# Century Regalia (Project 2) — Century Real Estate, Indiranagar / Old Airport Road / Domlur, Bengaluru

Source: https://property-lens.ai/p/century-regalia-project-2-007586 (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 55%.
- Projected price growth: 11.0% per year over 5 years (likely range 7.5%–14.4%); 9.3% per year over 10 years.
- Net-wealth CAGR: 7.4% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 12.2% (all-cash 10.9%). Gross rental yield: 3.1%.
- Status: under construction, RERA handover 2030-02-28. Type: apartment, premium segment. Developer: Century Real Estate (#25 in Bengaluru by RERA registrations).
- Address: Sy No. 146/2, 146/3A, 146/3B, 143/3, 148 of Kodihalli Village, Varthur Hobli, Bangalore. Homes: 128. Land: 4.56 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/446/PR/150325/007586.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 1,265 | 1,795 | ₹15,050 (assumed) | ₹2.70 Cr | ₹73,000 (assumed) |
| 3 BHK | 1,652 | 2,345 | ₹15,050 (assumed) | ₹3.53 Cr | ₹89,500 (assumed) |
| 4 BHK | 2,153 | 3,060 | ₹15,050 (assumed) | ₹4.61 Cr | ₹1,12,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹15,050 psf vs premium comps ₹16,000 (-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: 7.7/10 (city average 6.0, +3.5 points), confidence 38%. Gross yield 3.2% (₹41 psf/month); locality rental demand 9/10.
- Resale liquidity: 8.5/10 (city average 7.6, +1.6 points), confidence 60%. Locality resale depth 9/10; ticket ₹2.70 Cr narrows the buyer pool; UC resale needs builder NOC; 128-home project; RERA sales pace ratio 2.05.
- Employment access: 8.4/10 (city average 5.2, +6.5 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): MG Road (CBD) 16 min, Koramangala (Forum) 16 min, ORR Bellandur (Ecospace) 17 min, Manyata Tech Park 30 min; 4 of 7 major hubs within 30 min; 4 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.9/10 (city average 4.8, +2.1 points), confidence 60%. Purple Line Indiranagar / Halasuru; no planned station within 2 km; airport ~76 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 9.5/10 (city average 7.0, +2.6 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 3.7/10 (city average 3.7, −0.2 points), confidence 50%. Century Real Estate: 20+ projects, on-time 55% (assumed); handover 2030-02-28 (RERA); within the RERA timeline, work on schedule (-7 pts).
- Layout, size, age, amenities, maintenance: 9.0/10 (city average 7.3, +2.1 points), confidence 55%. 28 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹13,674 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 6.9/10 (city average 5.8, +2.3 points), confidence 50%. HAL airfield noise; prime social infrastructure
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: Plan LP.No: BBMP/Ad.Com./EST/1083/23-24 Project No.: PRJ/10054/23-24 dated 2024-05-20; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 7.4/10 (city average 6.0, +9.2 points), confidence 56%. Model 5-yr price CAGR 11.0% (range 7.5–14.4%).

## Why prices should grow about 11.0% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.4%: Add 1.4%: prices here rose 15.7% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.9%: Subtract 0.9%: at ₹15,050 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.3%: Add 1.3%: 4 million sq ft of new offices nearby means more people wanting homes here.
- + 0.9%: Add 0.9%: few unsold homes in the area (10 months of stock), so sellers have the upper hand.
- + 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).
- + 2.1%: Add 2.1% for this project itself: unfinished homes are worth more once they are complete.
- = 11.0%: Result: about 11.0% a year, so a home worth ₹2.80 Cr today would be worth about ₹4.71 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.06 Cr. Exit value in year 8: ₹5.86 Cr. Net sale after loan and costs: ₹3.82 Cr. Net rent after running costs: ₹24.4 L. Loan: ₹2.20 Cr (EMI ₹1.9 L per month). All-in cost: ₹3.34 Cr (other charges ₹9.5 L, GST ₹14.0 L, stamp duty and registration ₹18.5 L, interiors ₹21.5 L).

## Exit plans compared
- Sell at handover, no interiors (4 years): IRR 24.3%, net-wealth CAGR 15.2%, cash in ₹1.01 Cr, net rent ₹0.6 L, net sale ₹2.10 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 13.7%, net-wealth CAGR 8.4%, cash in ₹1.88 Cr, net rent ₹20.4 L, net sale ₹3.77 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 12.2%, net-wealth CAGR 7.4%, cash in ₹2.06 Cr, net rent ₹24.4 L, net sale ₹3.82 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/150325/007586 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2030-02-28
- 24% built per the latest filing; 81/128 homes booked
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [WATCH] 2 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: 5/10. 2 court cases declared in filings (−3); land litigation declared “Yes” on a registration (−1)
- Money to finish: 7/10. finance cost is 0% of the registered budget; last quarter withdrew ₹47.82 cr against ₹22.91 cr collected (−1)
- Developer strength: 2.6/10. Acuité B-/Stable (Century Joint Developments)

### Red flags to resolve in writing
1. 2 court cases declared in RERA filings (840/2024, 23050/2017); 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); 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 — 2030-02-28 — and what is the per-month delay compensation?
4. What do the declared cases (840/2024, 23050/2017) 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/150325/007586 · promoter Suruchi Properties Private Limited (Company) · U45201KA2003PTC064723
- Dates: Start 2025-03-01 · original completion 2030-02-28 · no extensions [green]
- Progress: 24% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 81 of 128 homes booked (47 available)
- Registered cost: Total ₹659 cr · land ₹0.00 cr · construction ₹423 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: Axis Bank, Cunningham Road Branch (70% construction account)
- Plan sanction: LP.No: BBMP/Ad.Com./EST/1083/23-24 Project No.: PRJ/10054/23-24 dated 2024-05-20 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 4.56 acres (18,458 sq m) · B 128 homes, 7 floors
- Land owners / co-promoters: Suruchi Properties Private Limited (100.0%, Sy Sy No. 147/1(P)); Suruchi Properties Private Limited (100.0%, Sy Sy No. 147/2(P)); Suruchi Properties Private Limited (100.0%, Sy Sy No. 155/1A (Part 1)); Suruchi Properties Private Limited (100.0%, Sy Sy No. 155/1A (Part 2)); Suruchi Properties Private Limited (100.0%, Sy Sy No. 155/1A (Part 3)); Suruchi Properties Private Limited (100.0%, Sy Sy No. 155/1B); Suruchi Properties Private Limited (100.0%, Sy Sy No. 155/3E); Suruchi Properties Private Limited (100.0%, Sy Sy No. 155/3F) +11 more [amber]
- Litigation declared: Regular First Appeal 840/2024, The High Court of Karnataka — no stay; Writ Petition 23050/2017, 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/1251/446/PR/150325/007586 (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 ₹15,050 per sq ft × 1,795 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹73,000 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/century-regalia-project-2-007586.json; printable due-diligence report at https://property-lens.ai/dd/century-regalia-project-2-007586.

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