# GM Infinite Silver Spring Field — GM Infinite, Yeshwanthpur / Tumkur Road / Nagasandra, Bengaluru

Source: https://property-lens.ai/p/gm-infinite-silver-spring-field-002318 (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: 38/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 53%.
- Projected price growth: 8.6% per year over 5 years (likely range 5.1%–12.0%); 8.1% per year over 10 years.
- Net-wealth CAGR: 2.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 3.6% (all-cash 6.0%). Gross rental yield: 2.8%.
- Status: under construction, RERA handover 2018-06-30. Type: apartment, mid segment. Developer: GM Infinite (#195 in Bengaluru by RERA registrations).
- Address: Jodi Mallasandra Village, Yeshwanthapura Hobli, , Bangalore North Taluk,. Homes: 418. Land: 4.1 acres. Launched: 2012.
- RERA registrations: PRM/KA/RERA/1251/309/PR/171115/002318.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 1,851 | 2,500 | ₹7,350 (assumed) | ₹1.84 Cr | ₹45,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹7,350 psf vs mid comps ₹7,600 (-3%; 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: 6.0/10 (city average 6.0, −0.0 points), confidence 38%. Gross yield 2.9% (₹18 psf/month); locality rental demand 8/10.
- Resale liquidity: 8.2/10 (city average 7.6, +1.1 points), confidence 50%. Locality resale depth 8/10; ticket ₹1.84 Cr narrows the buyer pool; UC resale needs builder NOC; 418-home project gives deep resale comps.
- Employment access: 4.3/10 (city average 5.2, −1.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Hebbal (Kirloskar) 30 min, Manyata Tech Park 36 min, MG Road (CBD) 41 min, Koramangala (Forum) 51 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 7.5/10 (city average 4.8, +4.9 points), confidence 60%. Green Line Yeshwanthpur–Nagasandra–Madavara; no planned station within 2 km; airport ~73 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.5/10 (city average 7.0, +0.5 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 35%. GM Infinite: 2+ projects, on-time 60% (assumed); handover 2018-06-30 (RERA); 99 months past the RERA completion date, work on schedule (-5 pts).
- Layout, size, age, amenities, maintenance: 5.4/10 (city average 7.3, −2.4 points), confidence 55%. 102 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹1,525 per sq ft (basic spec).
- Water, flooding, noise, infrastructure: 6.5/10 (city average 5.8, +1.5 points), confidence 50%. Tumkur Road trucks and industrial noise; strong metro access
- Legal, title & approvals: 5.4/10 (city average 7.4, −4.1 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
- Expected price growth (5-yr CAGR model): 4.3/10 (city average 6.0, −10.6 points), confidence 56%. Model 5-yr price CAGR 8.6% (range 5.1–12.0%).

## Why prices should grow about 8.6% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.7%: Add 0.7%: prices here rose 10.8% 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.
- + 1.5%: Add 1.5%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (16 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: Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.2%: Add 0.2% for this project itself: unfinished homes are worth more once they are complete.
- = 8.6%: Result: about 8.6% a year, so a home worth ₹1.90 Cr today would be worth about ₹2.87 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.80 Cr. Exit value in year 8: ₹3.57 Cr. Net sale after loan and costs: ₹2.36 Cr. Net rent after running costs: ₹26.9 L. Loan: ₹1.50 Cr (EMI ₹1.3 L per month). All-in cost: ₹2.42 Cr (other charges ₹6.4 L, GST ₹9.5 L, stamp duty and registration ₹12.6 L, interiors ₹30.0 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -29.4%, net-wealth CAGR -29.4%, cash in ₹63.2 L, net rent ₹1.1 L, net sale ₹59.2 L.
- Hold bare, rent unfurnished (8 years): IRR 6.4%, net-wealth CAGR 4.6%, cash in ₹1.54 Cr, net rent ₹22.2 L, net sale ₹2.33 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 3.6%, net-wealth CAGR 2.8%, cash in ₹1.80 Cr, net rent ₹26.9 L, net sale ₹2.36 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/171115/002318. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2018-06-30
- 95% built per the latest filing
- [RED FLAG] 83 RERA complaints on this project (0 open); 93 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 8/10. a registration completion date has already passed (−2); project reported ≥95% complete
- Legal & complaints: 6/10. 83 RERA complaints on the project (−3)
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. RERA completion date 2018-06-30 has passed without a completion application.
2. 83 K-RERA complaints on this registration.

### Complaints and disputes
- 83 complaints on this project at K-RERA (0 open); 93 on the promoter entity across projects. Subjects raised: Delay period interest or compensation towards delay caused; Return of money with interest as prescribed under RERD Act; Delay compensation until Occupancy Certificate and completion of all amenities; Compensation; Compensation; Delay compensation until Occupancy Certificate.

### Credit ratings
- M/s.GM Infinite Dwelling (India) Private Limited: 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. Which date is contractual — 2018-06-30 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/309/PR/171115/002318 · promoter M/s.GM Infinite Dwelling (India) Private Limited (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2012-02-28 · original completion 2018-06-30 · no extensions · current date has passed [red]
- Progress: 95% complete per registration-time status
- Registered cost: Total ₹215 cr · land ₹84.67 cr · construction ₹130 cr
- RERA bank account: CORPORATION BANK, madivala (70% construction account)
- Money at registration: collected ₹111 cr · used ₹111 cr · balance ₹0.00 cr · delay declared: No
- Land & towers: 4.10 acres (16,592 sq m) · Tower 1 76 homes, 19 floors; Tower 2 114 homes, 19 floors; Tower 3 114 homes, 19 floors; Tower 4 114 homes, 19 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 83 on this registration (0 open) · 93 on the promoter entity across all its projects [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 83 on this project**
- 2022-07-25 · CMP/220725/0009795: Delay period interest or compensation towards delay caused — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2022-07-02 · CMP/220702/0009713: Return of money with interest as prescribed under RERD Act — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2021-06-01 · CMP/210601/0007974: Delay compensation until Occupancy Certificate and completion of all amenities — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-03-19 · CMP/210319/0007804: Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-03-05 · CMP/210305/0007750: Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-03-02 · CMP/210302/0007713: Delay compensation until Occupancy Certificate — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-02-20 · CMP/210220/0007663: Compensation under section 18 read with section 72 — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-02-20 · CMP/210220/0007671: Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-02-17 · CMP/210217/0007655: Compensation under Section 18 read with Section 72 — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-02-10 · CMP/210210/0007604: Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-02-08 · CMP/210208/0007595: Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-02-04 · CMP/210204/0007571: Compensation for Delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-01-31 · CMP/210131/0007532: delay compensation until completion of project and occupancy certificate — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-01-31 · CMP/210131/0007533: Delay compensation until completion of amenities, project and Occupancy Certificate — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-01-31 · CMP/210131/0007534: Delay compensation until completion of amenities and Occupancy certificate — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-01-31 · CMP/210131/0007538: Delayed Compensation until possession and occupancy certificate — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-01-31 · CMP/210131/0007543: Delayed Compensation until completion of amenities and Occupancy Certificate — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-01-29 · CMP/210129/0007522: Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-01-27 · CMP/210127/0007508: Compensation for delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2020-12-16 · CMP/201216/0007240: Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2020-08-11 · CMP/200811/0006261: Completion of Project, Delayed Compensation until procurement of Occupancy Certificate, and completion of Project and all amenities such as BWSSB etc refund of CAR parking charges — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2020-08-11 · CMP/200811/0006262: Completion of Project, Delayed Compensation until procurement of Occupancy Certificate, and completion of Project and all amenities such as BWSSB etc refund of CAR parking charges — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2020-08-11 · CMP/200811/0006260: Completion of Project, Delayed Compensation until procurement of Occupancy Certificate, and completion of Project and all amenities such as BWSSB etc refund of CAR parking charges — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2020-05-22 · CMP/200522/0005839: Completion of Project, Refund of Car Parking Charges, Delayed Compensation and completion of Project and all amenities such as BWSSB etc — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2020-02-19 · CMP/200219/0005477: Delay Compensation + OC — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/171115/002318 (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 ₹7,350 per sq ft × 2,500 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹45,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹3.5 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/gm-infinite-silver-spring-field-002318.json; printable due-diligence report at https://property-lens.ai/dd/gm-infinite-silver-spring-field-002318.

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