# Pashmina Brookwoods — Pashmina, Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/pashmina-brookwoods-000556 (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: 43/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 53%.
- Projected price growth: 10.8% per year over 5 years (likely range 7.3%–14.2%); 9.3% per year over 10 years.
- Net-wealth CAGR: 5.9% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 7.2% (all-cash 7.8%). Gross rental yield: 4.6%.
- Status: under construction, RERA handover 2022-06-30. Type: apartment, mid segment. Developer: Pashmina (#197 in Bengaluru by RERA registrations).
- Address: Khataha no. 48,49,50 & 51 (Old SY. No. 22,23/1 & 24), Kammasandra village, Bidarahalli Hobli, Bengaluru East Taluk, Bengaluru. Homes: 1879. Land: 10.2 acres. Launched: 2014.
- RERA registrations: PRM/KA/RERA/1250/304/PR/171015/000556.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 345 | 465 | ₹5,650 (assumed) | ₹26.3 L | ₹10,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹5,650 psf vs mid comps ₹6,000 (-6%; 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: 8.5/10 (city average 6.0, +5.1 points), confidence 38%. Gross yield 4.8% (₹23 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.5/10 (city average 7.6, −0.2 points), confidence 50%. Locality resale depth 6/10; ticket ₹0.26 Cr narrows the buyer pool; UC resale needs builder NOC; 1879-home project gives deep resale comps.
- Employment access: 4.3/10 (city average 5.2, −1.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 30 min, Manyata Tech Park 34 min, Hebbal (Kirloskar) 41 min, MG Road (CBD) 48 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.1/10 (city average 4.8, −1.2 points), confidence 60%. Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~40 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.5/10 (city average 7.0, −1.5 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 0.0/10 (city average 3.7, −9.5 points), confidence 35%. Pashmina: 2+ projects, on-time 60% (assumed); handover 2022-06-30 (RERA); 51 months past the RERA completion date, 1 extension, work behind schedule (-82 pts).
- Layout, size, age, amenities, maintenance: 7.3/10 (city average 7.3, −0.0 points), confidence 55%. 184 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹4,513 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −1.1 points), confidence 50%. Borewell/tanker dependence; NH-75 access
- Legal, title & approvals: 5.4/10 (city average 7.4, −4.1 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
- Expected price growth (5-yr CAGR model): 7.1/10 (city average 6.0, +7.5 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.
- + 0.9%: Add 0.9%: prices here rose 12.1% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.0%: Prices are still affordable enough that this does not slow growth.
- + 1.9%: Add 1.9%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (17 months of unsold stock).
- + 0.1%: Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.6%: Add 2.6% 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 ₹27.2 L today would be worth about ₹45.4 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹24.3 L. Exit value in year 8: ₹57.1 L. Net sale after loan and costs: ₹39.7 L. Net rent after running costs: ₹7.0 L. Loan: ₹21.4 L (EMI ₹0.2 L per month). All-in cost: ₹35.9 L (other charges ₹0.9 L, GST ₹1.4 L, stamp duty and registration ₹1.8 L, interiors ₹5.6 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR 2.2%, net-wealth CAGR 2.2%, cash in ₹9.0 L, net rent ₹0.3 L, net sale ₹11.1 L.
- Hold bare, rent unfurnished (8 years): IRR 11.1%, net-wealth CAGR 8.5%, cash in ₹19.7 L, net rent ₹5.9 L, net sale ₹39.2 L. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 7.2%, net-wealth CAGR 5.9%, cash in ₹24.3 L, net rent ₹7.0 L, net sale ₹39.7 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/171015/000556. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 1× — from 2021-09-30 to 2022-06-30 (already passed)
- 18% built per the latest filing
- [RED FLAG] 79 RERA complaints on this project (4 open); 79 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 5/10. 1 extension on the registration (−2); a registration completion date has already passed (−2)
- Legal & complaints: 6/10. 79 RERA complaints on the project (−3); 4 still open
- 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 2022-06-30 has passed without a completion application.
2. 79 K-RERA complaints on this registration.

### Complaints and disputes
- 79 complaints on this project at K-RERA (4 open); 79 on the promoter entity across projects. Subjects raised: Refund of amount with interest; Complaint under Section 31 of RERA Act; Refund of amount with interest; Violation of RERA order, full refund with interest and other compensations requested as pe; Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Ka; Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Ka.

### Credit ratings
- Shashwati Realty Pvt Ltd: 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 — 2022-06-30 — 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/1250/304/PR/171015/000556 · promoter Shashwati Realty Pvt Ltd (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2014-09-05 · original completion 2021-09-30 · 1 extension: Covid Extension → 2022-06-30 · current date has passed [red]
- Progress: 18% complete per registration-time status
- Registered cost: Total ₹410 cr · land ₹12.01 cr · construction ₹398 cr
- RERA bank account: HDFC, Fort branch (70% construction account)
- Money at registration: collected ₹82.84 cr · used ₹103 cr · balance ₹0.00 cr · delay declared: Yes (Labour shortage, material & labour strike, natural calmity)
- Land & towers: 10.20 acres (41,278 sq m) · Block -1 178 homes, 14 floors; Block-2 565 homes, 14 floors; Block-3 394 homes, 14 floors; Block-4 286 homes, 10 floors; Block-5 456 homes, 10 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 79 on this registration (4 open) · 79 on the promoter entity across all its projects [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 79 on this project**
- 2026-06-03 · 00647/2026: Refund of amount with interest — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2026-06-01 · 00624/2026: Complaint under Section 31 of RERA Act — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2026-05-06 · 00478/2026: Refund of amount with interest — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2025-06-30 · 00882/2025: Violation of RERA order, full refund with interest and other compensations requested as per prayer — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-02-10 · 00278/2025: Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-02-04 · 00245/2025: Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-02-03 · 00239/2025: Stalled/Extreme delayed Project — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-29 · 00231/2025: Stalled/Extreme delayed project - Refund — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-27 · 00205/2025: Stalled Project/Extreme Delay - Refund of Amount — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-20 · 00146/2025: Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-20 · 00147/2025: Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-18 · 00136/2025: Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-18 · 00137/2025: Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-17 · 00133/2025: COMPLAINT UNDER SECTION 18 OF RERA ACT FOR NON-COMPLETION OF WORK AND RELEASE OF REFUND WITH INTEREST — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-12-17 · 01283/2024: Request to help to get the refund of no-pre EMI amount paid by me instead of builder as per agreement & delay compensation — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-12-17 · 01286/2024: Seeking possession of the Apartment along with interest for delay in handing over the unit — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2024-09-10 · 00849/2024: Project was delayed and incomplete, builder charging more money in last installment before registration. Builder reimburse PreEMI 17m and stopped . It supposed to pay me Pre-EMI till possession — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2024-08-01 · 00679/2024: Construction Delay and Request for a compensation In Pashmina Brookwoods project from RERA. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-05-23 · 00460/2024: Non-delivery of unit on time, excessive delay and refusal to return money — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-02-23 · 00224/2024: Complaint under section 18(3), 19(4) and sections 71 and 72 for delaying the possession of apartment in 'Pashmina Brookwoods' and asking to take possession without amenities.. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-01-31 · 00148/2024: Delayed Possession — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-01-20 · 00095/2024: Compensation for waiting period and incorrect data and asking to take possession without Occupancy Certificate from 2016 till now. (aug 2023) — DISPOSED AO (ADJUDICATING OFFICER)
- 2024-01-18 · 00075/2024: Delay Compensation — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2023-12-18 · 01846/2023: Complaint under sections 18(3) and 19(4) read with Sections 71 and 72 of the RERA Act for compensation for not paying Pre-EMI and not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AO (ADJUDICATING OFFICER)
- 2023-12-18 · 01847/2023: : Complaint under sections 18(3) and 19(4) read with Sections 71 and 72 of the RERA Act for compensation for not delivering possession of apartment in “Pashmina Brookwoods” and not paying Pre-EMI — DISPOSED AO (ADJUDICATING OFFICER)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/304/PR/171015/000556 (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 ₹5,650 per sq ft × 465 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹10,500 per month growing 5.0% a year with 5% vacancy; maintenance ₹3.5 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/pashmina-brookwoods-000556.json; printable due-diligence report at https://property-lens.ai/dd/pashmina-brookwoods-000556.

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