# Arvind Forest Trails — Arvind SmartSpaces, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/arvind-forest-trails-006354 (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: 39/100 (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 6.3%–13.2%); 9.2% per year over 10 years.
- Net-wealth CAGR: 5.7% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 9.1% (all-cash 9.3%). Gross rental yield: 2.8%.
- Status: under construction, RERA handover 2029-06-30. Type: villa, premium segment. Developer: Arvind SmartSpaces (#128 in Bengaluru by RERA registrations).
- Address: Sy.no.65/1, 67,68/1,68/2,69,70/1,70/2,70/3,70/5,70/6,70/7,71/1,71/2,71/3,71/4,72/2,72/3,73/1,73/2,73/3,73/4,73/5,73/6,73/7,73/8,73/9,74/1,74/2,74/4 , 75/3,75/4,75/5,76/1,76/2,76/3,76/4,76/5, 76/6, 76/7,76/8,77/1,77/3,77/4,77/5,79/3,80/3,80/4,81,82/4,82/5,82/6,82/7,88/4,95/2 & 96. Homes: 253. Land: 15.59 acres. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/308/PR/271023/006354.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 5 BHK | 1,781 | 2,530 | ₹11,300 (assumed) | ₹2.86 Cr | ₹68,000 (assumed) |
| 5 BHK | 2,478 | 3,520 | ₹11,300 (assumed) | ₹3.98 Cr | ₹93,000 (assumed) |
| 5 BHK | 2,505 | 3,555 | ₹11,300 (assumed) | ₹4.02 Cr | ₹94,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹11,300 psf vs premium comps ₹12,000 (-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: 6.0/10 (city average 6.0, +0.0 points), confidence 38%. Gross yield 2.9% (₹27 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.0/10 (city average 7.6, −1.0 points), confidence 60%. Locality resale depth 8/10; ticket ₹2.86 Cr narrows the buyer pool; UC resale needs builder NOC; 253-home project; RERA sales pace ratio 1.02.
- Employment access: 3.2/10 (city average 5.2, −4.1 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 45 min, Electronic City Ph-1 45 min, ITPL Whitefield 47 min, Koramangala (Forum) 63 min; 0 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 2.7/10 (city average 4.8, −3.7 points), confidence 60%. none operational (nearest Purple/Yellow lines 8–10 km); Phase 3A Sarjapur line ~2033; airport ~107 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 6.5/10 (city average 7.0, −0.5 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 5.2/10 (city average 3.7, +3.8 points), confidence 60%. Arvind SmartSpaces: 4+ projects, on-time 54% (derived); handover 2029-06-30 (RERA); within the RERA timeline, work on schedule (-4 pts).
- Layout, size, age, amenities, maintenance: 8.4/10 (city average 7.3, +1.4 points), confidence 55%. 16 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹2,240 per sq ft (standard spec).
- Water, flooding, noise, infrastructure: 4.9/10 (city average 5.8, −1.8 points), confidence 50%. Heavy tanker dependence pending Cauvery Stage V; Varthur lake catchment
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.5 points), confidence 55%. RERA registered; litigation: 4 case(s) declared; approvals: Plan STRRPA/TP/CC/94/2023-24 dated 2023-10-10; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 5.9/10 (city average 6.0, −0.7 points), confidence 56%. Model 5-yr price CAGR 9.8% (range 6.3–13.2%).

## 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.
- + 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.
- − 0.5%: Subtract 0.5%: at ₹11,300 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.6%: Add 2.6%: 12 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 (20 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: Peripheral Ring Road (planned, 2030); Cauvery Stage V water (construction, 2027); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.9%: Add 0.9% 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 ₹2.96 Cr today would be worth about ₹4.72 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.41 Cr. Exit value in year 8: ₹6.04 Cr. Net sale after loan and costs: ₹3.94 Cr. Net rent after running costs: ₹22.5 L. Loan: ₹2.33 Cr (EMI ₹2.0 L per month). All-in cost: ₹3.61 Cr (other charges ₹10.0 L, GST ₹14.8 L, stamp duty and registration ₹19.5 L, interiors ₹30.4 L).

## Exit plans compared
- Sell at handover, no interiors (3 years): IRR 15.4%, net-wealth CAGR 10.0%, cash in ₹90.9 L, net rent ₹-1.1 L, net sale ₹1.62 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 11.2%, net-wealth CAGR 7.0%, cash in ₹2.14 Cr, net rent ₹18.2 L, net sale ₹3.88 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 9.1%, net-wealth CAGR 5.7%, cash in ₹2.41 Cr, net rent ₹22.5 L, net sale ₹3.94 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/271023/006354 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2029-06-30
- 50% built per the latest filing; 140/253 homes booked
- [POSITIVE] No RERA complaints on this project; 7 on the promoter overall
- [WATCH] 3 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: 2.5/10. 3 court cases declared in filings (−4.5); an injunction/stay is recorded (−2)
- Money to finish: 8/10. finance cost is 0% of the registered budget; last quarter: collected ₹88.11 cr, withdrew ₹88.11 cr
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. 4 court cases declared in RERA filings (757/2021, 671/2022); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 7 on the promoter entity across projects.

### Credit ratings
- Arvind SmartSpaces 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 — 2029-06-30 — and what is the per-month delay compensation?
4. What do the declared cases (757/2021, 671/2022, 45/2024, 671/2022) concern and is any stay in force?
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/308/PR/271023/006354 · promoter Arvind SmartSpaces Limited (Company) · L45201GJ2008PLC055771
- Dates: Start 2023-06-01 · original completion 2029-06-30 · no extensions [green]
- Progress: 50% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 140 of 253 homes booked (113 available)
- Registered cost: Total ₹339 cr · land ₹0.00 cr · construction ₹166 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: ICICI Bank, YELAHANKA (70% construction account)
- Plan sanction: STRRPA/TP/CC/94/2023-24 dated 2023-10-10 · Local Planing Authority
- Land & towers: 15.59 acres (63,080 sq m) · Arvind Forest Trails 253 homes, 4 floors
- Land owners / co-promoters: Creation Shelters Private Limted (35.0%, Sy 67); Creation Shelters Private Limted (35.0%, Sy 68/1); Creation Shelters Private Limted (35.0%, Sy 68/2); Creation Shelters Private Limted (35.0%, Sy 69); Creation Shelters Private Limted (35.0%, Sy 70/1); Creation Shelters Private Limted (35.0%, Sy 70/2); Creation Shelters Private Limted (35.0%, Sy 70/3); Creation Shelters Private Limted (35.0%, Sy 70/5) +11 more [amber]
- Litigation declared: Original Suit 757/2021, Senior Civil Judge Anekal — no stay; os 671/2022, Senior civil Judge, Anekal — injunction/stay recorded; RP 45/2024, Deputy Commissioner Court Bangalore — no stay [red]
- K-RERA complaints: 0 on this registration (0 open) · 7 on the promoter entity across all its projects [green]
- Owners’ association: Formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/271023/006354 (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 ₹11,300 per sq ft × 2,530 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹68,000 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/arvind-forest-trails-006354.json; printable due-diligence report at https://property-lens.ai/dd/arvind-forest-trails-006354.

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