# In That Quiet Earth Phase-2a — Total Environment, Hennur Road / Kothanur / Kalyan Nagar, Bengaluru

Source: https://property-lens.ai/p/in-that-quiet-earth-phase-2a-003630 (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: 10.3% per year over 5 years (likely range 6.8%–13.7%); 9.1% per year over 10 years.
- Net-wealth CAGR: 4.9% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 6.7% (all-cash 7.6%). Gross rental yield: 2.1%.
- Status: under construction, RERA handover 2026-12-31. Type: apartment, luxury segment. Developer: Total Environment (#15 in Bengaluru by RERA registrations).
- Address: Property Katha No. 28 , 46, 110,111 situated at Bileshivale Village, Bidarahalli Hobli, Bengaluru East Taluk, Bengaluru. Homes: 55. Land: 4.82 acres. Launched: 2020.
- RERA registrations: PRM/KA/RERA/1251/446/PR/201001/003630.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Residential Villas | 2,768 | 4,150 | ₹13,800 (assumed) | ₹5.73 Cr | ₹1,06,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.4 points), confidence 35%. ₹13,800 psf vs luxury comps ₹14,000 (-1%; 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: 5.0/10 (city average 6.0, −2.1 points), confidence 38%. Gross yield 2.2% (₹26 psf/month); locality rental demand 8/10.
- Resale liquidity: 6.0/10 (city average 7.6, −2.8 points), confidence 60%. Locality resale depth 8/10; ticket ₹5.73 Cr narrows the buyer pool; UC resale needs builder NOC; 55-home project; 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: 2.4/10 (city average 3.7, −3.5 points), confidence 50%. Total Environment: 12+ projects, on-time 45% (assumed); handover 2026-12-31 (RERA); within the RERA timeline, 1 extension, work behind schedule (-45 pts).
- Layout, size, age, amenities, maintenance: 10.0/10 (city average 7.3, +3.4 points), confidence 55%. 11 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹7,009 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: 4.9/10 (city average 7.4, −5.1 points), confidence 55%. RERA registered; litigation: 8 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−1.1 pts).
- Expected price growth (5-yr CAGR model): 6.5/10 (city average 6.0, +3.2 points), confidence 56%. Model 5-yr price CAGR 10.3% (range 6.8–13.7%).

## Why prices should grow about 10.3% 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 ₹13,800 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).
- + 1.4%: Add 1.4% for this project itself: unfinished homes are worth more once they are complete.
- = 10.3%: Result: about 10.3% a year, so a home worth ₹5.93 Cr today would be worth about ₹9.66 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹5.33 Cr. Exit value in year 8: ₹12.20 Cr. Net sale after loan and costs: ₹8.22 Cr. Net rent after running costs: ₹54.4 L. Loan: ₹4.67 Cr (EMI ₹4.1 L per month). All-in cost: ₹7.11 Cr (other charges ₹20.0 L, GST ₹29.6 L, stamp duty and registration ₹39.1 L, interiors ₹49.8 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -7.8%, net-wealth CAGR -7.8%, cash in ₹1.97 Cr, net rent ₹1.5 L, net sale ₹2.20 Cr.
- Hold bare, rent unfurnished (8 years): IRR 8.1%, net-wealth CAGR 5.8%, cash in ₹4.92 Cr, net rent ₹43.5 L, net sale ₹8.16 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 6.7%, net-wealth CAGR 4.9%, cash in ₹5.33 Cr, net rent ₹54.4 L, net sale ₹8.22 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/201001/003630 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
- 55% built per the latest filing; 55/55 homes booked
- [WATCH] 1 RERA complaints on this project; 5 on the promoter overall
- [WATCH] 8 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: 4/10. 8 court cases declared in filings (−4.5); 1 RERA complaint on the project (−0.5)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹5.23 cr, withdrew ₹5.23 cr; 100% of homes booked (+1)
- Developer strength: 5/10. CRISIL BBB-/Stable (Total Environment Building Systems)

### Red flags to resolve in writing
1. 8 court cases declared in RERA filings (OS No 1085/2022/2022, WP No 4484/2021 and 10542/2020/2020); check for stays and title impact.

### Complaints and disputes
- 1 complaints on this project at K-RERA (null open); 5 on the promoter entity across projects.

### 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 — 2026-12-31 — and what is the per-month delay compensation?
4. What do the declared cases (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, OS No 443/2022/2022) 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/201001/003630 · promoter Total Environment Constructions Private Limited (Company) · EX/PRM/KA/RERA/1251/446/PR/251218/003630
- Dates: Start 2020-11-01 · original completion 2025-12-31 · 1 extension: Section 6 Extension → 2026-12-31 [amber]
- Progress: 55% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 55 of 55 homes booked (0 available)
- Registered cost: Total ₹182 cr · land ₹38.04 cr · construction ₹144 cr
- RERA bank account: Standard Chartered Bank, Koramangala Branch (70% construction account)
- Land & towers: 4.82 acres (19,490 sq m) · Block 5 Villas 24 homes, 1 floors; Block 6 Villas 31 homes, 1 floors
- Litigation declared: 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; Civil OS No 443/2022/2022, IV Additional Senior Civil Judge, Bangalore Rural — no stay [amber]
- K-RERA complaints: 1 on this registration · 5 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/201001/003630 (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 ₹13,800 per sq ft × 4,150 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹1,06,000 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-phase-2a-003630.json; printable due-diligence report at https://property-lens.ai/dd/in-that-quiet-earth-phase-2a-003630.

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