# Down by the Water — Total Environment, Yelahanka / Jakkur / Airport corridor, Bengaluru

Source: https://property-lens.ai/p/down-by-the-water-006967 (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: 52/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 11.2% per year over 5 years (likely range 7.7%–14.7%); 9.9% per year over 10 years.
- Net-wealth CAGR: 7.9% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 14.0% (all-cash 11.9%). Gross rental yield: 2.2%.
- Status: under construction, RERA handover 2031-05-31. Type: apartment, luxury segment. Developer: Total Environment (#15 in Bengaluru by RERA registrations).
- Address: Survey Nos. 226/2,227/1,227/2,228/1,228/2,239/2b,241,353,354/1 SIR MVIT COLLEGE ROAD , BETTAHALASURU VILLAGE, JALA HOBLI, , BANGALORE , Bengaluru North , Bengaluru Urban.. Homes: 602. Land: 10.24 acres. Launched: 2024.
- RERA registrations: PRM/KA/RERA/1251/472/PR/090824/006967.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,865 | 2,800 | ₹16,300 (assumed) | ₹4.56 Cr | ₹85,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.4 points), confidence 35%. ₹16,300 psf vs luxury comps ₹16,500 (-1%; 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: 4.8/10 (city average 6.0, −2.3 points), confidence 38%. Gross yield 2.2% (₹30 psf/month); locality rental demand 7/10.
- Resale liquidity: 7.5/10 (city average 7.6, −0.2 points), confidence 60%. Locality resale depth 7/10; ticket ₹4.56 Cr narrows the buyer pool; UC resale needs builder NOC; 602-home project gives deep resale comps; RERA sales pace ratio 1.19.
- 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 18 min, Hebbal (Kirloskar) 21 min, MG Road (CBD) 38 min, Koramangala (Forum) 50 min; 2 of 7 major hubs within 30 min; 14 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.5/10 (city average 4.8, −0.5 points), confidence 60%. none operational (Green Line ~9 km); Jakkur Cross / Yelahanka (Blue Line) ~2027; airport ~45 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: 2.4/10 (city average 3.7, −3.5 points), confidence 50%. Total Environment: 12+ projects, on-time 45% (assumed); handover 2031-05-31 (RERA); within the RERA timeline, work behind schedule (-27 pts).
- Layout, size, age, amenities, maintenance: 8.5/10 (city average 7.3, +1.5 points), confidence 55%. 59 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹6,730 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: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan PRJ/14363/23-24 dated 2024-07-01; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 7.7/10 (city average 6.0, +10.9 points), confidence 56%. Model 5-yr price CAGR 11.2% (range 7.7–14.7%).

## Why prices should grow about 11.2% 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.
- − 0.7%: Subtract 0.7%: at ₹16,300 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).
- + 1.8%: Add 1.8% for this project itself: unfinished homes are worth more once they are complete.
- = 11.2%: Result: about 11.2% a year, so a home worth ₹4.72 Cr today would be worth about ₹8.03 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹3.48 Cr. Exit value in year 8: ₹10.30 Cr. Net sale after loan and costs: ₹6.75 Cr. Net rent after running costs: ₹12.2 L. Loan: ₹3.72 Cr (EMI ₹3.2 L per month). All-in cost: ₹5.61 Cr (other charges ₹16.0 L, GST ₹23.6 L, stamp duty and registration ₹31.2 L, interiors ₹33.6 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 22.4%, net-wealth CAGR 13.7%, cash in ₹1.93 Cr, net rent ₹-1.8 L, net sale ₹4.19 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 15.4%, net-wealth CAGR 9.0%, cash in ₹3.16 Cr, net rent ₹9.1 L, net sale ₹6.66 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 14.0%, net-wealth CAGR 7.9%, cash in ₹3.48 Cr, net rent ₹12.2 L, net sale ₹6.75 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/472/PR/090824/006967 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-05-31
- 5% built per the latest filing; 229/602 homes booked
- [POSITIVE] No RERA complaints on this project; 14 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: 8/10. finance cost is 0% of the registered budget; last quarter: collected ₹33.07 cr, withdrew ₹33.07 cr
- Developer strength: 5/10. CRISIL BBB-/Stable (Total Environment Building Systems)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (WP 15903/2025/2025); 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); 14 on the promoter entity across projects.

### Credit ratings
- Total Environment Building Systems: CRISIL BBB- / Stable (2026-05)

### 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 — 2031-05-31 — and what is the per-month delay compensation?
4. What do the declared cases (WP 15903/2025/2025) 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/1251/472/PR/090824/006967 · promoter TOTAL ENVIRONMENT BUILDING SYSTEMS PVT LTD (Company) · U45202KA1996PTC020790
- Dates: Start 2024-07-01 · original completion 2031-05-31 · no extensions [green]
- Progress: 5% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 229 of 602 homes booked (373 available)
- Registered cost: Total ₹1097 cr · land ₹0.00 cr · construction ₹1020 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: RATNAKAR BANK, Prestige Towers (70% construction account)
- Plan sanction: PRJ/14363/23-24 dated 2024-07-01 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 10.24 acres (41,459 sq m) · Tower 1 66 homes, 16 floors; Tower 2 134 homes, 16 floors; Tower 3 134 homes, 16 floors; Tower 4 134 homes, 16 floors; Tower 5 134 homes, 16 floors
- Land owners / co-promoters: Shantha Kumari CR (25.0%, Sy 6/2); Krishna Kumar Y N (25.0%, Sy 7/2) [amber]
- Litigation declared: Civil WP 15903/2025/2025, High Court of Karnataka — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 14 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/1251/472/PR/090824/006967 (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 ₹16,300 per sq ft × 2,800 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹85,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹6 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/down-by-the-water-006967.json; printable due-diligence report at https://property-lens.ai/dd/down-by-the-water-006967.

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