# Elysium at Brigade Cornerstone Utopia — Brigade Group, Marathahalli / Kundalahalli / Varthur, Bengaluru

Source: https://property-lens.ai/p/elysium-at-brigade-cornerstone-utopia-006987 (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: 53/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 57%.
- Projected price growth: 8.8% per year over 5 years (likely range 5.4%–12.3%); 8.1% per year over 10 years.
- Net-wealth CAGR: 4.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 6.3% (all-cash 7.4%). Gross rental yield: 2.4%.
- Status: ready to move in. Type: apartment, premium segment. Developer: Brigade Group (#3 in Bengaluru by RERA registrations).
- Address: Sy No 183/3, Varthur Village, , Varthur Hobli, Bangalore East, Bangalore. Homes: 19. Land: 3.34 acres. Launched: 2021.
- RERA registrations: PRM/KA/RERA/1251/446/PR/040924/006987.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Commercial | 1,773 | 2,520 | ₹12,000 (assumed) | ₹3.02 Cr | ₹63,500 (assumed) |
| Commercial | 6,862 | 9,745 | ₹12,000 (assumed) | ₹11.69 Cr | ₹2,41,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹12,000 psf vs premium comps ₹12,000 (0%). 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, −2.4 points), confidence 38%. Gross yield 2.5% (₹25 psf/month); locality rental demand 9/10.
- Resale liquidity: 6.0/10 (city average 7.6, −2.7 points), confidence 60%. Locality resale depth 8/10; ticket ₹3.02 Cr narrows the buyer pool; 19-home project has thin resale comps; RERA sales pace ratio 0.
- Employment access: 7.7/10 (city average 5.2, +5.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 19 min, ORR Bellandur (Ecospace) 23 min, Electronic City Ph-1 39 min, Koramangala (Forum) 41 min; 2 of 7 major hubs within 30 min; 7 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.8/10 (city average 4.8, +1.9 points), confidence 60%. Purple Line Kundalahalli / Nallurhalli; ORR Blue Line stations ~2027; airport ~81 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 8.5/10 (city average 7.0, +1.6 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 8.4/10 (city average 3.7, +11.7 points), confidence 70%. Brigade Group: 250+ projects, on-time 80% (observed); ready.
- Layout, size, age, amenities, maintenance: 9.8/10 (city average 7.3, +3.1 points), confidence 55%. 6 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹47,445 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −0.9 points), confidence 50%. Varthur lake catchment; ORR congestion
- Legal, title & approvals: 4.7/10 (city average 7.4, −5.4 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BBMP/Addl.Dir/JD NORTH/LP/0280/2017-18 dated 2018-09-05; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 4.6/10 (city average 6.0, −8.6 points), confidence 56%. Model 5-yr price CAGR 8.8% (range 5.4–12.3%).

## Why prices should grow about 8.8% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.8%: Add 0.8%: prices here rose 11.6% 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.
- + 1.3%: Add 1.3%: 7 million sq ft of new offices nearby means more people wanting homes here.
- + 0.5%: Add 0.5%: few unsold homes in the area (12 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); Peripheral Ring Road (planned, 2030).
- + 0.0%: No extra project-level adjustment.
- = 8.8%: Result: about 8.8% a year, so a home worth ₹3.13 Cr today would be worth about ₹4.78 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.63 Cr. Exit value in year 8: ₹5.94 Cr. Net sale after loan and costs: ₹4.00 Cr. Net rent after running costs: ₹37.9 L. Loan: ₹2.35 Cr (EMI ₹2.0 L per month). All-in cost: ₹3.57 Cr (other charges ₹10.6 L, GST ₹0.0 L, stamp duty and registration ₹20.7 L, interiors ₹20.2 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 7.4%, net-wealth CAGR 5.4%, cash in ₹2.48 Cr, net rent ₹31.1 L, net sale ₹3.99 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 6.3%, net-wealth CAGR 4.8%, cash in ₹2.63 Cr, net rent ₹37.9 L, net sale ₹4.00 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/040924/006987 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2021-01-02 → 2026-06-30
- [WATCH] No RERA complaints on this project; 21 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 6.5/10. 1 court case declared in filings (−1.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 7/10. finance cost is 2% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 cr; only 0% of homes booked (−1)
- Developer strength: 9/10. ICRA AA/Stable (Brigade Enterprises Ltd)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (51/2025); 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); 21 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. Provide the occupancy certificate, khata and title chain for the unit.
4. What do the declared cases (51/2025) 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/1251/446/PR/040924/006987 · promoter Mysore Projects Private Limited (Company) · U70102KA2010PTC054771
- Dates: Start 2021-01-02 · original completion 2026-06-30 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹302 cr · construction ₹179 cr · bank principal+interest ₹6.10 cr
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: ICICI Bank, M G Road Branch (70% construction account)
- Plan sanction: BBMP/Addl.Dir/JD NORTH/LP/0280/2017-18 dated 2018-09-05 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 3.34 acres (13,526 sq m) · Elysium at Brigade Cornerstone Utopia 19 homes, 18 floors
- Land owners / co-promoters: G. Narayanappa (4.0%, Sy 183/3); M. Prasad (1.0%, Sy 183/3); Commercial (1%, Sy 1454); Commercial (1%, Sy 1369); Commercial (1%, Sy 1362); Commercial (1%, Sy 1274); Commercial (8%, Sy 1318); Commercial (2%, Sy 1275) +8 more [amber]
- Litigation declared: O.S 51/2025, Civil Judge-K R Puram — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 21 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/040924/006987 (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 ₹12,000 per sq ft × 2,520 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹63,500 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/elysium-at-brigade-cornerstone-utopia-006987.json; printable due-diligence report at https://property-lens.ai/dd/elysium-at-brigade-cornerstone-utopia-006987.

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