other charges ₹2.4 L, GST ₹3.5 L, stamp duty and registration ₹4.7 L, interiors ₹14.5 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -23.0%, net-wealth CAGR -23.0%, cash in ₹23.4 L, net rent ₹0.5 L, net sale ₹23.3 L.
- Hold bare, rent unfurnished (8 years): IRR 8.1%, net-wealth CAGR 6.0%, cash in ₹55.0 L, net rent ₹10.6 L, net sale ₹91.9 L. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 4.4%, net-wealth CAGR 3.5%, cash in ₹67.6 L, net rent ₹12.8 L, net sale ₹93.0 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/020822/005125. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2025-06-30
- [WATCH] 1 RERA complaints on this project; 1 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 7/10. a registration completion date has already passed (−2)
- Legal & complaints: 8.5/10. 1 RERA complaint on the project (−0.5)
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. RERA completion date 2025-06-30 has passed without a completion application.
2. Joint-development land: confirm which units fall in the owners’ share.

### Complaints and disputes
- 1 complaints on this project at K-RERA (null open); 1 on the promoter entity across projects.

### Credit ratings
- Keya Homes Pvt Ltd: 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 — 2025-06-30 — 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/1251/446/PR/020822/005125 · promoter Keya Homes Pvt Ltd (Company) · U70109KA2013PTC068958
- Dates: Start 2022-06-18 · original completion 2025-06-30 · no extensions · current date has passed [red]
- Registered cost: Total ₹173 cr · construction ₹224 cr
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: HDFC, Koramangala 4th Block (70% construction account)
- Money at registration: collected ₹142 cr · spent ₹146 cr · balance ₹0.00 cr
- Plan sanction: BDA/PLANSANCTION/EM/E-01/TA – 4/E/13/2022-23 dated 2022-06-17 · BDA - Bangalore Development Authority
- Land & towers: 4.67 acres (18,918 sq m) · Tower A 192 homes, 24 floors; Tower B 138 homes, 23 floors; Tower C 138 homes, 23 floors
- Land owners / co-promoters: No. of Basement (2%, Sy Total No. of Parking) [amber]
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 1 on this registration · 1 on the promoter entity across all its projects [amber]
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/020822/005125 (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 ₹5,650 per sq ft × 1,205 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹21,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹3.5 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/around-the-life-005125.json; printable due-diligence report at https://property-lens.ai/dd/around-the-life-005125.

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