# Assetz Meru & Meadow — Assetz, Kanakapura Road / Talaghattapura / Banashankari 6th, Bengaluru

Source: https://property-lens.ai/p/assetz-meru-meadow-007828 (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: 59/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.0% per year over 5 years (likely range 6.5%–13.4%); 8.6% per year over 10 years.
- Net-wealth CAGR: 5.5% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 10.0% (all-cash 9.8%). Gross rental yield: 2.9%.
- Status: under construction, RERA handover 2030-11-30. Type: apartment, premium segment. Developer: Assetz (#5 in Bengaluru by RERA registrations).
- Address: Survey Nos 55/1(P), 55/2(P), 56(P), 57)P), 58(P) OF DODDAKALLASANDRA VILLAGE , UTHARAHALLI HOBLI, BANGALORE SOUTH TALUK. Homes: 520. Land: 5.66 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/310/PR/130625/007828.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 1,100 | 1,560 | ₹9,200 (assumed) | ₹1.44 Cr | ₹35,500 (assumed) |
| 3 BHK | 1,344 | 1,910 | ₹9,200 (assumed) | ₹1.76 Cr | ₹41,500 (assumed) |
| 1 BHK | 1,722 | 2,445 | ₹9,200 (assumed) | ₹2.25 Cr | ₹50,000 (assumed) |
| 4 BHK | 2,035 | 2,890 | ₹9,200 (assumed) | ₹2.66 Cr | ₹58,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹9,200 psf vs premium comps ₹9,800 (-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: 6.8/10 (city average 6.0, +1.7 points), confidence 38%. Gross yield 3.0% (₹23 psf/month); locality rental demand 8/10.
- Resale liquidity: 9.2/10 (city average 7.6, +2.9 points), confidence 60%. Locality resale depth 8/10; ticket ₹1.44 Cr narrows the buyer pool; UC resale needs builder NOC; 520-home project gives deep resale comps; RERA sales pace ratio 3.15.
- Employment access: 5.2/10 (city average 5.2, −0.1 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Koramangala (Forum) 25 min, MG Road (CBD) 34 min, Electronic City Ph-1 36 min, ORR Bellandur (Ecospace) 41 min; 1 of 7 major hubs within 30 min; 2 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 6.9/10 (city average 4.8, +3.8 points), confidence 60%. Green Line Silk Institute / Vajarahalli / Talaghattapura; no planned station within 2 km; airport ~104 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.5/10 (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: 4.6/10 (city average 3.7, +2.2 points), confidence 60%. Assetz: 45+ projects, on-time 75% (derived); handover 2030-11-30 (RERA); within the RERA timeline, work on schedule (-10 pts).
- Layout, size, age, amenities, maintenance: 7.6/10 (city average 7.3, +0.3 points), confidence 55%. 92 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹6,411 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 7.0/10 (city average 5.8, +2.5 points), confidence 50%. NICE road access; metro at doorstep on the corridor
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: Plan BDA/No.EM / EO-03/ TA-2/S/05/2025-26 dated 2025-05-07; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 6.1/10 (city average 6.0, +0.9 points), confidence 56%. Model 5-yr price CAGR 10.0% (range 6.5–13.4%).

## Why prices should grow about 10.0% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.7%: Add 0.7%: prices here rose 10.8% 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.
- + 1.4%: Add 1.4%: 2 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: Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029); Satellite Town Ring Road (construction, 2028).
- + 2.4%: Add 2.4% for this project itself: unfinished homes are worth more once they are complete.
- = 10.0%: Result: about 10.0% a year, so a home worth ₹1.49 Cr today would be worth about ₹2.39 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.14 Cr. Exit value in year 8: ₹2.94 Cr. Net sale after loan and costs: ₹1.85 Cr. Net rent after running costs: ₹8.1 L. Loan: ₹1.17 Cr (EMI ₹1.0 L per month). All-in cost: ₹1.84 Cr (other charges ₹5.0 L, GST ₹7.4 L, stamp duty and registration ₹9.8 L, interiors ₹18.7 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 18.5%, net-wealth CAGR 11.2%, cash in ₹60.7 L, net rent ₹0.8 L, net sale ₹1.18 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 12.4%, net-wealth CAGR 7.3%, cash in ₹96.5 L, net rent ₹6.6 L, net sale ₹1.80 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 10.0%, net-wealth CAGR 5.5%, cash in ₹1.14 Cr, net rent ₹8.1 L, net sale ₹1.85 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/130625/007828 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2030-11-30
- 14% built per the latest filing; 385/520 homes booked
- [POSITIVE] No RERA complaints on this project; 0 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: 3/10. 2 court cases declared in filings (−3); an injunction/stay is recorded (−2); land litigation declared “Yes” on a registration (−1)
- Money to finish: 8/10. finance cost is 1% of the registered budget; last quarter: collected ₹205 cr, withdrew ₹90.00 cr
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. 2 court cases declared in RERA filings (WP 60473/2016/2016, WP60473/2016); 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
- GOKULAM SHELTERS 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 — 2030-11-30 — and what is the per-month delay compensation?
4. What do the declared cases (WP 60473/2016/2016, WP60473/2016) 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/1251/310/PR/130625/007828 · promoter GOKULAM SHELTERS PRIVATE LIMITED (Company) · 29AADCG6505C1ZV
- Dates: Start 2025-06-01 · original completion 2030-11-30 · no extensions [green]
- Progress: 14% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 385 of 520 homes booked (135 available)
- Registered cost: Total ₹716 cr · land ₹0.00 cr · construction ₹542 cr · bank principal+interest ₹5.70 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: INDIAN OVERSEAS BANK, Malleshwaram (70% construction account)
- Plan sanction: BDA/No.EM / EO-03/ TA-2/S/05/2025-26 dated 2025-05-07 · BDA - Bangalore Development Authority
- Land & towers: 5.66 acres (22,921 sq m) · Tower 6 260 homes, 30 floors; Tower 7 260 homes, 30 floors
- Land owners / co-promoters: GOKULAM SHELTERS PRIVATE LIMITED (100.0%, Sy 55/2(P)); GOKULAM SHELTERS PRIVATE LIMITED (100.0%, Sy 56(P)); GOKULAM SHELTERS PRIVATE LIMITED (100.0%, Sy 57(P)); GOKULAM SHELTERS PRIVATE LIMITED (100.0%, Sy 58(P)); E W S (52%, Sy 1260); No. of Basement (2%, Sy Total No. of Parking); 36.32478632 (42.07397457%, Sy 1); 33.44481605 (38.72602123%, Sy 1) [amber]
- Litigation declared: Civil WP 60473/2016/2016, Hon’ble High Court ofKarnataka — no stay; Civi WP60473/2016, Hon'ble High Court of Karnataka — injunction/stay recorded [red]
- K-RERA complaints: 0 on this registration (0 open) · 0 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/1251/310/PR/130625/007828 (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 ₹9,200 per sq ft × 1,560 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹35,500 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/assetz-meru-meadow-007828.json; printable due-diligence report at https://property-lens.ai/dd/assetz-meru-meadow-007828.

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