# Brigade Belvedere — Brigade Group, Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/brigade-belvedere-008549 (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: 61/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 57%.
- Projected price growth: 11.2% per year over 5 years (likely range 7.7%–14.6%); 9.5% per year over 10 years.
- Net-wealth CAGR: 6.9% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 12.4% (all-cash 11.0%). Gross rental yield: 3.9%.
- Status: under construction, RERA handover 2031-03-31. Type: apartment, premium segment. Developer: Brigade Group (#3 in Bengaluru by RERA registrations).
- Address: Sy No’s 17/1, 17/2, 17/3, 17/4 & 17/5 , situated at Cheemasandra Village, Bidarahalli Hobli, now Bangalore East Taluk earlier Hoskote Taluk Bangalore District. Homes: 773. Land: 10.75 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1251/446/PR/240326/008549.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 427 | 605 | ₹7,350 (assumed) | ₹44.5 L | ₹15,000 (assumed) |
| 2 BHK | 699 | 995 | ₹7,350 (assumed) | ₹73.1 L | ₹21,500 (assumed) |
| 3 BHK | 862 | 1,225 | ₹7,350 (assumed) | ₹90.0 L | ₹25,000 (assumed) |
| 3 BHK | 909 | 1,290 | ₹7,350 (assumed) | ₹94.8 L | ₹26,000 (assumed) |
| 3 BHK | 1,055 | 1,500 | ₹7,350 (assumed) | ₹1.10 Cr | ₹29,000 (assumed) |
| 3 BHK | 1,205 | 1,710 | ₹7,350 (assumed) | ₹1.26 Cr | ₹32,000 (assumed) |
| 2 BHK | 1,475 | 2,095 | ₹7,350 (assumed) | ₹1.54 Cr | ₹37,500 (assumed) |
| 2 BHK | 1,518 | 2,155 | ₹7,350 (assumed) | ₹1.58 Cr | ₹38,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹7,350 psf vs premium comps ₹7,800 (-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: 8.1/10 (city average 6.0, +4.3 points), confidence 38%. Gross yield 4.0% (₹25 psf/month); locality rental demand 6/10.
- Resale liquidity: 8.4/10 (city average 7.6, +1.5 points), confidence 60%. Locality resale depth 6/10; ticket ₹0.44 Cr narrows the buyer pool; UC resale needs builder NOC; 773-home project gives deep resale comps; RERA sales pace ratio 2.13.
- Employment access: 4.3/10 (city average 5.2, −1.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 22 min, Manyata Tech Park 40 min, ORR Bellandur (Ecospace) 45 min, Hebbal (Kirloskar) 47 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.9/10 (city average 4.8, −1.6 points), confidence 60%. Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~49 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.5/10 (city average 7.0, −1.5 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 6.1/10 (city average 3.7, +6.1 points), confidence 70%. Brigade Group: 250+ projects, on-time 80% (observed); handover 2031-03-31 (RERA); within the RERA timeline, work on schedule (2 pts).
- Layout, size, age, amenities, maintenance: 8.3/10 (city average 7.3, +1.2 points), confidence 55%. 72 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹4,450 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −1.1 points), confidence 50%. Borewell/tanker dependence; NH-75 access
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 5 case(s) declared; approvals: Plan BDA/PS/EM/EO-2/TA-3/N/44/2025-26 dated 2026-03-17; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 7.6/10 (city average 6.0, +10.6 points), confidence 56%. Model 5-yr price CAGR 11.2% (range 7.7–14.6%).

## Why prices should grow about 11.2% 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 12.1% 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.
- + 1.9%: Add 1.9%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (17 months of unsold stock).
- + 0.1%: Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.3%: Add 2.3% for this project itself: unfinished homes are worth more once they are complete.
- = 11.2%: Result: about 11.2% a year, so a home worth ₹46.0 L today would be worth about ₹78.1 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹36.5 L. Exit value in year 8: ₹98.2 L. Net sale after loan and costs: ₹64.8 L. Net rent after running costs: ₹3.2 L. Loan: ₹36.2 L (EMI ₹0.3 L per month). All-in cost: ₹58.6 L (other charges ₹1.6 L, GST ₹2.3 L, stamp duty and registration ₹3.0 L, interiors ₹7.3 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 22.5%, net-wealth CAGR 13.7%, cash in ₹18.8 L, net rent ₹-0.0 L, net sale ₹40.7 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 15.4%, net-wealth CAGR 9.2%, cash in ₹29.6 L, net rent ₹2.6 L, net sale ₹62.8 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 12.4%, net-wealth CAGR 6.9%, cash in ₹36.5 L, net rent ₹3.2 L, net sale ₹64.8 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/240326/008549 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-03-31
- 11% built per the latest filing; 247/773 homes booked
- [WATCH] No RERA complaints on this project; 43 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 2% of the registered budget; last quarter: collected ₹38.31 cr, withdrew ₹27.74 cr
- Developer strength: 9/10. ICRA AA/Stable (Brigade Enterprises Ltd)

### Red flags to resolve in writing
1. 5 court cases declared in RERA filings (2545/2025, 23614/2025); 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); 43 on the promoter entity across projects.

### Credit ratings
- Brigade Enterprises Ltd: ICRA AA / Stable (2025-07)

### 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 — 2031-03-31 — and what is the per-month delay compensation?
4. What do the declared cases (2545/2025, 23614/2025, 2572/2025, 1760/2024, 662/2026) 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/1251/446/PR/240326/008549 · promoter Brigade Enterprises Ltd (Company) · L85110KA1995PLC019126
- Dates: Start 2026-04-01 · original completion 2031-03-31 · no extensions [green]
- Progress: 11% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 247 of 773 homes booked (526 available)
- Registered cost: Total ₹976 cr · land ₹0.00 cr · construction ₹533 cr · bank principal+interest ₹15.53 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: KOTAK MAHINDRA BANK, M G Road, Bangalore (70% construction account)
- Plan sanction: BDA/PS/EM/EO-2/TA-3/N/44/2025-26 dated 2026-03-17 · BDA - Bangalore Development Authority
- Land & towers: 10.75 acres (43,503 sq m) · Tower A 428 homes, 43 floors; Tower B 345 homes, 43 floors
- Land owners / co-promoters: M/s. TULIP ENTERPRISES (37.35%, Sy 17/2); M/s. TULIP ENTERPRISES (37.35%, Sy 17/3); M/s. TULIP ENTERPRISE (37.35%, Sy 17/4); M/s. TULIP ENTERPRISES (37.35%, Sy 17/5) [amber]
- Litigation declared: O.S 2545/2025, Civil Judge and JMFC, K R Puram — no stay; W.P 23614/2025, High Court of Karnataka — no stay; RFA 2572/2025, High Court of Karnataka — no stay; O.S 1760/2024, Senior Civil Judge Bangalore Rural District — no stay; O.S 662/2026, Sr. Civil & Sessions Judge, Bangalore Rural Dist. — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 43 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/1251/446/PR/240326/008549 (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 ₹7,350 per sq ft × 605 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹15,000 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/brigade-belvedere-008549.json; printable due-diligence report at https://property-lens.ai/dd/brigade-belvedere-008549.

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