# Brigade Lakecrest — Brigade Group, KR Puram / Mahadevapura / Hoskote Road, Bengaluru

Source: https://property-lens.ai/p/brigade-lakecrest-007866 (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: 75/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 57%.
- Projected price growth: 10.6% per year over 5 years (likely range 7.1%–14.0%); 8.9% per year over 10 years.
- Net-wealth CAGR: 6.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 10.9% (all-cash 10.2%). Gross rental yield: 4.1%.
- Status: under construction, RERA handover 2030-03-31. Type: apartment, premium segment. Developer: Brigade Group (#3 in Bengaluru by RERA registrations).
- Address: Sy Nos. 4, 5/1, 5/2, 6/1, 6/2, 6/3, 6/4, 7/1, 7/2, 7/3, 7/4, 7/5, 7/6, 8/1, 8/3, 8/4, 9/2, 9/3, 9/4, 9/5, 10/1, 10/2, 10/3, 10/4, 12/2, 16/1, 16/2, 16 , BBMP khata No. 149, Ward No 52, situated at Bhattarahalli Village, Bidarahalli Hobli, Bangalore East Taluk, Bangalore.. Homes: 604. Land: 6.92 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/446/PR/240625/007866.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 334 | 475 | ₹9,850 (assumed) | ₹46.8 L | ₹16,500 (assumed) |
| 1 BHK | 495 | 705 | ₹9,850 (assumed) | ₹69.4 L | ₹22,000 (assumed) |
| 1 BHK | 517 | 735 | ₹9,850 (assumed) | ₹72.4 L | ₹23,000 (assumed) |
| 2 BHK | 829 | 1,175 | ₹9,850 (assumed) | ₹1.16 Cr | ₹32,500 (assumed) |
| 2 BHK | 850 | 1,210 | ₹9,850 (assumed) | ₹1.19 Cr | ₹33,000 (assumed) |
| 2 BHK | 915 | 1,300 | ₹9,850 (assumed) | ₹1.28 Cr | ₹35,000 (assumed) |
| 2 BHK | 990 | 1,405 | ₹9,850 (assumed) | ₹1.38 Cr | ₹37,000 (assumed) |
| 2 BHK | 1,001 | 1,420 | ₹9,850 (assumed) | ₹1.40 Cr | ₹37,500 (assumed) |
| 3 BHK | 1,055 | 1,500 | ₹9,850 (assumed) | ₹1.48 Cr | ₹39,000 (assumed) |
| 3 BHK | 1,152 | 1,635 | ₹9,850 (assumed) | ₹1.61 Cr | ₹41,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹9,850 psf vs premium comps ₹10,500 (-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, +6.1 points), confidence 38%. Gross yield 4.2% (₹35 psf/month); locality rental demand 8/10.
- Resale liquidity: 9.2/10 (city average 7.6, +2.9 points), confidence 60%. Locality resale depth 8/10; ticket ₹0.47 Cr narrows the buyer pool; UC resale needs builder NOC; 604-home project gives deep resale comps; RERA sales pace ratio 2.29.
- Employment access: 7.6/10 (city average 5.2, +4.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 16 min, Manyata Tech Park 32 min, ORR Bellandur (Ecospace) 34 min, MG Road (CBD) 38 min; 1 of 7 major hubs within 30 min; 6 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 6.9/10 (city average 4.8, +3.8 points), confidence 60%. KR Puram / Mahadevapura (Purple Line); KR Puram (Blue Line interchange) ~2027; airport ~55 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.5/10 (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: 6.3/10 (city average 3.7, +6.5 points), confidence 70%. Brigade Group: 250+ projects, on-time 80% (observed); handover 2030-03-31 (RERA); within the RERA timeline, work on schedule (-7 pts).
- Layout, size, age, amenities, maintenance: 7.1/10 (city average 7.3, −0.2 points), confidence 55%. 87 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,625 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.6/10 (city average 5.8, −0.4 points), confidence 50%. Old Madras Road traffic and rail noise; borewell dependence east of KR Puram
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.5 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: Plan BBMP/Addl.Dir/JDNORTH/0094/24-25 dated 2025-06-04; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 6.9/10 (city average 6.0, +5.7 points), confidence 56%. Model 5-yr price CAGR 10.6% (range 7.1–14.0%).

## Why prices should grow about 10.6% 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 12.4% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%: Prices are still affordable enough that this does not slow growth.
- + 1.3%: Add 1.3%: 6 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (16 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); Purple Line Whitefield extension (2023) (operational, 2023); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.2%: Add 2.2% for this project itself: unfinished homes are worth more once they are complete.
- = 10.6%: Result: about 10.6% a year, so a home worth ₹48.4 L today would be worth about ₹80.0 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹36.8 L. Exit value in year 8: ₹98.9 L. Net sale after loan and costs: ₹63.9 L. Net rent after running costs: ₹5.5 L. Loan: ₹38.1 L (EMI ₹0.3 L per month). All-in cost: ₹59.7 L (other charges ₹1.6 L, GST ₹2.4 L, stamp duty and registration ₹3.2 L, interiors ₹5.7 L).

## Exit plans compared
- Sell at handover, no interiors (4 years): IRR 22.4%, net-wealth CAGR 13.9%, cash in ₹17.5 L, net rent ₹0.0 L, net sale ₹35.2 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 13.2%, net-wealth CAGR 8.2%, cash in ₹31.8 L, net rent ₹4.6 L, net sale ₹62.6 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 10.9%, net-wealth CAGR 6.6%, cash in ₹36.8 L, net rent ₹5.5 L, net sale ₹63.9 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/240625/007866 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
- 18% built per the latest filing; 352/604 homes booked
- [WATCH] No RERA complaints on this project; 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: 6.5/10. 1 court case declared in filings (−1.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 8/10. finance cost is 2% of the registered budget; last quarter: collected ₹50.08 cr, withdrew ₹11.17 cr
- Developer strength: 9/10. ICRA AA/Stable (Brigade Enterprises Ltd)

### Red flags to resolve in writing
1. 2 court cases declared in RERA filings (34/2025, 34/2025); check for stays and title impact.

### 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 — 2030-03-31 — and what is the per-month delay compensation?
4. What do the declared cases (34/2025, 34/2025) 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/1251/446/PR/240625/007866 · promoter Brigade Enterprises Ltd (Company) · L85110KA1995PLC019126
- Dates: Start 2025-07-01 · original completion 2030-03-31 · no extensions [green]
- Progress: 18% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 352 of 604 homes booked (252 available)
- Registered cost: Total ₹673 cr · construction ₹399 cr · bank principal+interest ₹14.00 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: KOTAK MAHINDRA BANK, Lavelle Road (70% construction account)
- Plan sanction: BBMP/Addl.Dir/JDNORTH/0094/24-25 dated 2025-06-04 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 6.92 acres (28,024 sq m) · Wing A 128 homes, 21 floors; Wing B 146 homes, 21 floors; Wing C 163 homes, 21 floors; Wing D 167 homes, 22 floors
- Land owners / co-promoters: Lily Realty Private Limited (30.0%, Sy 5/2); Lily Realty Private Limited (30.0%, Sy 4); Lily Realty Private Limited (30.0%, Sy 6/1); Lily Realty Private Limited (30.0%, Sy 6/2); Lily Realty Private Limited (30.0%, Sy 6/3); Lily Realty Private Limited (30.0%, Sy 6/4); Lily Realty Private Limited (30.0%, Sy 7/1); Lily Realty Private Limited (30.0%, Sy 7/2) +7 more [amber]
- Litigation declared: OS 34/2025, Civil Judge & JMFC, KR Puram — 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/240625/007866 (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 ₹9,850 per sq ft × 475 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹16,500 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/brigade-lakecrest-007866.json; printable due-diligence report at https://property-lens.ai/dd/brigade-lakecrest-007866.

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