# Assetz Soho & Sky — Assetz, Hebbal / Thanisandra / Nagawara, Bengaluru

Source: https://property-lens.ai/p/assetz-soho-sky-004785 (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: 53/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.5% per year over 5 years (likely range 6.0%–12.9%); 8.9% per year over 10 years.
- Net-wealth CAGR: 4.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 6.3% (all-cash 7.4%). Gross rental yield: 2.6%.
- Status: under construction, RERA handover 2026-09-30. Type: apartment, premium segment. Developer: Assetz (#5 in Bengaluru by RERA registrations).
- Address: SY.NO.14/1(P), 14/2(P), 15/1(P), 15/2, 15/3, 15/4, 15/5(P), 16/2(P), 61/1 AND 61/3 , SRIRAMPURA VILLAGE YELAHANKA HOBLI. Homes: 114. Land: 4.51 acres. Launched: 2022.
- RERA registrations: PRM/KA/RERA/1251/472/PR/250322/004785.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 1,544 | 2,190 | ₹12,150 (assumed) | ₹2.66 Cr | ₹59,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.3 points), confidence 35%. ₹12,150 psf vs premium comps ₹12,500 (-3%; 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: 5.8/10 (city average 6.0, −0.3 points), confidence 38%. Gross yield 2.7% (₹27 psf/month); locality rental demand 9/10.
- Resale liquidity: 7.0/10 (city average 7.6, −1.1 points), confidence 60%. Locality resale depth 8/10; ticket ₹2.66 Cr narrows the buyer pool; UC resale needs builder NOC; 114-home project; RERA sales pace ratio 1.01.
- Employment access: 7.2/10 (city average 5.2, +4.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 11 min, Hebbal (Kirloskar) 15 min, MG Road (CBD) 31 min, Koramangala (Forum) 43 min; 2 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.3/10 (city average 4.8, −0.7 points), confidence 60%. none operational; Blue/Pink lines under construction; Hebbal / Nagawara (Blue & Pink Line interchange) ~2027; airport ~49 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 8.0/10 (city average 7.0, +1.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 6.6/10 (city average 3.7, +7.2 points), confidence 60%. Assetz: 45+ projects, on-time 75% (derived); handover 2026-09-30 (RERA); within the RERA timeline, work on schedule (-6 pts).
- Layout, size, age, amenities, maintenance: 9.0/10 (city average 7.3, +2.1 points), confidence 55%. 25 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹5,170 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.0 points), confidence 50%. Hebbal flyover congestion; Nagawara / Thanisandra lake catchments flood
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: Plan BBMP/CC/8451/21-22 dated 2022-02-11; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 5.5/10 (city average 6.0, −3.1 points), confidence 56%. Model 5-yr price CAGR 9.5% (range 6.0–12.9%).

## Why prices should grow about 9.5% 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 12.2% 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.
- + 2.2%: Add 2.2%: 12 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (14 months of unsold stock).
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Pink Line Kalena Agrahara–Nagawara (construction, 2027).
- + 0.2%: Add 0.2% for this project itself: unfinished homes are worth more once they are complete.
- = 9.5%: Result: about 9.5% a year, so a home worth ₹2.75 Cr today would be worth about ₹4.33 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.46 Cr. Exit value in year 8: ₹5.53 Cr. Net sale after loan and costs: ₹3.75 Cr. Net rent after running costs: ₹36.0 L. Loan: ₹2.17 Cr (EMI ₹1.9 L per month). All-in cost: ₹3.34 Cr (other charges ₹9.3 L, GST ₹13.8 L, stamp duty and registration ₹18.2 L, interiors ₹26.3 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -23.8%, net-wealth CAGR -23.8%, cash in ₹91.6 L, net rent ₹1.5 L, net sale ₹90.8 L.
- Hold bare, rent unfurnished (8 years): IRR 8.1%, net-wealth CAGR 5.9%, cash in ₹2.25 Cr, net rent ₹29.7 L, net sale ₹3.73 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 6.3%, net-wealth CAGR 4.8%, cash in ₹2.46 Cr, net rent ₹36.0 L, net sale ₹3.75 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/472/PR/250322/004785 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2026-09-30
- 93% built per the latest filing; 114/114 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: 4/10. 2 court cases declared in filings (−3); an injunction/stay is recorded (−2)
- Money to finish: 9/10. finance cost is 7% of the registered budget; last quarter: collected ₹6.47 cr, withdrew ₹5.49 cr; 100% of homes booked (+1)
- 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 (9863/2014, O.S 830/2019/2019); 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 Imperial Homes 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 — 2026-09-30 — and what is the per-month delay compensation?
4. What do the declared cases (9863/2014, O.S 830/2019/2019) 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/1251/472/PR/250322/004785 · promoter APG Imperial Homes Private Limited (Company) · U45209KA2015PTC084242
- Dates: Start 2022-04-01 · original completion 2026-09-30 · no extensions [green]
- Progress: 93% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 114 of 114 homes booked (0 available)
- Registered cost: Total ₹153 cr · construction ₹123 cr · NBFC principal+interest ₹10.00 cr (7%)
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: HDFC, Richmond Road (70% construction account)
- Plan sanction: BBMP/CC/8451/21-22 dated 2022-02-11 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 4.51 acres (18,266 sq m) · WING A 2 homes, 1 floors; WING B 4 homes, 1 floors; WING C 4 homes, 1 floors; WING D 52 homes, 13 floors; WING E 52 homes, 13 floors
- Land owners / co-promoters: Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 14/2); Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 15/1); Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 15/2); Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 15/3); Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 15/4); Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 15/5); Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 16/2); Bavaguthu Raghuram Shetty alias Dr.B.R Shetty (35.0%, Sy 61/1) +3 more [amber]
- Litigation declared: Declaration Suit 9863/2014, ADDLCITYCIVILANDSESSINSJUDGE — no stay; Partition Suit O.S 830/2019/2019, IX ADDL.City civil and Sessions Judge ,Bangalore — 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/1251/472/PR/250322/004785 (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 ₹12,150 per sq ft × 2,190 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹59,000 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/assetz-soho-sky-004785.json; printable due-diligence report at https://property-lens.ai/dd/assetz-soho-sky-004785.

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