# Assetz Soho & Sky Phase 1B — Assetz, Hebbal / Thanisandra / Nagawara, Bengaluru

Source: https://property-lens.ai/p/assetz-soho-sky-phase-1b-006910 (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: 60/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.1% per year over 5 years (likely range 6.6%–13.5%); 9.2% per year over 10 years.
- Net-wealth CAGR: 6.0% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 9.0% (all-cash 9.2%). Gross rental yield: 2.6%.
- Status: under construction, RERA handover 2027-12-31. Type: apartment, premium segment. Developer: Assetz (#5 in Bengaluru by RERA registrations).
- Address: SY.NO.14/1, 14/2, 15/1, 15/2, 15/3, 15/4, 15/5, 16/2, 61/1 AND 61/3 , SRIRAMPURA VILLAGE. Homes: 120. Land: 4.51 acres. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/309/PR/200524/006910.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,370 | 1,945 | ₹12,150 (assumed) | ₹2.36 Cr | ₹54,000 (assumed) |
| 4 BHK | 1,886 | 2,680 | ₹12,150 (assumed) | ₹3.26 Cr | ₹68,500 (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: 6.3/10 (city average 6.0, +0.7 points), confidence 38%. Gross yield 2.7% (₹28 psf/month); locality rental demand 9/10.
- Resale liquidity: 8.5/10 (city average 7.6, +1.6 points), confidence 60%. Locality resale depth 8/10; ticket ₹2.36 Cr narrows the buyer pool; UC resale needs builder NOC; 120-home project; RERA sales pace ratio 1.44.
- 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: 6.3/10 (city average 3.7, +6.5 points), confidence 60%. Assetz: 45+ projects, on-time 75% (derived); handover 2027-12-31 (RERA); within the RERA timeline, work on schedule (11 pts).
- Layout, size, age, amenities, maintenance: 9.0/10 (city average 7.3, +2.1 points), confidence 55%. 27 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹4,797 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 000000 dated 2024-04-29; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 6.2/10 (city average 6.0, +1.6 points), confidence 56%. Model 5-yr price CAGR 10.1% (range 6.6–13.5%).

## Why prices should grow about 10.1% 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).
- + 0.8%: Add 0.8% for this project itself: unfinished homes are worth more once they are complete.
- = 10.1%: Result: about 10.1% a year, so a home worth ₹2.45 Cr today would be worth about ₹3.95 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.01 Cr. Exit value in year 8: ₹5.04 Cr. Net sale after loan and costs: ₹3.35 Cr. Net rent after running costs: ₹27.1 L. Loan: ₹1.93 Cr (EMI ₹1.7 L per month). All-in cost: ₹2.96 Cr (other charges ₹8.3 L, GST ₹12.2 L, stamp duty and registration ₹16.1 L, interiors ₹23.3 L).

## Exit plans compared
- Sell at handover, no interiors (2 years): IRR 13.6%, net-wealth CAGR 9.5%, cash in ₹57.7 L, net rent ₹1.1 L, net sale ₹1.10 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 11.0%, net-wealth CAGR 7.2%, cash in ₹1.81 Cr, net rent ₹22.4 L, net sale ₹3.31 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 9.0%, net-wealth CAGR 6.0%, cash in ₹2.01 Cr, net rent ₹27.1 L, net sale ₹3.35 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/200524/006910 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2027-12-31
- 81% built per the latest filing; 120/120 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 ₹230 cr, withdrew ₹154 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 — 2027-12-31 — 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/1251/309/PR/200524/006910 · promoter APG IMPERIAL HOMES PRIVATE LIMITED (Company) · U45209KA2015PTC084242
- Dates: Start 2023-10-01 · original completion 2027-12-31 · no extensions [green]
- Progress: 81% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 120 of 120 homes booked (0 available)
- Registered cost: Total ₹139 cr · land ₹0.00 cr · construction ₹111 cr · bank principal+interest ₹10.00 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: HDFC, RICHMOND ROAD (70% construction account)
- Plan sanction: 000000 dated 2024-04-29 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 4.51 acres (18,266 sq m) · WING A 24 homes, 13 floors; WING B 48 homes, 13 floors; WING C 48 homes, 13 floors
- Land owners / co-promoters: Chandra Kumari Raghu Ram Shetty (35.0%, Sy 14/2); Chandra Kumari Raghu Ram Shetty (35.0%, Sy 15/1); Chandra Kumari Raghu Ram Shetty (35.0%, Sy 15/2); Chandra Kumari Raghu Ram Shetty (35.0%, Sy 15/3); Chandra Kumari Raghu Ram Shetty (35.0%, Sy 15/4); Chandra Kumari Raghu Ram Shetty (35.0%, Sy 15/5); Chandra Kumari Raghu Ram Shetty (35.0%, Sy 16/2); Chandra Kumari Raghu Ram Shetty (35.0%, Sy 61/1) +1 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/1251/309/PR/200524/006910 (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 × 1,945 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹54,000 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-phase-1b-006910.json; printable due-diligence report at https://property-lens.ai/dd/assetz-soho-sky-phase-1b-006910.

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