# Hush Fields — VDB Infra & Realty, Hennur Road / Kothanur / Kalyan Nagar, Bengaluru

Source: https://property-lens.ai/p/hush-fields-006320 (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: 51/100 (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%); 10.1% per year over 10 years.
- Net-wealth CAGR: 6.6% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 9.3% (all-cash 9.0%). Gross rental yield: 0.0%.
- Status: under construction, RERA handover 2025-12-31. Type: plot, mid segment. Developer: VDB Infra & Realty (#149 in Bengaluru by RERA registrations).
- Address: Sy. No.109/1A2, Doddagubbi village, Bidarahalli Hobli, Bengaluru East. Homes: not filed. Land: not filed. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/446/PR/131023/006320.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 889 | 1,200 | ₹4,400 (assumed) | ₹52.8 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.2/10 (city average 6.2, +0.8 points), confidence 30%. ₹4,400 psf vs mid comps ₹8,500 (-48%; 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 34%. 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 ₹0.53 Cr narrows the buyer pool; UC resale needs builder NOC.
- Employment access: 6.6/10 (city average 5.2, +2.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 17 min, Hebbal (Kirloskar) 24 min, MG Road (CBD) 36 min, ITPL Whitefield 39 min; 2 of 7 major hubs within 30 min; 6 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.2/10 (city average 4.8, +0.8 points), confidence 60%. none operational; Pink Line Nagawara terminal under construction; Nagawara (Pink Line) ~2027; airport ~43 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 8.0/10 (city average 7.0, +1.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 1.4/10 (city average 3.7, −5.9 points), confidence 60%. VDB Infra & Realty: 4+ projects, on-time 54% (derived); handover 2025-12-31 (RERA); 9 months past the RERA completion date.
- Layout, size, age, amenities, maintenance: 7.0/10 (city average 7.3, −0.4 points), confidence 50%. 60 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.0 points), confidence 50%. Hennur Road widening incomplete; Kothanur lake flooding
- Legal, title & approvals: 6.9/10 (city average 7.4, −1.0 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BDA/TPM/DLP/PRL-08/2014-15/3004/2022-23 dated 2023-02-02; title: not verified. Due-diligence report lists 2 red flags (−1.6 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.
- + 1.0%: Add 1.0%: prices here rose 12.9% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.2%: Subtract 0.2%: at ₹4,400 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.8%: Add 1.8%: 6 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: Pink Line Kalena Agrahara–Nagawara (construction, 2027); Blue Line KR Puram–Hebbal–Airport (construction, 2027).
- + 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 ₹53.9 L today would be worth about ₹89.8 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹48.1 L. Exit value in year 8: ₹1.18 Cr. Net sale after loan and costs: ₹84.5 L. Net rent after running costs: ₹-1.7 L. Loan: ₹40.4 L (EMI ₹0.4 L per month). All-in cost: ₹57.4 L (other charges ₹1.1 L, GST ₹0.0 L, stamp duty and registration ₹3.6 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/131023/006320. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2025-12-31
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 7/10. a registration completion date has already passed (−2)
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- 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 2025-12-31 has passed without a completion application.
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); 0 on the promoter entity across projects.

### Credit ratings
- VDB Infra and Realty 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 — 2025-12-31 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
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/131023/006320 · promoter VDB Infra and Realty Private Limited (Company) · U70100KA2011PTC059684
- Dates: Start 2023-10-03 · original completion 2025-12-31 · no extensions · current date has passed [red]
- Registered cost: Total ₹112 cr · construction ₹24.29 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: ICICI Bank, CMH ROAD INDIRANAGAR BANGALORE (70% construction account)
- Plan sanction: BDA/TPM/DLP/PRL-08/2014-15/3004/2022-23 dated 2023-02-02 · BDA - Bangalore Development Authority
- Land owners / co-promoters: Pankaj H Parikh and M/s Loadstar Infrastructure Inc (55.0%, Sy 119); Pankaj H Parikh and M/s Loadstar Infrastructure Inc (55.0%, Sy 159); Total Number of Parks and open spaces (8%, Sy Total Area of Parks and Open Spaces); Total Number of CA Sites (0%, Sy Total Area of CA Sites); 12.2m X 18.3m (22%, Sy 0); Odd Sites (47%, Sy 0) [amber]
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 0 on this registration (0 open) · 0 on the promoter entity across all its projects [green]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/131023/006320 (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 ₹4,400 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/hush-fields-006320.json; printable due-diligence report at https://property-lens.ai/dd/hush-fields-006320.

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