# Assetz Mizumi Reserve Tower A1 A2 A4 — Assetz, HSR Layout / BTM / Koramangala fringe, Bengaluru

Source: https://property-lens.ai/p/assetz-mizumi-reserve-tower-a1-a2-a4-008450 (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: 72/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.4% per year over 5 years (likely range 6.9%–13.8%); 9.0% per year over 10 years.
- Net-wealth CAGR: 7.0% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 12.3% (all-cash 10.9%). Gross rental yield: 3.0%.
- Status: under construction, RERA handover 2030-12-30. Type: apartment, premium segment. Developer: Assetz (#5 in Bengaluru by RERA registrations).
- Address: AT SY.NO.5/4, 5/5, 173/1, 173/2, 175, 176, 177/1, 177/2, 178, 179/1, 179/2, 180/1, 180/2, 180/3, 187/1, 203 OF KUDLU VILLAGE , AND SY.NO. 5/1 (OLD NO - 5), 6, 7,8/1, 8/4, 8/5 OF PARAPPANA AGRAHARA VILLAGE, BEGUR HOBLI, ANEKAL TALUK, BENGALURU.. Homes: 440. Land: 9.55 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1251/310/PR/040226/008450.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,367 | 1,940 | ₹13,650 (assumed) | ₹2.65 Cr | ₹67,500 (assumed) |
| 4 BHK | 1,681 | 2,385 | ₹13,650 (assumed) | ₹3.26 Cr | ₹78,500 (assumed) |
| 2 BHK | 3,864 | 5,485 | ₹13,650 (assumed) | ₹7.49 Cr | ₹1,75,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹13,650 psf vs premium comps ₹14,500 (-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: 7.5/10 (city average 6.0, +3.2 points), confidence 38%. Gross yield 3.1% (₹35 psf/month); locality rental demand 10/10.
- Resale liquidity: 9.3/10 (city average 7.6, +3.0 points), confidence 60%. Locality resale depth 9/10; ticket ₹2.65 Cr narrows the buyer pool; UC resale needs builder NOC; 440-home project gives deep resale comps; RERA sales pace ratio 4.33.
- Employment access: 8.3/10 (city average 5.2, +6.3 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 16 min, ORR Bellandur (Ecospace) 17 min, Koramangala (Forum) 23 min, MG Road (CBD) 34 min; 3 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.7/10 (city average 4.8, +1.6 points), confidence 60%. Yellow Line (Silk Board / BTM / Jayadeva); Phase 3A stations ~2033; airport ~96 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 9.5/10 (city average 7.0, +2.6 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 5.6/10 (city average 3.7, +4.7 points), confidence 60%. Assetz: 45+ projects, on-time 75% (derived); handover 2030-12-30 (RERA); within the RERA timeline, work on schedule (40 pts).
- Layout, size, age, amenities, maintenance: 9.0/10 (city average 7.3, +2.1 points), confidence 55%. 46 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹4,891 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 6.0/10 (city average 5.8, +0.5 points), confidence 50%. Dense core; some low-lying HSR sectors flood
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 5 case(s) declared; approvals: Plan GBA/BSCC/Addl.CTP/0001/25-26 dated 2026-01-31; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 6.6/10 (city average 6.0, +4.2 points), confidence 56%. Model 5-yr price CAGR 10.4% (range 6.9–13.8%).

## Why prices should grow about 10.4% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.6%: Add 0.6%: prices here rose 10.1% 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.
- + 1.1%: Add 1.1%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.9%: Add 0.9%: few unsold homes in the area (10 months of stock), so sellers have the upper hand.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Pink Line Kalena Agrahara–Nagawara (construction, 2027).
- + 1.6%: Add 1.6% for this project itself: unfinished homes are worth more once they are complete.
- = 10.4%: Result: about 10.4% a year, so a home worth ₹2.74 Cr today would be worth about ₹4.49 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.98 Cr. Exit value in year 8: ₹5.62 Cr. Net sale after loan and costs: ₹3.57 Cr. Net rent after running costs: ₹16.9 L. Loan: ₹2.16 Cr (EMI ₹1.9 L per month). All-in cost: ₹3.29 Cr (other charges ₹9.3 L, GST ₹13.7 L, stamp duty and registration ₹18.1 L, interiors ₹23.3 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 19.9%, net-wealth CAGR 12.1%, cash in ₹1.12 Cr, net rent ₹1.4 L, net sale ₹2.26 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 13.8%, net-wealth CAGR 8.2%, cash in ₹1.77 Cr, net rent ₹14.0 L, net sale ₹3.51 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 12.3%, net-wealth CAGR 7.0%, cash in ₹1.98 Cr, net rent ₹16.9 L, net sale ₹3.57 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/040226/008450 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2030-12-30
- 54% built per the latest filing; 286/440 homes booked
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [WATCH] 5 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: 3.5/10. 5 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 8/10. finance cost is 3% of the registered budget; last quarter: collected ₹67.67 cr, withdrew ₹46.43 cr
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. 5 court cases declared in RERA filings (O.S. No. 109/2006, O.S. No. 25577/2023); 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
- APG COMMUNITY DEVELOPMENT 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 — 2030-12-30 — and what is the per-month delay compensation?
4. What do the declared cases (O.S. No. 109/2006, O.S. No. 25577/2023, O.S. No. 5489/2024, O.S. NO. 157/2012, O.S. No. 109 of 2006/2006) 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/040226/008450 · promoter APG COMMUNITY DEVELOPMENT PRIVATE LIMITED (Company) · U45203KA2014PTC077653
- Dates: Start 2026-01-01 · original completion 2030-12-30 · no extensions [green]
- Progress: 54% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 286 of 440 homes booked (154 available)
- Registered cost: Total ₹835 cr · land ₹0.00 cr · construction ₹422 cr · bank principal+interest ₹22.32 cr
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: ICICI Bank, M.G.Road (70% construction account)
- Plan sanction: GBA/BSCC/Addl.CTP/0001/25-26 dated 2026-01-31 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 9.55 acres (38,660 sq m) · Tower 1 176 homes, 22 floors; Tower 2 176 homes, 22 floors; Tower 4 88 homes, 22 floors
- Land owners / co-promoters: Mrs. Shilpa Rama Ganesh (33.0%, Sy 5-5); Sri. Priya Krishna (33.0%, Sy 173-1); Jayamma (33.0%, Sy 173-2); Sri. Priya Krishna (33.0%, Sy 175); Sri. Priya Krishna (33.0%, Sy 176); Raju (33.0%, Sy 177-1); Arun Kumar (33.0%, Sy 177-1); Arun Kumar (33.0%, Sy 177-2) +13 more [amber]
- Litigation declared: Partition O.S. No. 109/2006, Senior Civil Judge, Anekal — no stay; Partition, declaration & Injunction O.S. No. 25577/2023, City Civil Judge, Mayo Hall — no stay; Partition Suit O.S. No. 5489/2024, Principal City Civil & Sessions Judge, Bengaluru — no stay; Partition and declaration Suit O.S. NO. 157/2012, Principal Senior Civil Judge, Anekal — no stay; Partition O.S. No. 109 of 2006/2006, Senior Civil Judge, Anekal — no stay [amber]
- 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/040226/008450 (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 ₹13,650 per sq ft × 1,940 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹67,500 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-mizumi-reserve-tower-a1-a2-a4-008450.json; printable due-diligence report at https://property-lens.ai/dd/assetz-mizumi-reserve-tower-a1-a2-a4-008450.

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