# Aswani Aaeesha A Wing — Aswani Properties, Electronic City / Hosur Road / Bommasandra, Bengaluru

Source: https://property-lens.ai/p/aswani-aaeesha-a-wing-000819 (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: 46/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.2% per year over 5 years (likely range 5.7%–12.6%); 8.1% per year over 10 years.
- Net-wealth CAGR: 4.3% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 5.2% (all-cash 6.8%). Gross rental yield: 4.9%.
- Status: under construction, RERA handover 2019-11-30. Type: apartment, mid segment. Developer: Aswani Properties (#161 in Bengaluru by RERA registrations).
- Address: ASWANI AAEESHA, Survey No. 23, Doddanagamangala, Near Veerabhadraswamy Temple Electronic City Phase II. Homes: 240. Land: 2.02 acres. Launched: 2015.
- RERA registrations: PRM/KA/RERA/1251/310/PR/171013/000819.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 377 | 510 | ₹5,850 (assumed) | ₹29.8 L | ₹12,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹5,850 psf vs mid comps ₹6,200 (-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: 9.3/10 (city average 6.0, +6.7 points), confidence 38%. Gross yield 5.0% (₹25 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.5/10 (city average 7.6, −0.2 points), confidence 50%. Locality resale depth 7/10; ticket ₹0.30 Cr narrows the buyer pool; UC resale needs builder NOC; 240-home project.
- Employment access: 7.5/10 (city average 5.2, +4.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 10 min, ORR Bellandur (Ecospace) 23 min, Koramangala (Forum) 31 min, MG Road (CBD) 42 min; 2 of 7 major hubs within 30 min; 5 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.4/10 (city average 4.8, +1.2 points), confidence 60%. Yellow Line Electronic City / Bommasandra (Aug 2025); no planned station within 2 km; airport ~102 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.0/10 (city average 7.0, +0.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 1.2/10 (city average 3.7, −6.5 points), confidence 60%. Aswani Properties: 4+ projects, on-time 69% (derived); handover 2019-11-30 (RERA); 82 months past the RERA completion date, work behind schedule (-50 pts).
- Layout, size, age, amenities, maintenance: 7.3/10 (city average 7.3, −0.0 points), confidence 55%. 119 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹5,950 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.1 points), confidence 50%. Industrial belt; borewell dependence; Hosur Road noise
- Legal, title & approvals: 5.4/10 (city average 7.4, −4.1 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
- Expected price growth (5-yr CAGR model): 5.1/10 (city average 6.0, −5.8 points), confidence 56%. Model 5-yr price CAGR 9.2% (range 5.7–12.6%).

## Why prices should grow about 9.2% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.0%: Add 1.0%: prices here rose 12.6% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%: Subtract 0.1%: at ₹5,850 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.2%: Add 1.2%: 5 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 (25 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: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Satellite Town Ring Road (construction, 2028); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 1.6%: Add 1.6% for this project itself: unfinished homes are worth more once they are complete.
- = 9.2%: Result: about 9.2% a year, so a home worth ₹30.9 L today would be worth about ₹47.8 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹26.9 L. Exit value in year 8: ₹58.6 L. Net sale after loan and costs: ₹38.9 L. Net rent after running costs: ₹8.6 L. Loan: ₹24.3 L (EMI ₹0.2 L per month). All-in cost: ₹40.6 L (other charges ₹1.0 L, GST ₹1.5 L, stamp duty and registration ₹2.0 L, interiors ₹6.1 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -6.8%, net-wealth CAGR -6.8%, cash in ₹10.3 L, net rent ₹0.4 L, net sale ₹11.7 L.
- Hold bare, rent unfurnished (8 years): IRR 8.8%, net-wealth CAGR 6.8%, cash in ₹21.9 L, net rent ₹7.3 L, net sale ₹38.4 L. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 5.2%, net-wealth CAGR 4.3%, cash in ₹26.9 L, net rent ₹8.6 L, net sale ₹38.9 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/171013/000819. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2019-11-30
- 50% built per the latest filing
- [RED FLAG] 60 RERA complaints on this project (0 open); 68 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 7/10. a registration completion date has already passed (−2)
- Legal & complaints: 6/10. 60 RERA complaints on the project (−3)
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. RERA completion date 2019-11-30 has passed without a completion application.
2. 60 K-RERA complaints on this registration.

### Complaints and disputes
- 60 complaints on this project at K-RERA (0 open); 68 on the promoter entity across projects. Subjects raised: Breach of Agreement.; Non Completion of project; Non Completion of project; Stay order for stopping of possession by Ecelweiss Asset Reconstruction Company; Stay order against orders issue by IX Addl CMM, Bangalore; Stay order against court order.

### Credit ratings
- Aswani Properties: 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 — 2019-11-30 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/310/PR/171013/000819 · promoter Aswani Properties (Partnership Firm) · Proposed Project End Date at the time of registration :
- Dates: Start 2015-09-07 · original completion 2019-11-30 · no extensions · current date has passed [red]
- Progress: 50% complete per registration-time status
- Registered cost: Total ₹42.97 cr · construction ₹42.97 cr
- RERA bank account: INDUSIND BANK, Nariman Point (70% construction account)
- Money at registration: collected ₹15.06 cr · used ₹20.82 cr · balance ₹0.00 cr · delay declared: No
- Land & towers: 2.02 acres (8,174 sq m) · Block 1 36 homes, 3 floors; Block 2 16 homes, 3 floors; Block 3 16 homes, 3 floors; Block 4 16 homes, 3 floors; Block 5 36 homes, 3 floors; Block 6 36 homes, 3 floors; Block 7 16 homes, 3 floors; Block 8 16 homes, 3 floors; Block 9 16 homes, 3 floors; Block 10 36 homes, 3 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 60 on this registration (0 open) · 68 on the promoter entity across all its projects [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 60 on this project**
- 2024-03-27 · 00325/2024: Breach of Agreement. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-06-07 · 00912/2023: Non Completion of project — DISPOSED AO (ADJUDICATING OFFICER)
- 2023-06-01 · 00876/2023: Non Completion of project — DISPOSED AO (ADJUDICATING OFFICER)
- 2023-05-30 · 00842/2023: Stay order for stopping of possession by Ecelweiss Asset Reconstruction Company — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-05-22 · 00794/2023: Stay order against orders issue by IX Addl CMM, Bangalore — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-05-22 · 00804/2023: Stay order against court order — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-05-20 · 00781/2023: Stay order against court order — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-10-10 · CMP/221010/0010083: Symbolic possession notice from Edelweiss for my flat A6/308 at Aswani Aaeesha — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-09-20 · CMP/220920/0010027: FLAT NO A-1/009 procession suppose to be by 2019 but till now it is incomplete — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-09-14 · CMP/220914/0010015: Peaceful possession of the apartment — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-06-01 · CMP/220601/0009563: Project not completed, No response from builder. Sold out mortgaged flats — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-05-21 · CMP/220521/0009504: Stay required on Sarfaesi Proceedings and guidance reqiuired from RERA for formation of Association of Allotees (for completion of Project) since Promoter is absconding — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-05-04 · CMP/220504/0009415: Delay in possession of Flat — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-04-21 · CMP/220421/0009377: Project Not yet completed from last 7 years (2016) to till date — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-04-12 · CMP/220412/0009350: Builder cheated and left the project without completing — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-04-01 · CMP/220401/0009296: Project not completed — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-25 · CMP/220325/0009256: Compensation on Pre-EMI, Rent promised by the builder due to non-completion of the project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-24 · CMP/220324/0009248: Delay in possession — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-18 · CMP/220318/0009155: Non Completion of project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-16 · CMP/220316/0009129: Project Completion and Flat Registraion — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-16 · CMP/220316/0009138: Non Completion of project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-14 · CMP/220314/0009122: I have booked he flat on 2016 and I am still waiting for completion of the project. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-10 · CMP/220310/0009108: Completion of Apartment Aswani Aaesha A7 0004 and Registration in the name of Manesh P G — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2022-03-09 · CMP/220309/0009091: NO HANDOVER OF FLATS NO A3/101 AND NO COMPLETION OF AMMENITIES FOR ASWANI AAEESHA A WING PROJECT — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2020-11-17 · CMP/201117/0006397: Delayed project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171013/000819 (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 ₹5,850 per sq ft × 510 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹12,500 per month growing 5.0% a year with 5% vacancy; maintenance ₹3.5 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/aswani-aaeesha-a-wing-000819.json; printable due-diligence report at https://property-lens.ai/dd/aswani-aaeesha-a-wing-000819.

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