# Meridian Park Phase II @ The Prestige City — Prestige, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/meridian-park-phase-ii-the-prestige-city-004901 (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: 42/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 8.9% per year over 5 years (likely range 5.4%–12.4%); 8.7% per year over 10 years.
- Net-wealth CAGR: 6.2% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 8.0% (all-cash 8.3%). Gross rental yield: 3.1%.
- Status: ready to move in. Type: apartment, premium segment. Developer: Prestige (#2 in Bengaluru by RERA registrations).
- Address: The Prestige City, near Yamare. Homes: 1104. Land: 81.37 acres. Launched: 2022.
- RERA registrations: PRM/KA/RERA/1251/308/PR/230522/004901.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 838 | 1,190 | ₹12,000 (assumed) | ₹1.43 Cr | ₹38,500 (assumed) |
| 2 BHK | 974 | 1,385 | ₹12,000 (assumed) | ₹1.66 Cr | ₹43,000 (assumed) |
| 3 BHK | 1,121 | 1,590 | ₹12,000 (assumed) | ₹1.91 Cr | ₹48,000 (assumed) |
| 3 BHK | 1,276 | 1,810 | ₹12,000 (assumed) | ₹2.17 Cr | ₹52,500 (assumed) |
| 3 BHK | 1,359 | 1,930 | ₹12,000 (assumed) | ₹2.32 Cr | ₹55,500 (assumed) |
| 2 BHK | 3,940 | 5,595 | ₹12,000 (assumed) | ₹6.71 Cr | ₹1,47,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹12,000 psf vs premium comps ₹12,000 (0%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 6.6/10 (city average 6.0, +1.2 points), confidence 38%. Gross yield 3.2% (₹32 psf/month); locality rental demand 8/10.
- Resale liquidity: 9.2/10 (city average 7.6, +2.9 points), confidence 60%. Locality resale depth 8/10; ticket ₹1.43 Cr narrows the buyer pool; 1104-home project gives deep resale comps; RERA sales pace ratio 1.
- Employment access: 4.2/10 (city average 5.2, −2.1 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 32 min, Electronic City Ph-1 35 min, ITPL Whitefield 37 min, Koramangala (Forum) 50 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: 6.9/10 (city average 3.7, +8.1 points), confidence 60%. Prestige: 84+ projects, on-time 61% (derived); ready.
- Layout, size, age, amenities, maintenance: 8.8/10 (city average 7.3, +1.8 points), confidence 55%. 14 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹2,759 per sq ft (standard spec).
- 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: 4.6/10 (city average 7.4, −5.6 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan APA/LAO/44/2018-19 dated 2021-01-29; title: not verified. Due-diligence report lists 1 red flag (−1.7 pts).
- Expected price growth (5-yr CAGR model): 4.7/10 (city average 6.0, −8.0 points), confidence 56%. Model 5-yr price CAGR 8.9% (range 5.4–12.4%).

## Why prices should grow about 8.9% 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 ₹12,000 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).
- + 0.0%: No extra project-level adjustment.
- = 8.9%: Result: about 8.9% a year, so a home worth ₹1.48 Cr today would be worth about ₹2.26 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.18 Cr. Exit value in year 8: ₹2.90 Cr. Net sale after loan and costs: ₹1.98 Cr. Net rent after running costs: ₹25.4 L. Loan: ₹1.11 Cr (EMI ₹1.0 L per month). All-in cost: ₹1.69 Cr (other charges ₹5.0 L, GST ₹0.0 L, stamp duty and registration ₹9.8 L, interiors ₹9.5 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 9.1%, net-wealth CAGR 6.8%, cash in ₹1.12 Cr, net rent ₹21.3 L, net sale ₹1.97 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 8.0%, net-wealth CAGR 6.2%, cash in ₹1.18 Cr, net rent ₹25.4 L, net sale ₹1.98 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/230522/004901 and 4 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2022-09-15 → 2026-07-13 after 1 extension (original 2026-01-14)
- [WATCH] 3 RERA complaints on this project; 12 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered; the registration was extended 1× before completion
- Legal & complaints: 6/10. 1 court case declared in filings (−1.5); 3 RERA complaints on the project (−1.5)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹1.38 cr, withdrew ₹0.69 cr; 100% of homes booked (+1)
- Developer strength: 8.3/10. ICRA A+/Stable (Prestige Estates Projects Ltd)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (618/2021); check for stays and title impact.

### Complaints and disputes
- 3 complaints on this project at K-RERA (null open); 12 on the promoter entity across projects.

### Credit ratings
- Prestige Estates Projects Ltd: ICRA A+ / Stable (2025-09)

### 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. Provide the occupancy certificate, khata and title chain for the unit.
4. What do the declared cases (618/2021) 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/1251/308/PR/230522/004901 · promoter PRESTIGE PROJECTS PRIVATE LIMITED (Company) · U45201KA2008PTC046784
- Dates: Start 2022-09-15 · original completion 2026-01-14 · 1 extension: Section 6 Extension → 2026-07-13 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹1019 cr · construction ₹644 cr
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: KOTAK MAHINDRA BANK, LAVELLE ROAD (70% construction account)
- Plan sanction: APA/LAO/44/2018-19 dated 2021-01-29 · BMRDA - Bangalore Metropolitan Region Development Authority
- Land & towers: 81.37 acres (3,29,281 sq m) · Building 6 - T1 186 homes, 31 floors; Building 6 - T2 186 homes, 31 floors; Building 6 - T3 186 homes, 31 floors; Building 6 - T4 186 homes, 31 floors; Building 6 - T5 180 homes, 30 floors; Building 6 - T6 180 homes, 30 floors
- Land owners / co-promoters: Prestige Projects Private Limited (100.0%, Sy 19/3 and 19/4); Prestige Projects Private Limited (100.0%, Sy 20/1); Prestige Projects Private Limited (100.0%, Sy 20/2); Prestige Projects Private Limited (100.0%, Sy 21/1); Prestige Proejcts Private Limited (100.0%, Sy 21/2); Prestige Projects Private Limited (100.0%, Sy 21/4); Prestige Projects Private Limited (100.0%, Sy 21/5); Prestige Projects Private Limited (100.0%, Sy 22/1) +8 more [amber]
- Litigation declared: OS 618/2021, The Court Senior Division / Anekal — no stay [amber]
- K-RERA complaints: 3 on this registration · 12 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/230522/004901 (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 ₹12,000 per sq ft × 1,190 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹38,500 per month growing 5.0% a year with 5% vacancy; maintenance ₹4.5 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/meridian-park-phase-ii-the-prestige-city-004901.json; printable due-diligence report at https://property-lens.ai/dd/meridian-park-phase-ii-the-prestige-city-004901.

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