# Godrej Woodland — Godrej Properties, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/godrej-woodland-003856 (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: 37/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 10.8% per year over 5 years (likely range 7.3%–14.2%); 10.4% 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: 9.8% (all-cash 9.2%). Gross rental yield: 0.0%.
- Status: under construction, RERA handover 2026-12-31. Type: plot, premium segment. Developer: Godrej Properties (#6 in Bengaluru by RERA registrations).
- Address: Sy.No. 19, 25, 31/1, 32, 33, 34, 35/1, 35/2, 37, 38/1, 38/2 , Thiruvaranga Village, Anugondanahalli Hobli, Hoskote Taluk. Homes: not filed. Land: 70.82 acres. Launched: 2021.
- RERA registrations: PRM/KA/RERA/1250/304/PR/210208/003856.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 691 | 690 | ₹6,400 (assumed) | ₹44.2 L | — |
| Plot | 900 | 900 | ₹6,400 (assumed) | ₹57.6 L | — |
| Plot | 1,500 | 1,500 | ₹6,400 (assumed) | ₹96.0 L | — |
| Plot | 1,718 | 1,720 | ₹6,400 (assumed) | ₹1.10 Cr | — |
| Plot | 1,800 | 1,800 | ₹6,400 (assumed) | ₹1.15 Cr | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.2/10 (city average 6.2, +0.8 points), confidence 35%. ₹6,400 psf vs premium comps ₹12,000 (-47%; 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: 3.8/10 (city average 6.0, −4.4 points), confidence 38%. Gross yield 0.0% (₹0 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.4/10 (city average 7.6, −0.3 points), confidence 50%. Locality resale depth 8/10; ticket ₹0.44 Cr narrows the buyer pool; UC resale needs builder NOC.
- Employment access: 2.2/10 (city average 5.2, −6.2 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 42 min, ORR Bellandur (Ecospace) 49 min, Electronic City Ph-1 56 min, Koramangala (Forum) 68 min; 0 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 2.7/10 (city average 4.8, −3.6 points), confidence 60%. none operational (nearest Purple/Yellow lines 8–10 km); Phase 3A Sarjapur line ~2033; airport ~98 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 6.5/10 (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: 5.6/10 (city average 3.7, +4.6 points), confidence 60%. Godrej Properties: 40+ projects, on-time 55% (derived); handover 2026-12-31 (RERA); within the RERA timeline, 1 extension, work on schedule (-12 pts).
- 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: 4.9/10 (city average 5.8, −1.8 points), confidence 50%. Heavy tanker dependence pending Cauvery Stage V; Varthur lake catchment
- Legal, title & approvals: 2.9/10 (city average 7.4, −9.1 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
- Expected price growth (5-yr CAGR model): 7.1/10 (city average 6.0, +7.4 points), confidence 56%. Model 5-yr price CAGR 10.8% (range 7.3–14.2%).

## Why prices should grow about 10.8% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.3%: Add 1.3%: prices here rose 14.5% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.5%: Subtract 0.5%: at ₹6,400 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.6%: Add 2.6%: 12 million sq ft of new offices nearby means more people wanting homes here.
- − 0.7%: Subtract 0.7%: many new homes are being built here (20 months of unsold stock), which keeps prices in check.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Cauvery Stage V water (construction, 2027); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 1.9%: Add 1.9% for this project itself: unfinished homes are worth more once they are complete.
- = 10.8%: Result: about 10.8% a year, so a home worth ₹45.0 L today would be worth about ₹75.1 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹39.5 L. Exit value in year 8: ₹1.00 Cr. Net sale after loan and costs: ₹70.8 L. Net rent after running costs: ₹-1.3 L. Loan: ₹33.8 L (EMI ₹0.3 L per month). All-in cost: ₹48.0 L (other charges ₹0.9 L, GST ₹0.0 L, stamp duty and registration ₹3.0 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/210208/003856 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [WATCH] Registration extended 1× — from 2025-12-31 to 2026-12-31
- 88% built per the latest filing; 0/0 homes booked
- [RED FLAG] 31 RERA complaints on this project; 65 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 7/10. 1 extension on the registration (−2)
- Legal & complaints: 4.5/10. 1 court case declared in filings (−1.5); 31 RERA complaints on the project (−3)
- Money to finish: 7/10. finance cost is 0% of the registered budget; last quarter withdrew ₹2.49 cr against ₹0.00 cr collected (−1)
- Developer strength: 9.2/10. ICRA AA+/Stable (Godrej Properties Ltd)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (207/2023); check for stays and title impact.
2. 31 K-RERA complaints on this registration.

### Complaints and disputes
- 31 complaints on this project at K-RERA (null open); 65 on the promoter entity across projects.

### 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 — 2026-12-31 — and what is the per-month delay compensation?
4. What do the declared cases (207/2023) concern and is any stay in force?
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1250/304/PR/210208/003856 · promoter Godrej Properties Ltd (Company) · EX/PRM/KA/RERA/1250/304/PR/251112/003856
- Dates: Start 2021-01-01 · original completion 2025-12-31 · 1 extension: Section 6 Extension → 2026-12-31 [amber]
- Progress: 88% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 0 homes booked (0 available)
- Registered cost: Total ₹301 cr · land ₹115 cr · construction ₹1856 cr
- RERA bank account: Axis Bank, Majestic Branch (70% construction account)
- Land & towers: 70.82 acres (2,86,615 sq m)
- Litigation declared: Civil 207/2023, Senior Civil Judge and JMFC, Hoskote, Bangalore. — no stay [amber]
- K-RERA complaints: 31 on this registration · 65 on the promoter entity across all its projects [red]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/304/PR/210208/003856 (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 ₹6,400 per sq ft × 690 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-woodland-003856.json; printable due-diligence report at https://property-lens.ai/dd/godrej-woodland-003856.

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