# Assetz Trees & Tandem -Tower A — Assetz, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/assetz-trees-tandem-tower-a-008586 (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: 40/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.1% per year over 5 years (likely range 5.7%–12.6%); 8.8% per year over 10 years.
- Net-wealth CAGR: 5.9% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 9.8% (all-cash 9.6%). Gross rental yield: 3.8%.
- Status: under construction, RERA handover 2030-05-31. Type: apartment, premium segment. Developer: Assetz (#5 in Bengaluru by RERA registrations).
- Address: SURVEY NOS. 29/3, 31/1, 31/2, , 32/1 & 32/2 , AVALAHALLI VILLAGE, ON HUSKUR MAIN ROAD, SARJAPURA-2 HOBLI, ANEKAL TALUK,. Homes: 220. Land: 1.42 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/308/PR/160426/008586.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 484 | 690 | ₹11,300 (assumed) | ₹78.0 L | ₹25,500 (assumed) |
| 2 BHK | 1,089 | 1,545 | ₹11,300 (assumed) | ₹1.75 Cr | ₹47,000 (assumed) |
| 3 BHK | 1,382 | 1,960 | ₹11,300 (assumed) | ₹2.21 Cr | ₹56,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹11,300 psf vs premium comps ₹12,000 (-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: 6.9/10 (city average 6.0, +1.9 points), confidence 38%. Gross yield 3.9% (₹37 psf/month); locality rental demand 8/10.
- Resale liquidity: 6.7/10 (city average 7.6, −1.6 points), confidence 60%. Locality resale depth 8/10; ticket ₹0.78 Cr narrows the buyer pool; UC resale needs builder NOC; 220-home project; RERA sales pace ratio 0.
- Employment access: 7.2/10 (city average 5.2, +4.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 22 min, Electronic City Ph-1 22 min, ITPL Whitefield 37 min, Koramangala (Forum) 38 min; 2 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 2.7/10 (city average 4.8, −3.6 points), confidence 60%. none operational (nearest Purple/Yellow lines 8–10 km); Phase 3A Sarjapur line ~2033; airport ~98 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 6.5/10 (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: 5.4/10 (city average 3.7, +4.2 points), confidence 60%. Assetz: 45+ projects, on-time 75% (derived); handover 2030-05-31 (RERA); within the RERA timeline, work on schedule (17 pts).
- Layout, size, age, amenities, maintenance: 7.1/10 (city average 7.3, −0.3 points), confidence 55%. 154 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,505 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 4.9/10 (city average 5.8, −1.8 points), confidence 50%. Heavy tanker dependence pending Cauvery Stage V; Varthur lake catchment
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 3 case(s) declared; approvals: Plan BAMP/MM/AS/AA-5/TAS-2/PU/80/2025-26 dated 2026-03-18; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 5.0/10 (city average 6.0, −6.1 points), confidence 56%. Model 5-yr price CAGR 9.1% (range 5.7–12.6%).

## Why prices should grow about 9.1% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.3%: Add 1.3%: prices here rose 14.5% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.5%: Subtract 0.5%: at ₹11,300 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.6%: Add 2.6%: 12 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: Peripheral Ring Road (planned, 2030); Cauvery Stage V water (construction, 2027); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.2%: Add 0.2% for this project itself: unfinished homes are worth more once they are complete.
- = 9.1%: Result: about 9.1% a year, so a home worth ₹80.7 L today would be worth about ₹1.25 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹61.4 L. Exit value in year 8: ₹1.60 Cr. Net sale after loan and costs: ₹1.01 Cr. Net rent after running costs: ₹7.6 L. Loan: ₹63.6 L (EMI ₹0.6 L per month). All-in cost: ₹98.3 L (other charges ₹2.7 L, GST ₹4.0 L, stamp duty and registration ₹5.3 L, interiors ₹8.3 L).

## Exit plans compared
- Sell at handover, no interiors (4 years): IRR 13.3%, net-wealth CAGR 8.3%, cash in ₹29.2 L, net rent ₹-0.3 L, net sale ₹49.9 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 11.8%, net-wealth CAGR 7.3%, cash in ₹54.0 L, net rent ₹6.4 L, net sale ₹99.4 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 9.8%, net-wealth CAGR 5.9%, cash in ₹61.4 L, net rent ₹7.6 L, net sale ₹1.01 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/160426/008586 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2030-05-31
- 46% built per the latest filing; 0/220 homes booked
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [WATCH] 3 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: 2.5/10. 3 court cases declared in filings (−4.5); an injunction/stay is recorded (−2)
- Money to finish: 7/10. finance cost is 4% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 cr; only 0% of homes booked (−1)
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. 3 court cases declared in RERA filings (OS No 930/2025/2025, O.S. No. 860/2025/2025); 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
- Infraedge Management Services Pvt Ltd: 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 — 2030-05-31 — and what is the per-month delay compensation?
4. What do the declared cases (OS No 930/2025/2025, O.S. No. 860/2025/2025, O.S. No. 185/ 2015 (revived in 2025)/2025) 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/1251/308/PR/160426/008586 · promoter Infraedge Management Services Pvt Ltd (Company) · U74900KA2014PTC077898
- Dates: Start 2025-03-01 · original completion 2030-05-31 · no extensions [green]
- Progress: 46% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 220 homes booked (220 available)
- Registered cost: Total ₹218 cr · land ₹0.00 cr · construction ₹122 cr · NBFC principal+interest ₹8.84 cr (4%)
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: HDFC, Kasturba Gandhi Marg Bengaluru (70% construction account)
- Plan sanction: BAMP/MM/AS/AA-5/TAS-2/PU/80/2025-26 dated 2026-03-18 · BDA - Bangalore Development Authority
- Land & towers: 1.42 acres (5,766 sq m) · Tower A 220 homes, 22 floors
- Land owners / co-promoters: Satish Kumar Dalmiya (32.0%, Sy 31-1); Satish Kumar Dalmiya (32.0%, Sy 31-2); Satish Kumar Dalmiya (32.0%, Sy 32-1); Satish Kumar Dalmiya (32.0%, Sy 32-2); Studio (38%, Sy 737); No. of Basement (1%, Sy Total No. of Parking); 7.27 (9.54%, Sy 0) [amber]
- Litigation declared: Permanent Injunction / Restraining Trespass OS No 930/2025/2025, Civil Court, Anekal — injunction/stay recorded; Declaration / Injunction relating to joint ownership and possession O.S. No. 860/2025/2025, Civil Court, Anekal — no stay; Partition/ declare the sale deed as null and void O.S. No. 185/ 2015 (revived in 2025)/2025, Civil Court, Anekal — no stay [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/1251/308/PR/160426/008586 (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 ₹11,300 per sq ft × 690 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹25,500 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-trees-tandem-tower-a-008586.json; printable due-diligence report at https://property-lens.ai/dd/assetz-trees-tandem-tower-a-008586.

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