# Assetz City of Palms — Assetz, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/assetz-city-of-palms-008780 (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: 45/100 (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%); 10.6% per year over 10 years.
- Net-wealth CAGR: 8.8% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 14.5% (all-cash 12.1%). Gross rental yield: 0.0%.
- Status: under construction, RERA handover 2029-02-15. Type: plot, premium segment. Developer: Assetz (#5 in Bengaluru by RERA registrations).
- Address: SURVEY NO.97/1,97/2,98/1,98/2,99,100/1,100/2,101/1,101/2/2,101/3,102 , Doddacheemanahalli Village, Kundana Hobli,Devanahalli. Homes: not filed. Land: not filed. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1250/303/PR/300626/008780.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 1,199 | 1,200 | ₹4,550 (assumed) | ₹54.6 L | — |
| Plot | 1,499 | 1,500 | ₹4,550 (assumed) | ₹68.3 L | — |
| Plot | 2,023 | 2,025 | ₹4,550 (assumed) | ₹92.1 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.2/10 (city average 6.2, +0.8 points), confidence 35%. ₹4,550 psf vs premium comps ₹8,500 (-46%; 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: 3.0/10 (city average 6.0, −5.9 points), confidence 38%. Gross yield 0.0% (₹0 psf/month); locality rental demand 6/10.
- Resale liquidity: 6.4/10 (city average 7.6, −2.1 points), confidence 50%. Locality resale depth 6/10; ticket ₹0.55 Cr narrows the buyer pool; UC resale needs builder NOC.
- Employment access: 1.5/10 (city average 5.2, −7.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 63 min, Hebbal (Kirloskar) 66 min, MG Road (CBD) 84 min, ITPL Whitefield 88 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.2/10 (city average 4.8, −1.0 points), confidence 60%. none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~34 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.0/10 (city average 7.0, −2.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 6.3/10 (city average 3.7, +6.6 points), confidence 60%. Assetz: 45+ projects, on-time 75% (derived); handover 2029-02-15 (RERA); within the RERA timeline, work on schedule (81 pts).
- Layout, size, age, amenities, maintenance: 7.3/10 (city average 7.3, −0.0 points), confidence 50%. 60 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, −0.1 points), confidence 50%. Plotted-development heavy; social infrastructure still thin
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BIAPPA/TP-/LAO/183-2025-26/26-27 dated 2026-06-19; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 7.8/10 (city average 6.0, +11.8 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.
- + 1.2%: Add 1.2%: prices here rose 14.0% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.4%: Subtract 0.4%: at ₹4,550 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.4%: Add 2.4%: 15 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).
- + 0.3%: Add 0.3% 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); Bagalur ITIR / Aerospace expansion (planned, 2030).
- + 1.8%: Add 1.8% 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 ₹55.7 L today would be worth about ₹95.2 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹42.1 L. Exit value in year 8: ₹1.26 Cr. Net sale after loan and costs: ₹87.5 L. Net rent after running costs: ₹-1.4 L. Loan: ₹41.8 L (EMI ₹0.4 L per month). All-in cost: ₹59.4 L (other charges ₹1.1 L, GST ₹0.0 L, stamp duty and registration ₹3.7 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/300626/008780 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2029-02-15
- 84% built per the latest filing; 0/0 homes booked
- [POSITIVE] No RERA complaints on this project; 0 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: 6.5/10. 1 court case declared in filings (−1.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 8/10. finance cost is 1% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 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 (128/2026); 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); 0 on the promoter entity across projects.

### Credit ratings
- ASSETZ INVESTMENTS AND HOLDINGS PRIVATE 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 — 2029-02-15 — and what is the per-month delay compensation?
4. What do the declared cases (128/2026) 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/1250/303/PR/300626/008780 · promoter ASSETZ INVESTMENTS AND HOLDINGS PRIVATE LIMITED (Company) · U68200KA2025PTC197871
- Dates: Start 2026-08-16 · original completion 2029-02-15 · no extensions [green]
- Progress: 84% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 0 homes booked (0 available)
- Registered cost: Total ₹552 cr · land ₹0.00 cr · construction ₹87.60 cr · bank principal+interest ₹3.00 cr
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: ICICI Bank, Banaswadi Main Road (70% construction account)
- Plan sanction: BIAPPA/TP-/LAO/183-2025-26/26-27 dated 2026-06-19 · BIAPPA - Bangalore Airport Area Planning Authority
- Land owners / co-promoters: Greenscale Projects (33.0%, Sy 97/2); Hemanshu M Shah (33.0%, Sy 98/1); Greenscale Projects (33.0%, Sy 98/2); Greenscale Projects (33.0%, Sy 99); Greenscale Projects (33.0%, Sy 100/1); Greenscale Projects (33.0%, Sy 100/2); Hemanshu M Shah (33.0%, Sy 101/1); Hemanshu M Shah (33.0%, Sy 101/2) +4 more [amber]
- Litigation declared: CIVIL 128/2026, The Principal Senior Civil Judge AND JMFC at Devanahalli — no stay [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/300626/008780 (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 ₹4,550 per sq ft × 1,200 sq ft; other charges 2.0%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹0 per month growing 5.0% a year with 5% vacancy; maintenance ₹0.3 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/assetz-city-of-palms-008780.json; printable due-diligence report at https://property-lens.ai/dd/assetz-city-of-palms-008780.

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