# Elite Park Phase 5 — Elite Estates, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/elite-park-phase-5-008302 (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: 54/100 (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%–14.5%); 10.5% per year over 10 years.
- Net-wealth CAGR: 6.8% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 9.6% (all-cash 9.1%). Gross rental yield: 0.0%.
- Status: ready to move in. Type: plot, mid segment. Developer: Elite Estates (#28 in Bengaluru by RERA registrations).
- Address: Sy No. 254/2, 254/3 of Devanahalli Village, Kasaba Hobli, , Devanahalli Taluk,. Homes: not filed. Land: not filed. Launched: 2024.
- RERA registrations: PRM/KA/RERA/1251/446/PR/041225/008302.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 1,124 | 1,125 | ₹3,600 (assumed) | ₹40.5 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.3/10 (city average 6.2, +0.9 points), confidence 35%. ₹3,600 psf vs mid comps ₹6,500 (-45%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 3.0/10 (city average 6.0, −5.9 points), confidence 38%. Gross yield 0.0% (₹0 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.4/10 (city average 7.6, −0.3 points), confidence 50%. Locality resale depth 6/10; ticket ₹0.41 Cr narrows the buyer pool.
- Employment access: 1.5/10 (city average 5.2, −7.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 70 min, Hebbal (Kirloskar) 76 min, ITPL Whitefield 80 min, MG Road (CBD) 90 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.3/10 (city average 4.8, −0.8 points), confidence 60%. none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~20 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.0/10 (city average 7.0, −2.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 7.4/10 (city average 3.7, +9.3 points), confidence 60%. Elite Estates: 15+ projects, on-time 93% (derived); ready.
- Layout, size, age, amenities, maintenance: 7.0/10 (city average 7.3, −0.4 points), confidence 50%. 60 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, −0.1 points), confidence 50%. Plotted-development heavy; social infrastructure still thin
- Legal, title & approvals: 8.0/10 (city average 7.4, +1.3 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BIAPPA/TP/LAO/118/2024-25 dated 2024-09-10; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 7.4/10 (city average 6.0, +9.3 points), confidence 56%. Model 5-yr price CAGR 11.0% (range 7.5–14.5%).

## 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.
- + 1.2%: Add 1.2%: prices here rose 14.0% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.4%: Subtract 0.4%: at ₹3,600 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.4%: Add 2.4%: 15 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (17 months of unsold stock).
- + 0.3%: Add 0.3% 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); Bagalur ITIR / Aerospace expansion (planned, 2030).
- + 1.5%: No extra project-level adjustment.
- = 11.0%: Result: about 11.0% a year, so a home worth ₹41.3 L today would be worth about ₹69.6 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹37.4 L. Exit value in year 8: ₹92.5 L. Net sale after loan and costs: ₹66.5 L. Net rent after running costs: ₹-1.4 L. Loan: ₹31.0 L (EMI ₹0.3 L per month). All-in cost: ₹44.4 L (other charges ₹0.8 L, GST ₹0.0 L, stamp duty and registration ₹2.7 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/041225/008302 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2024-10-01 → 2025-12-31
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- Money to finish: 8/10. finance cost is 0% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 cr
- Developer strength: 5/10. no public credit rating for the promoter

### 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); 0 on the promoter entity across projects.

### Credit ratings
- Elite Estates: no public rating located

### 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. Provide the occupancy certificate, khata and title chain for the unit.
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/1251/446/PR/041225/008302 · promoter Elite Estates (Partnership Firm) · SJN F 1349 2016-17
- Dates: Start 2024-10-01 · original completion 2025-12-31 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹7.51 cr · land ₹0.00 cr · construction ₹1.30 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: Indian Bank, Indiranagar (70% construction account)
- Plan sanction: BIAPPA/TP/LAO/118/2024-25 dated 2024-09-10 · BIAPPA - Bangalore Airport Area Planning Authority
- Land owners / co-promoters: Vijaya Chakraborty (70.0%, Sy 254/3); Total Number of Parks and open spaces (1%, Sy Total Area of Parks and Open Spaces); Total Number of CA Sites (0%, Sy Total Area of CA Sites); 1880 (18%, Sy 1880) [amber]
- Litigation declared: None declared in filings [green]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/041225/008302 (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 ₹3,600 per sq ft × 1,125 sq ft; other charges 2.0%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹0 per month growing 5.0% a year with 5% vacancy; maintenance ₹0.3 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/elite-park-phase-5-008302.json; printable due-diligence report at https://property-lens.ai/dd/elite-park-phase-5-008302.

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