# Godrej Royale Woods — Godrej Properties, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/godrej-royale-woods-003411 (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: 29/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 9.9% per year over 5 years (likely range 6.4%–13.3%); 9.2% per year over 10 years.
- Net-wealth CAGR: 4.5% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 5.8% (all-cash 7.1%). Gross rental yield: 2.8%.
- Status: under construction, RERA handover 2026-01-29. Type: apartment, premium segment. Developer: Godrej Properties (#6 in Bengaluru by RERA registrations).
- Address: Sy Nos 60(P), 61(P), 63/1(P), 63/2(P), 64/1(P) and 65/1(P), of Chikkasanne Village, Kasaba Hobli,. Homes: 1678. Land: 13 acres. Launched: 2020.
- RERA registrations: PRM/KA/RERA/1250/303/PR/200515/003411.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,111 | 1,500 | ₹8,000 (assumed) | ₹1.20 Cr | ₹29,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 30%. ₹8,000 psf vs premium comps ₹8,500 (-6%; 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: 5.3/10 (city average 6.0, −1.4 points), confidence 34%. Gross yield 2.9% (₹19 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.2/10 (city average 7.6, −0.7 points), confidence 50%. Locality resale depth 6/10; ticket ₹1.20 Cr narrows the buyer pool; UC resale needs builder NOC; 1678-home project gives deep resale comps.
- 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 59 min, Hebbal (Kirloskar) 64 min, ITPL Whitefield 74 min, MG Road (CBD) 80 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 ~13 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: 2.4/10 (city average 3.7, −3.5 points), confidence 60%. Godrej Properties: 40+ projects, on-time 55% (derived); handover 2026-01-29 (RERA); 8 months past the RERA completion date, 1 extension.
- Layout, size, age, amenities, maintenance: 6.6/10 (city average 7.3, −0.9 points), confidence 50%. 129 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: 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): 6.0/10 (city average 6.0, +0.2 points), confidence 56%. Model 5-yr price CAGR 9.9% (range 6.4–13.3%).

## Why prices should grow about 9.9% 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 ₹8,000 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).
- + 0.4%: Add 0.4% for this project itself: unfinished homes are worth more once they are complete.
- = 9.9%: Result: about 9.9% a year, so a home worth ₹1.24 Cr today would be worth about ₹1.99 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.17 Cr. Exit value in year 8: ₹2.54 Cr. Net sale after loan and costs: ₹1.74 Cr. Net rent after running costs: ₹16.1 L. Loan: ₹97.8 L (EMI ₹0.8 L per month). All-in cost: ₹1.57 Cr (other charges ₹4.2 L, GST ₹6.2 L, stamp duty and registration ₹8.2 L, interiors ₹18.0 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -21.2%, net-wealth CAGR -21.2%, cash in ₹41.3 L, net rent ₹0.5 L, net sale ₹42.2 L.
- Hold bare, rent unfurnished (8 years): IRR 8.4%, net-wealth CAGR 6.2%, cash in ₹1.02 Cr, net rent ₹13.0 L, net sale ₹1.72 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 5.8%, net-wealth CAGR 4.5%, cash in ₹1.17 Cr, net rent ₹16.1 L, net sale ₹1.74 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/200515/003411. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 1× — from 2025-04-29 to 2026-01-29 (already passed)
- [RED FLAG] 11 RERA complaints on this project (4 open); 11 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 5/10. 1 extension on the registration (−2); a registration completion date has already passed (−2)
- Legal & complaints: 6/10. 11 RERA complaints on the project (−3); 4 still open
- 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. RERA completion date 2026-01-29 has passed without a completion application.
2. 11 K-RERA complaints on this registration.

### Complaints and disputes
- 11 complaints on this project at K-RERA (4 open); 11 on the promoter entity across projects. Subjects raised: Maintenance collapse and endangered residents' lives; Urgent Safety Hazards and Service Failure at Godrej Royale Woods – Immediate Audit & Actio; Failure of Essential Services, Harassment and Endangering Resident Life.; Endangering Resident Lives – Lift Free-Fall Incident in Tower 1C Demanding Immediate Karna; Khata mismatch documentation error; Breach of Agreement.

### 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. Which date is contractual — 2026-01-29 — 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/1250/303/PR/200515/003411 · promoter Godrej Projects North Star LLP (Other) · Proposed Project End Date at the time of registration :
- Dates: Start 2020-04-30 · original completion 2025-04-29 · 1 extension: Covid Extension → 2026-01-29 · current date has passed [red]
- Registered cost: Total ₹686 cr · land ₹210 cr · construction ₹476 cr
- RERA bank account: Axis Bank, M G Road (70% construction account)
- Land & towers: 13.00 acres (52,620 sq m) · TOWER 1 - PLUMERIA 251 homes, 18 floors; TOWER 2 - MAHOGANY 320 homes, 18 floors; TOWER 3 - RAINTREE 298 homes, 19 floors; TOWER 4 - PINE 298 homes, 19 floors; TOWER 5 - OAK 320 homes, 18 floors; TOWER 6 - BANYAN 191 homes, 16 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 11 on this registration (4 open) · 11 on the promoter entity across all its projects (a project-specific LLP; group-level complaints sit under other entities) [red]

**Complaint log (K-RERA) · 11 on this project**
- 2026-07-14 · 00809/2026: Maintenance collapse and endangered residents' lives — UNDER ENQUIRY AO [amber]
- 2026-06-19 · 00709/2026: Urgent Safety Hazards and Service Failure at Godrej Royale Woods – Immediate Audit & Action Required — UNDER ENQUIRY AO [amber]
- 2026-06-03 · 00649/2026: Failure of Essential Services, Harassment and Endangering Resident Life. — UNDER ENQUIRY AO [amber]
- 2026-06-02 · 00634/2026: Endangering Resident Lives – Lift Free-Fall Incident in Tower 1C Demanding Immediate Karnataka Lift Inspector Audit & Replacement of All Non-Compliant Heavy-Duty Lifts — POSTED FOR ORDERS AO [amber]
- 2024-09-18 · 00906/2024: Khata mismatch documentation error — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2024-07-09 · 00676/2024: Breach of Agreement — DISPOSED AO (ADJUDICATING OFFICER)
- 2024-07-02 · 00658/2024: Breach of Agreement — DISPOSED AO (ADJUDICATING OFFICER)
- 2024-04-15 · 00385/2024: No Civic Amenities provided as per RERA guidelines — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2024-04-10 · 00371/2024: Excess Interest Payments Charges by mentioning delay in project where project got ready by November 2023 instead of September 2023 — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-09-07 · CMP/210907/0008310: Fake advertisement and promotion until buyer get in the project, later preponing and torturing buyers to pay the money monthly basis — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-03-22 · CMP/210322/0007815: Non Publication of details of litigation and cancellation of registration — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/200515/003411 (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 ₹8,000 per sq ft × 1,500 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹29,000 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/godrej-royale-woods-003411.json; printable due-diligence report at https://property-lens.ai/dd/godrej-royale-woods-003411.

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