# Brigade Lumina — Brigade Group, Yeshwanthpur / Tumkur Road / Nagasandra, Bengaluru

Source: https://property-lens.ai/p/brigade-lumina-008545 (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: 73/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 57%.
- Projected price growth: 10.9% per year over 5 years (likely range 7.4%–14.3%); 9.2% per year over 10 years.
- Net-wealth CAGR: 6.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 12.1% (all-cash 10.8%). Gross rental yield: 3.2%.
- Status: under construction, RERA handover 2030-12-31. Type: apartment, premium segment. Developer: Brigade Group (#3 in Bengaluru by RERA registrations).
- Address: Survey No. 38/2A, 38/2B & 46/2 situated at Chikkabidarakallu Village, , Dasanapura Hobli, Bangalore North Taluk, Bangalore Urban District. Homes: 416. Land: 3.97 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1251/309/PR/230326/008545.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 713 | 1,015 | ₹9,200 (assumed) | ₹93.4 L | ₹26,000 (assumed) |
| 2 BHK | 738 | 1,045 | ₹9,200 (assumed) | ₹96.1 L | ₹26,500 (assumed) |
| 3 BHK | 939 | 1,335 | ₹9,200 (assumed) | ₹1.23 Cr | ₹32,000 (assumed) |
| 3 BHK | 980 | 1,390 | ₹9,200 (assumed) | ₹1.28 Cr | ₹33,000 (assumed) |
| 3 BHK | 1,010 | 1,435 | ₹9,200 (assumed) | ₹1.32 Cr | ₹33,500 (assumed) |
| 3 BHK | 1,117 | 1,585 | ₹9,200 (assumed) | ₹1.46 Cr | ₹36,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹9,200 psf vs premium comps ₹9,800 (-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: 7.4/10 (city average 6.0, +2.9 points), confidence 38%. Gross yield 3.3% (₹26 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 ₹0.93 Cr narrows the buyer pool; UC resale needs builder NOC; 416-home project gives deep resale comps; RERA sales pace ratio 6.59.
- Employment access: 3.3/10 (city average 5.2, −3.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Hebbal (Kirloskar) 34 min, Manyata Tech Park 41 min, MG Road (CBD) 43 min, Koramangala (Forum) 52 min; 0 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 7.4/10 (city average 4.8, +4.7 points), confidence 60%. Green Line Yeshwanthpur–Nagasandra–Madavara; no planned station within 2 km; airport ~78 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: 6.1/10 (city average 3.7, +5.9 points), confidence 70%. Brigade Group: 250+ projects, on-time 80% (observed); handover 2030-12-31 (RERA); within the RERA timeline, work on schedule (-2 pts).
- Layout, size, age, amenities, maintenance: 6.9/10 (city average 7.3, −0.5 points), confidence 55%. 105 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,269 per sq ft (standard spec).
- Water, flooding, noise, infrastructure: 6.5/10 (city average 5.8, +1.5 points), confidence 50%. Tumkur Road trucks and industrial noise; strong metro access
- Legal, title & approvals: 7.7/10 (city average 7.4, +0.6 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BDA/PS/EM/EO-1/TA-1/E/05/2025-26 dated 2026-03-16; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 7.2/10 (city average 6.0, +8.1 points), confidence 56%. Model 5-yr price CAGR 10.9% (range 7.4–14.3%).

## Why prices should grow about 10.9% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.7%: Add 0.7%: prices here rose 10.8% 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.
- + 1.5%: Add 1.5%: 3 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: Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.5%: Add 2.5% for this project itself: unfinished homes are worth more once they are complete.
- = 10.9%: Result: about 10.9% a year, so a home worth ₹96.6 L today would be worth about ₹1.62 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹73.8 L. Exit value in year 8: ₹2.02 Cr. Net sale after loan and costs: ₹1.30 Cr. Net rent after running costs: ₹6.1 L. Loan: ₹76.1 L (EMI ₹0.7 L per month). All-in cost: ₹1.20 Cr (other charges ₹3.3 L, GST ₹4.8 L, stamp duty and registration ₹6.4 L, interiors ₹12.2 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 21.7%, net-wealth CAGR 13.2%, cash in ₹39.5 L, net rent ₹0.5 L, net sale ₹83.3 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 14.5%, net-wealth CAGR 8.6%, cash in ₹62.4 L, net rent ₹5.0 L, net sale ₹1.27 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 12.1%, net-wealth CAGR 6.8%, cash in ₹73.8 L, net rent ₹6.1 L, net sale ₹1.30 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/230326/008545 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2030-12-31
- 8% built per the latest filing; 411/416 homes booked
- [WATCH] No RERA complaints on this project; 43 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- Money to finish: 9/10. finance cost is 2% of the registered budget; last quarter: collected ₹91.75 cr, withdrew ₹18.97 cr; 99% of homes booked (+1)
- Developer strength: 9/10. ICRA AA/Stable (Brigade Enterprises Ltd)

### Red flags to resolve in writing
1. 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 — 2030-12-31 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
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/1251/309/PR/230326/008545 · promoter Brigade Enterprises Ltd (Company) · L85110KA1995PLC019126
- Dates: Start 2026-04-01 · original completion 2030-12-31 · no extensions [green]
- Progress: 8% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 411 of 416 homes booked (5 available)
- Registered cost: Total ₹490 cr · construction ₹272 cr · bank principal+interest ₹9.00 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: KOTAK MAHINDRA BANK, Lavelle Road, Bangalore (70% construction account)
- Plan sanction: BDA/PS/EM/EO-1/TA-1/E/05/2025-26 dated 2026-03-16 · BDA - Bangalore Development Authority
- Land & towers: 3.97 acres (16,076 sq m) · TOWER - A 154 homes, 19 floors; TOWER - B 146 homes, 18 floors; TOWER - C 116 homes, 19 floors
- Land owners / co-promoters: K. R. UMESHBABU (10.66%, Sy 38/2B); K. R. HARINATH (10.66%, Sy 38/2B); K. R. BALAUBRAMANIAM, (10.66%, Sy 38/2A); K. R. UMESHBABU (10.66%, Sy 38/2A); K. R. HARINATH (10.66%, Sy 38/2A); K. R. BALASUBRAMANIAM (10.66%, Sy 46/2); K. R. UMESHBABU (10.66%, Sy 46/2); K. R. HARINATH (10.66%, Sy 46/2) [amber]
- Litigation declared: None declared in filings [green]
- 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/1251/309/PR/230326/008545 (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 ₹9,200 per sq ft × 1,015 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹26,000 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-lumina-008545.json; printable due-diligence report at https://property-lens.ai/dd/brigade-lumina-008545.

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