# Brigade Eternia — Brigade Group, Yelahanka / Jakkur / Airport corridor, Bengaluru

Source: https://property-lens.ai/p/brigade-eternia-007559 (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: 77/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 57%.
- Projected price growth: 11.7% per year over 5 years (likely range 8.2%–15.1%); 10.2% per year over 10 years.
- Net-wealth CAGR: 8.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 14.1% (all-cash 11.9%). Gross rental yield: 4.3%.
- Status: under construction, RERA handover 2030-03-31. Type: apartment, premium segment. Developer: Brigade Group (#3 in Bengaluru by RERA registrations).
- Address: Survey Nos. 152/1A(P), 152/1B, 152/2A(P), 152/2B(P), 152/3A, 152/3B(P), 152/4A, 152/4B(P), 152/5A, 152/5B(P), 152/6A, 152/6B, 152/7A, 152/7B, , 152/10A(P), 152/10B(P), 153(P), Yelahanka Village, Yelahanka Hobli, Bangalore North Taluk,. Homes: 1124. Land: 12.26 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/309/PR/070325/007559.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 441 | 625 | ₹10,350 (assumed) | ₹64.7 L | ₹24,000 (assumed) |
| 1 BHK | 495 | 705 | ₹10,350 (assumed) | ₹73.0 L | ₹26,000 (assumed) |
| 1 BHK | 517 | 735 | ₹10,350 (assumed) | ₹76.1 L | ₹27,000 (assumed) |
| 2 BHK | 764 | 1,085 | ₹10,350 (assumed) | ₹1.12 Cr | ₹36,000 (assumed) |
| 2 BHK | 829 | 1,175 | ₹10,350 (assumed) | ₹1.22 Cr | ₹38,000 (assumed) |
| 2 BHK | 861 | 1,225 | ₹10,350 (assumed) | ₹1.27 Cr | ₹39,500 (assumed) |
| 2 BHK | 947 | 1,345 | ₹10,350 (assumed) | ₹1.39 Cr | ₹42,000 (assumed) |
| 3 BHK | 1,012 | 1,435 | ₹10,350 (assumed) | ₹1.49 Cr | ₹44,500 (assumed) |
| 3 BHK | 1,087 | 1,545 | ₹10,350 (assumed) | ₹1.60 Cr | ₹47,000 (assumed) |
| 3 BHK | 1,109 | 1,575 | ₹10,350 (assumed) | ₹1.63 Cr | ₹47,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹10,350 psf vs premium comps ₹11,000 (-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: 9.0/10 (city average 6.0, +6.2 points), confidence 38%. Gross yield 4.5% (₹38 psf/month); locality rental demand 7/10.
- Resale liquidity: 8.9/10 (city average 7.6, +2.4 points), confidence 60%. Locality resale depth 7/10; ticket ₹0.65 Cr narrows the buyer pool; UC resale needs builder NOC; 1124-home project gives deep resale comps; RERA sales pace ratio 2.05.
- Employment access: 6.4/10 (city average 5.2, +2.4 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 21 min, Hebbal (Kirloskar) 22 min, MG Road (CBD) 39 min, Koramangala (Forum) 51 min; 2 of 7 major hubs within 30 min; 14 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.4/10 (city average 4.8, −0.6 points), confidence 60%. none operational (Green Line ~9 km); Jakkur Cross / Yelahanka (Blue Line) ~2027; airport ~48 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: 6.6/10 (city average 3.7, +7.2 points), confidence 70%. Brigade Group: 250+ projects, on-time 80% (observed); handover 2030-03-31 (RERA); within the RERA timeline, work on schedule (-1 pts).
- Layout, size, age, amenities, maintenance: 7.3/10 (city average 7.3, −0.0 points), confidence 55%. 92 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,890 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.9/10 (city average 5.8, +0.2 points), confidence 50%. Airport flight path; Jakkur aerodrome noise; lake catchments
- Legal, title & approvals: 4.9/10 (city average 7.4, −5.1 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BBMP/Addl.Dir/JDNORTH/0102/2024-25 dated 2025-03-04; title: not verified. Due-diligence report lists 1 red flag (−1.1 pts).
- Expected price growth (5-yr CAGR model): 8.3/10 (city average 6.0, +14.7 points), confidence 56%. Model 5-yr price CAGR 11.7% (range 8.2–15.1%).

## Why prices should grow about 11.7% 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 ₹10,350 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.7%: Add 2.7%: 14 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (18 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); Satellite Town Ring Road (construction, 2028).
- + 2.0%: Add 2.0% for this project itself: unfinished homes are worth more once they are complete.
- = 11.7%: Result: about 11.7% a year, so a home worth ₹67.0 L today would be worth about ₹1.16 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹50.1 L. Exit value in year 8: ₹1.49 Cr. Net sale after loan and costs: ₹1.01 Cr. Net rent after running costs: ₹8.1 L. Loan: ₹52.7 L (EMI ₹0.5 L per month). All-in cost: ₹82.2 L (other charges ₹2.3 L, GST ₹3.3 L, stamp duty and registration ₹4.4 L, interiors ₹7.5 L).

## Exit plans compared
- Sell at handover, no interiors (4 years): IRR 26.5%, net-wealth CAGR 16.6%, cash in ₹24.2 L, net rent ₹0.1 L, net sale ₹52.5 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 16.3%, net-wealth CAGR 10.3%, cash in ₹43.6 L, net rent ₹6.8 L, net sale ₹98.9 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 14.1%, net-wealth CAGR 8.6%, cash in ₹50.1 L, net rent ₹8.1 L, net sale ₹1.01 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/070325/007559 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2030-03-31
- 29% built per the latest filing; 687/1124 homes booked
- [WATCH] 1 RERA complaints on this project (0 open); 43 on the promoter overall
- [WATCH] 1 court case 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: 7/10. 1 court case declared in filings (−1.5); 1 RERA complaint on the project (−0.5)
- Money to finish: 8/10. finance cost is 2% of the registered budget; last quarter: collected ₹126 cr, withdrew ₹97.57 cr
- Developer strength: 9/10. ICRA AA/Stable (Brigade Enterprises Ltd)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (14579/2025); check for stays and title impact.

### Complaints and disputes
- 1 complaints on this project at K-RERA (0 open); 43 on the promoter entity across projects. Subjects raised: booking amount not returned.

### 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 — 2030-03-31 — and what is the per-month delay compensation?
4. What do the declared cases (14579/2025) concern and is any stay in force?
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/309/PR/070325/007559 · promoter Brigade Enterprises Ltd (Company) · L85110KA1995PLC019126
- Dates: Start 2025-03-17 · original completion 2030-03-31 · no extensions [green]
- Progress: 29% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 687 of 1124 homes booked (437 available)
- Registered cost: Total ₹1995 cr · construction ₹927 cr · bank principal+interest ₹30.70 cr
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: KOTAK MAHINDRA BANK, Lavelle Road, Bangalore (70% construction account)
- Money at registration: collected ₹139 cr · spent ₹104 cr · balance ₹35.07 cr
- Plan sanction: BBMP/Addl.Dir/JDNORTH/0102/2024-25 dated 2025-03-04 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 12.26 acres (49,622 sq m) · Tower A 126 homes, 13 floors; Tower B 107 homes, 13 floors; Tower C 117 homes, 13 floors; Tower D 126 homes, 13 floors; Tower E 90 homes, 14 floors; Tower F 90 homes, 14 floors; Tower G 90 homes, 14 floors; Tower H 52 homes, 14 floors; Tower I 56 homes, 14 floors; Tower J 90 homes, 14 floors; Tower K 90 homes, 14 floors; Tower L 90 homes, 14 floors
- Land owners / co-promoters: M/s Krishna Priya Estates Pvt Ltd (26.54%, Sy 152/1B); Micro Labs Limited (12.46%, Sy 152/1B); M/s Krishna Priya Estates Pvt Ltd (39.0%, Sy 152/2A(P)); M/s Krishna Priya Estates Pvt Ltd (26.54%, Sy 152/2B(P)); Micro Labs Limited (12.46%, Sy 152/2B(P)); M/s Krishna Priya Estates Pvt Ltd (39.0%, Sy 152/3A); M/s Krishna Priya Estates Pvt Ltd (26.54%, Sy 152/3B(P)); Micro Labs Limited (12.46%, Sy 152/3B(P)) +16 more [amber]
- Litigation declared: Writ Petition 14579/2025, High Court of Karnataka — no stay [amber]
- K-RERA complaints: 1 on this registration (0 open) · 43 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 1 on this project**
- 2025-06-30 · 00888/2025: booking amount not returned — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/070325/007559 (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 ₹10,350 per sq ft × 625 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹24,000 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-eternia-007559.json; printable due-diligence report at https://property-lens.ai/dd/brigade-eternia-007559.

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