# In that Quiet Earth — Total Environment, Hennur Road / Kothanur / Kalyan Nagar, Bengaluru

Source: https://property-lens.ai/p/in-that-quiet-earth-001745 (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: 52/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 9.8% per year over 5 years (likely range 6.4%–13.3%); 8.9% per year over 10 years.
- Net-wealth CAGR: 5.7% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 7.4% (all-cash 8.0%). Gross rental yield: 3.2%.
- Status: under construction, RERA handover 2026-09-30. Type: apartment, luxury segment. Developer: Total Environment (#15 in Bengaluru by RERA registrations).
- Address: Katha no 28 & 46, Bileshivale Village, , Bidarhalli Hobli, Ward no 54,. Homes: 736. Land: 6.07 acres. Launched: 2017.
- RERA registrations: PRM/KA/RERA/1251/446/PR/180519/001745.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| E05 | 334 | 500 | ₹14,250 (assumed) | ₹71.3 L | ₹19,500 (assumed) |
| U10B | 936 | 1,405 | ₹14,250 (assumed) | ₹2.00 Cr | ₹42,500 (assumed) |
| U10A | 936 | 1,405 | ₹14,250 (assumed) | ₹2.00 Cr | ₹42,500 (assumed) |
| H20E | 1,109 | 1,665 | ₹14,250 (assumed) | ₹2.37 Cr | ₹48,000 (assumed) |
| H20B | 1,453 | 2,180 | ₹14,250 (assumed) | ₹3.11 Cr | ₹59,000 (assumed) |
| H20A | 1,464 | 2,195 | ₹14,250 (assumed) | ₹3.13 Cr | ₹59,000 (assumed) |
| U10 | 1,651 | 2,475 | ₹14,250 (assumed) | ₹3.53 Cr | ₹64,500 (assumed) |
| U20 | 1,905 | 2,860 | ₹14,250 (assumed) | ₹4.08 Cr | ₹73,000 (assumed) |
| U20A | 1,905 | 2,860 | ₹14,250 (assumed) | ₹4.08 Cr | ₹73,000 (assumed) |
| H20A | 2,004 | 3,005 | ₹14,250 (assumed) | ₹4.28 Cr | ₹77,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.7/10 (city average 6.2, −0.4 points), confidence 35%. ₹14,250 psf vs luxury comps ₹14,000 (2%; 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: 6.7/10 (city average 6.0, +1.4 points), confidence 38%. Gross yield 3.3% (₹39 psf/month); locality rental demand 8/10.
- Resale liquidity: 8.2/10 (city average 7.6, +1.1 points), confidence 60%. Locality resale depth 8/10; ticket ₹0.71 Cr narrows the buyer pool; UC resale needs builder NOC; 736-home project gives deep resale comps; RERA sales pace ratio 1.
- Employment access: 8.6/10 (city average 5.2, +6.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 20 min, Hebbal (Kirloskar) 27 min, ITPL Whitefield 29 min, MG Road (CBD) 34 min; 3 of 7 major hubs within 30 min; 6 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.1/10 (city average 4.8, +0.6 points), confidence 60%. none operational; Pink Line Nagawara terminal under construction; Nagawara (Pink Line) ~2027; airport ~47 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: 2.6/10 (city average 3.7, −2.8 points), confidence 50%. Total Environment: 12+ projects, on-time 45% (assumed); handover 2026-09-30 (RERA); within the RERA timeline, 1 extension, work behind schedule (-40 pts).
- Layout, size, age, amenities, maintenance: 7.4/10 (city average 7.3, +0.1 points), confidence 55%. 121 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹3,704 per sq ft (premium spec).
- 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: 4.6/10 (city average 7.4, −5.7 points), confidence 55%. RERA registered; litigation: 9 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−1.4 pts).
- Expected price growth (5-yr CAGR model): 5.9/10 (city average 6.0, −0.2 points), confidence 56%. Model 5-yr price CAGR 9.8% (range 6.4–13.3%).

## Why prices should grow about 9.8% 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 ₹14,250 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).
- + 1.0%: Add 1.0% for this project itself: unfinished homes are worth more once they are complete.
- = 9.8%: Result: about 9.8% a year, so a home worth ₹73.7 L today would be worth about ₹1.18 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹62.3 L. Exit value in year 8: ₹1.49 Cr. Net sale after loan and costs: ₹1.01 Cr. Net rent after running costs: ₹12.5 L. Loan: ₹58.1 L (EMI ₹0.5 L per month). All-in cost: ₹88.3 L (other charges ₹2.5 L, GST ₹3.7 L, stamp duty and registration ₹4.9 L, interiors ₹6.0 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -12.8%, net-wealth CAGR -12.8%, cash in ₹24.5 L, net rent ₹0.6 L, net sale ₹26.8 L.
- Hold bare, rent unfurnished (8 years): IRR 8.8%, net-wealth CAGR 6.5%, cash in ₹58.0 L, net rent ₹10.5 L, net sale ₹1.01 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 7.4%, net-wealth CAGR 5.7%, cash in ₹62.3 L, net rent ₹12.5 L, net sale ₹1.01 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/180519/001745 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 2026-09-30
- 60% built per the latest filing; 736/736 homes booked
- [WATCH] 2 RERA complaints on this project (2 open); 5 on the promoter overall
- [WATCH] 9 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 7/10. 1 extension on the registration (−2)
- Legal & complaints: 3.5/10. 9 court cases declared in filings (−4.5); 2 RERA complaints on the project (−1); 2 still open
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹1.53 cr, withdrew ₹1.53 cr; 100% of homes booked (+1)
- Developer strength: 5/10. CRISIL BBB-/Stable (Total Environment Building Systems)

### Red flags to resolve in writing
1. 9 court cases declared in RERA filings (OS No 443/2022/2022, OS No 1085/2022/2022); check for stays and title impact.

### Complaints and disputes
- 2 complaints on this project at K-RERA (2 open); 5 on the promoter entity across projects. Subjects raised: Delay in cancellation refund; Pittance offered in compensation.

### Credit ratings
- Total Environment Building Systems: CRISIL BBB- / Stable (2026-05)

### 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 — 2026-09-30 — and what is the per-month delay compensation?
4. What do the declared cases (OS No 443/2022/2022, OS No 1085/2022/2022, WP No 4484/2021 and 10542/2020/2020, WP 2333/2021/2021, OS 1253/2015/2015, TMP/230917/4235/2023, 01467/2023/2023, 00027/2024/2024, Year :/Whether any Preventive Order issued? (Injunction / Interim) 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/1251/446/PR/180519/001745 · promoter Total Environment Constructions Private Limited (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2017-11-15 · original completion 2025-12-31 · 1 extension: Covid Extension → 2026-09-30 [amber]
- Progress: 60% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 736 of 736 homes booked (0 available)
- Registered cost: Total ₹852 cr · land ₹59.93 cr · construction ₹792 cr
- RERA bank account: Standard Chartered Bank, CUNNINGHAM ROAD (70% construction account)
- Money at registration: collected ₹181 cr · spent ₹180 cr · balance ₹0.65 cr
- Land & towers: 6.07 acres (24,551 sq m) · Tower-1 (wing-1) 172 homes, 35 floors; Tower-2 (wing-2) 196 homes, 35 floors; Tower-3 (wing-3) 196 homes, 35 floors; Tower-4 (wing-4) 172 homes, 35 floors
- Litigation declared: Civil OS No 443/2022/2022, IV Additional Senior Civil Judge, Bangalore Rural — no stay; Civil OS No 1085/2022/2022, V Additional Senior Civil Judge, Bangalore Rural — no stay; Writ Petition WP No 4484/2021 and 10542/2020/2020, High Court of Karnataka — no stay; Writ Petition WP 2333/2021/2021, High Court of Karnataka — no stay; Civil OS 1253/2015/2015, City Civil court, Bangalore Rural — no stay; RERA Matter TMP/230917/4235/2023, RERA Court — no stay; RERA Matter 01467/2023/2023, RERA Court — no stay; RERA Matter 00027/2024/2024, RERA Court — no stay; Name of the Court / Authority : Year :/Whether any Preventive Order issued? (Injunction / Interim, Case No. : — no stay [amber]
- K-RERA complaints: 2 on this registration (2 open) · 5 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 2 on this project**
- 2026-08-31 · 01079/2026: Delay in cancellation refund — SCRUTINY COMPLETED [amber]
- 2026-03-12 · 00252/2026: Pittance offered in compensation — UNDER ENQUIRY AUTHORITY BENCH4 [amber]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/180519/001745 (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 ₹14,250 per sq ft × 500 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹19,500 per month growing 5.0% a year with 5% vacancy; maintenance ₹6 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/in-that-quiet-earth-001745.json; printable due-diligence report at https://property-lens.ai/dd/in-that-quiet-earth-001745.

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