# Mahaveer Palatium — Reddy Structures, Electronic City / Hosur Road / Bommasandra, Bengaluru

Source: https://property-lens.ai/p/mahaveer-palatium-000357 (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: 27/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 10.0% per year over 5 years (likely range 6.6%–13.5%); 9.3% per year over 10 years.
- Net-wealth CAGR: 5.3% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 7.6% (all-cash 8.1%). Gross rental yield: 0.0%.
- Status: under construction, RERA handover 2020-08-31. Type: plot, mid segment. Developer: Reddy Structures (#43 in Bengaluru by RERA registrations).
- Address: MAHAVEER PALATIUM, GIDDENAHALLI VILLAGE, MAHANTALINGAPURA VILLAGE. Homes: not filed. Land: 121.58 acres. Launched: 2014.
- RERA registrations: PRM/KA/RERA/1251/308/PR/171015/000357.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 1,692 | 1,690 | ₹3,300 (assumed) | ₹55.8 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.2/10 (city average 6.2, +0.8 points), confidence 35%. ₹3,300 psf vs mid comps ₹6,200 (-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: 3.6/10 (city average 6.0, −4.7 points), confidence 38%. Gross yield 0.0% (₹0 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.2/10 (city average 7.6, −0.8 points), confidence 50%. Locality resale depth 7/10; ticket ₹0.56 Cr narrows the buyer pool; UC resale needs builder NOC.
- Employment access: 1.5/10 (city average 5.2, −7.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 32 min, ORR Bellandur (Ecospace) 56 min, Koramangala (Forum) 56 min, MG Road (CBD) 68 min; 0 of 7 major hubs within 30 min; 5 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.4/10 (city average 4.8, +1.2 points), confidence 60%. Yellow Line Electronic City / Bommasandra (Aug 2025); no planned station within 2 km; airport ~134 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.0/10 (city average 7.0, +0.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 0.9/10 (city average 3.7, −7.1 points), confidence 60%. Reddy Structures: 11+ projects, on-time 70% (derived); handover 2020-08-31 (RERA); 73 months past the RERA completion date, 2 extensions, work behind schedule (-30 pts).
- 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, +0.1 points), confidence 50%. Industrial belt; borewell dependence; Hosur Road noise
- Legal, title & approvals: 4.6/10 (city average 7.4, −5.7 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 3 red flags (−3.9 pts).
- Expected price growth (5-yr CAGR model): 6.2/10 (city average 6.0, +1.5 points), confidence 56%. Model 5-yr price CAGR 10.0% (range 6.6–13.5%).

## Why prices should grow about 10.0% 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 12.6% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%: Subtract 0.1%: at ₹3,300 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.2%: Add 1.2%: 5 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 (25 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: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Satellite Town Ring Road (construction, 2028); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.5%: Add 2.5% for this project itself: unfinished homes are worth more once they are complete.
- = 10.0%: Result: about 10.0% a year, so a home worth ₹56.9 L today would be worth about ₹91.8 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹50.9 L. Exit value in year 8: ₹1.17 Cr. Net sale after loan and costs: ₹81.6 L. Net rent after running costs: ₹-1.9 L. Loan: ₹42.7 L (EMI ₹0.4 L per month). All-in cost: ₹60.6 L (other charges ₹1.1 L, GST ₹0.0 L, stamp duty and registration ₹3.8 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/171015/000357. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 2× — from 2019-08-31 to 2020-08-31 (already passed)
- 70% built per the latest filing
- [RED FLAG] 76 RERA complaints on this project (0 open); 102 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 3/10. 2 extensions on the registration (−4); a registration completion date has already passed (−2)
- Legal & complaints: 6/10. 76 RERA complaints on the project (−3)
- 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. Registration extended 2 times: original completion 2019-08-31, now 2020-08-31.
2. RERA completion date 2020-08-31 has passed without a completion application.
3. 76 K-RERA complaints on this registration.

### Complaints and disputes
- 76 complaints on this project at K-RERA (0 open); 102 on the promoter entity across projects. Subjects raised: Regarding Discrepancy in Site Boundary Measurements – Mahaveer Palatium; Refund of deposit; Delay in Project Development/Completion and Compensation for the delay; Pending Amenities and Compensation and litigation on Survey no 12; Delay in Project Development/Completion and Compensation for the delay; Undeveloped layout.

### Credit ratings
- REDDY STRUCTURES 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 — 2020-08-31 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/308/PR/171015/000357 · promoter REDDY STRUCTURES PRIVATE LIMITED (Company) · EX/PRM/KA/RERA/1251/308/PR/210401/000357
- Dates: Start 2014-04-01 · original completion 2019-08-31 · 2 extensions: Covid Extension → 2021-02-28, Section 6 Extension → 2020-08-31 · current date has passed [red]
- Progress: 70% complete per registration-time status
- Registered cost: Total ₹265 cr · land ₹101 cr · construction ₹164 cr
- RERA bank account: HDFC, RICHMOND ROAD (70% construction account)
- Money at registration: collected ₹95.21 cr · used ₹184 cr · balance ₹0.00 cr · delay declared: No
- Land & towers: 121.58 acres (4,92,031 sq m)
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 76 on this registration (0 open) · 102 on the promoter entity across all its projects [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 76 on this project**
- 2025-06-12 · 00838/2025: Regarding Discrepancy in Site Boundary Measurements – Mahaveer Palatium — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-11-02 · 01651/2023: Refund of deposit — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-05-09 · CMP/220509/0009436: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-04-20 · CMP/220420/0009370: Pending Amenities and Compensation and litigation on Survey no 12 — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-04-20 · CMP/220420/0009375: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-04-16 · CMP/220416/0009356: Undeveloped layout — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-04-16 · CMP/220416/0009357: Delay in project development/completion and compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-03-21 · CMP/220321/0009195: Delayed Completion — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-23 · CMP/220223/0009051: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-22 · CMP/220222/0009035: Project delayed and negligible development done from the date of purchase — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-17 · CMP/220217/0009018: Delay in Project develwopment/completion and compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-14 · CMP/220214/0009002: Delay in Project Development/completion and compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-09 · CMP/220209/0008990: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-08 · CMP/220208/0008987: Completion due date expired, Delay in completion of Basic Amenities and Compensation for the delay. — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-08 · CMP/220208/0008988: Pending Amenities and Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-07 · CMP/220207/0008978: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-07 · CMP/220207/0008980: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-07 · CMP/220207/0008981: Pending Amenities and Compensation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-07 · CMP/220207/0008982: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-05 · CMP/220205/0008962: Promised amenities and Specifications nor Delivered — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-04 · CMP/220204/0008945: Delay in Project development /completion and compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-04 · CMP/220204/0008946: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-04 · CMP/220204/0008947: Delay in project completion and its ameneties — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-04 · CMP/220204/0008948: Delay in Project Development/Completion and Compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-02-04 · CMP/220204/0008949: Delay in Project Development/Competion and compensation for the delay — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/171015/000357 (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 ₹3,300 per sq ft × 1,690 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/mahaveer-palatium-000357.json; printable due-diligence report at https://property-lens.ai/dd/mahaveer-palatium-000357.

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