# Century Kindle Phase 1 — Century Real Estate, Yelahanka / Jakkur / Airport corridor, Bengaluru

Source: https://property-lens.ai/p/century-kindle-phase-1-008542 (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: 67/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 12.0% per year over 5 years (likely range 8.5%–15.5%); 10.3% per year over 10 years.
- Net-wealth CAGR: 8.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 15.5% (all-cash 12.7%). Gross rental yield: 3.8%.
- Status: under construction, RERA handover 2031-03-14. Type: apartment, premium segment. Developer: Century Real Estate (#25 in Bengaluru by RERA registrations).
- Address: Sy. Nos. 77/2, 78, 79, 80 /1 and 80/2 , Attur Village, Yelahanka Hobli, Bengaluru North Taluk, Bengaluru. Homes: 458. Land: 4.66 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1251/309/PR/200326/008542.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 746 | 1,060 | ₹10,350 (assumed) | ₹1.10 Cr | ₹35,500 (assumed) |
| 3 BHK | 1,022 | 1,450 | ₹10,350 (assumed) | ₹1.50 Cr | ₹44,500 (assumed) |
| 4 BHK | 1,697 | 2,410 | ₹10,350 (assumed) | ₹2.49 Cr | ₹65,500 (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: 8.1/10 (city average 6.0, +4.4 points), confidence 38%. Gross yield 3.9% (₹33 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 ₹1.10 Cr narrows the buyer pool; UC resale needs builder NOC; 458-home project gives deep resale comps; RERA sales pace ratio 3.74.
- Employment access: 6.4/10 (city average 5.2, +2.4 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Hebbal (Kirloskar) 27 min, Manyata Tech Park 28 min, MG Road (CBD) 45 min, Koramangala (Forum) 56 min; 2 of 7 major hubs within 30 min; 14 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.3/10 (city average 4.8, −0.8 points), confidence 60%. none operational (Green Line ~9 km); Jakkur Cross / Yelahanka (Blue Line) ~2027; airport ~51 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: 3.3/10 (city average 3.7, −1.2 points), confidence 50%. Century Real Estate: 20+ projects, on-time 55% (assumed); handover 2031-03-14 (RERA); within the RERA timeline, work on schedule (-3 pts).
- Layout, size, age, amenities, maintenance: 7.6/10 (city average 7.3, +0.3 points), confidence 55%. 98 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹10,148 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: 3.6/10 (city average 7.4, −7.7 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan GBA/BNCC/Addl.CTP/0001/25-26 dated 2026-01-29; title: not verified. Due-diligence report lists 3 red flags (−2.4 pts).
- Expected price growth (5-yr CAGR model): 8.7/10 (city average 6.0, +17.5 points), confidence 56%. Model 5-yr price CAGR 12.0% (range 8.5–15.5%).

## Why prices should grow about 12.0% 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).
- + 2.4%: Add 2.4% for this project itself: unfinished homes are worth more once they are complete.
- = 12.0%: Result: about 12.0% a year, so a home worth ₹1.14 Cr today would be worth about ₹2.00 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹84.6 L. Exit value in year 8: ₹2.57 Cr. Net sale after loan and costs: ₹1.73 Cr. Net rent after running costs: ₹8.2 L. Loan: ₹89.4 L (EMI ₹0.8 L per month). All-in cost: ₹1.39 Cr (other charges ₹3.8 L, GST ₹5.7 L, stamp duty and registration ₹7.5 L, interiors ₹12.7 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 25.4%, net-wealth CAGR 15.5%, cash in ₹46.4 L, net rent ₹0.0 L, net sale ₹1.08 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 17.5%, net-wealth CAGR 10.5%, cash in ₹72.9 L, net rent ₹6.8 L, net sale ₹1.69 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 15.5%, net-wealth CAGR 8.8%, cash in ₹84.6 L, net rent ₹8.2 L, net sale ₹1.73 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/200326/008542 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-03-14
- 8% built per the latest filing; 257/458 homes booked
- [POSITIVE] No RERA complaints on this project; 0 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: 7.5/10. 1 court case declared in filings (−1.5)
- Money to finish: 5/10. non-bank finance is 42% of the registered budget (−3); last quarter: collected ₹35.07 cr, withdrew ₹15.00 cr
- Developer strength: 2.6/10. Acuité B-/Stable (Century Joint Developments)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (8324/2024); check for stays and title impact.
2. Non-bank finance is 42% of the registered project cost.
3. Joint-development land: confirm which units fall in the owners’ share.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 0 on the promoter entity across projects.

### Credit ratings
- Century Joint Developments: Acuité B- / Stable (2025-08)

### 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 — 2031-03-14 — and what is the per-month delay compensation?
4. What do the declared cases (8324/2024) 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/1251/309/PR/200326/008542 · promoter Hebbal Properties Private Limited (Company) · U70109KA2021PTC145179
- Dates: Start 2026-03-01 · original completion 2031-03-14 · no extensions [green]
- Progress: 8% complete per quarterly filing Q1 2026-27 (submitted 2026-07-14) · 257 of 458 homes booked (201 available)
- Registered cost: Total ₹647 cr · land ₹0.00 cr · construction ₹568 cr · NBFC principal+interest ₹270 cr (42%) [red]
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: Axis Bank, Cunningham Road (70% construction account)
- Plan sanction: GBA/BNCC/Addl.CTP/0001/25-26 dated 2026-01-29 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 4.66 acres (18,843 sq m) · Tower 1 229 homes, 19 floors; Tower 2 229 homes, 19 floors
- Land owners / co-promoters: Hebbal Properties Private Limited (100.0%, Sy 78); Hebbal Properties Private Limited (100.0%, Sy 79); Hebbal Properties Private Limited (100.0%, Sy 80/1); Hebbal Properties Private Limited (100.0%, Sy 80/2); No. of Basement (2%, Sy Total No. of Parking); 32.86 (1%, Sy 2); 49.08 (1%, Sy 3); 49.08 (1%, Sy 4) +2 more [amber]
- Litigation declared: Writ Petition 8324/2024, The High Court of Karnataka — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 0 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/200326/008542 (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 × 1,060 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹35,500 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/century-kindle-phase-1-008542.json; printable due-diligence report at https://property-lens.ai/dd/century-kindle-phase-1-008542.

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