# Godrej Reserve - Phase-1 — Godrej Properties, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/godrej-reserve-phase-1-002158 (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: 49/100 (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, premium segment. Developer: Godrej Properties (#6 in Bengaluru by RERA registrations).
- Address: Sy.Nos. 22/1, 22/2, 22/3, 22/4, 22/5, 22/6, 23, 24/1, 24/2, 24/4, 25/1, 25/2, 25/3, 25/4, 25/5, 25/6, 25/7, 26/1, 26/2, 30/2, 30/3, 31/1, 31/4, 31/6, 31/7, 33, 34 and 35, Lakshmipura Village, Kasaba Hobli, Devanahalli Taluk,. Homes: not filed. Land: 36.82 acres. Launched: 2018.
- RERA registrations: PRM/KA/RERA/1250/303/PR/181122/002158.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 889 | 1,200 | ₹4,700 (assumed) | ₹56.4 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.3/10 (city average 6.2, +0.9 points), confidence 30%. ₹4,700 psf vs premium comps ₹8,500 (-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 34%. 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 ₹0.56 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 71 min, Hebbal (Kirloskar) 75 min, ITPL Whitefield 89 min, MG Road (CBD) 92 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 ~27 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: 6.6/10 (city average 3.7, +7.2 points), confidence 60%. Godrej Properties: 40+ projects, on-time 55% (derived); ready.
- Layout, size, age, amenities, maintenance: 7.3/10 (city average 7.3, −0.0 points), confidence 50%. 60 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 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: 6.5/10 (city average 7.4, −1.7 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−2.3 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 ₹4,700 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 ₹57.5 L today would be worth about ₹96.9 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹52.0 L. Exit value in year 8: ₹1.29 Cr. Net sale after loan and costs: ₹92.6 L. Net rent after running costs: ₹-1.9 L. Loan: ₹43.1 L (EMI ₹0.4 L per month). All-in cost: ₹61.9 L (other charges ₹1.1 L, GST ₹0.0 L, stamp duty and registration ₹3.8 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/181122/002158. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2018-11-01 → 2022-04-30 after 1 extension (original 2021-10-31)
- [RED FLAG] 9 RERA complaints on this project (0 open); 13 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered; the registration was extended 1× before completion
- Legal & complaints: 6/10. 9 RERA complaints on the project (−3)
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 9.2/10. ICRA AA+/Stable (Godrej Properties Ltd)

### Red flags to resolve in writing
1. 9 K-RERA complaints on this registration.

### Complaints and disputes
- 9 complaints on this project at K-RERA (0 open); 13 on the promoter entity across projects. Subjects raised: Completion of all amenities and should not charge any interest or penalty; Refund the entire amount paid including but not limited to TDS paid, damages, Registration; Refund entire amount with interest and damages/compensation; Completion of Amenities for possession and Interest for excess collection; Refund the entire amount paid including but not limited to TDS paid, damages, Registration; Non Publication and non disclosure of details of litigation and cancellation of registrati.

### Credit ratings
- Godrej Properties Ltd: ICRA AA+ / Stable (2025-06)

### 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. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1250/303/PR/181122/002158 · promoter M/s. Sai Srushti Onehub Projects LLP., (Other) · Proposed Project End Date at the time of registration :
- Dates: Start 2018-11-01 · original completion 2021-10-31 · 1 extension: Covid Extension → 2022-04-30 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹167 cr · land ₹51.24 cr · construction ₹116 cr
- RERA bank account: HDFC, Nanik Motwani Marg (70% construction account)
- Land & towers: 36.82 acres (1,49,023 sq m)
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 9 on this registration (0 open) · 13 on the promoter entity across all its projects (a project-specific LLP; group-level complaints sit under other entities) [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 9 on this project**
- 2022-01-18 · CMP/220118/0008820: Completion of all amenities and should not charge any interest or penalty — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-01-06 · CMP/220106/0008770: Refund the entire amount paid including but not limited to TDS paid, damages, Registration expenses,etc. — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-11-26 · CMP/211126/0008638: Refund entire amount with interest and damages/compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-09-30 · CMP/210930/0008404: Completion of Amenities for possession and Interest for excess collection — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-09-03 · CMP/210903/0008292: Refund the entire amount paid including but not limited to TDS paid, damages, Registration expenses,etc. — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-03-22 · CMP/210322/0007812: Non Publication and non disclosure of details of litigation and cancellation of registration — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2021-01-06 · CMP/210106/0007397: Park area has illegal construction of power generator — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2020-01-03 · CMP/200103/0005131: Token Amount is not being Returned — DISPOSED AO (ADJUDICATING OFFICER)
- 2019-04-25 · CMP/190425/0002751: Request to refund the booking amount — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/181122/002158 (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 ₹4,700 per sq ft × 1,200 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/godrej-reserve-phase-1-002158.json; printable due-diligence report at https://property-lens.ai/dd/godrej-reserve-phase-1-002158.

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