Pashmina Waterfront -Phase-I
Score, growth and returns below are for the highlighted home and plan. Prices, rent and possession never mix across phases.
Price edits apply to ·
All-in cost sheet this home, default assumptions
| Item | Basis | Amount |
|---|---|---|
| Base price | ₹8,200 per sq ft × 1,780 sq ft super built-up | 1.46 Cr |
| Other charges | 3.5% of base: floor-rise, preferred-location, car park, club, maintenance deposit, legal, corpus (edit in Assumptions) | 5.1 L |
| GST | 0.0% on an under-construction home — none is due on a ready home with an occupancy certificate, set GST to 0 if buying after OC | 0.0 L |
| Stamp duty and registration | 6.6% in Karnataka: 5% stamp duty + 1% registration + cess and surcharge on the agreement value | 10.0 L |
| Interiors | ₹800 per sq ft, needed before the home can be let | 14.2 L |
| All-in cost | what leaves your pocket and the bank's, before rent or resale | ₹1.77 Cr |
| Your own money | 75.0% loan at 8.5% for 20 years covers the rest; EMI 1.0 L a month | ₹1.26 Cr |
Carpet area 1,320 sq ft against 1,780 sq ft super built-up: you pay for 26% that is common area and walls. Price per sq ft of carpet ≈ ₹11,058. Every percentage above is editable in Assumptions; the defaults are Karnataka rates as of 2026.
In plain words
Each home is marked on 11 things a careful buyer checks, then compared with every project we analyse in Bengaluru: 50 is the average project, 62 beats about five in six. Here is what lifts this one and what drags it:
- +Employment access · 7/10 pts
Drive times right now: ITPL Whitefield 17 min, Manyata Tech Park 30 min, ORR Bellandur (Ecospace) 34 min; Electronic City Ph-1 57 min. About 6 million sq ft of new offices are planned nearby in 3 years. - +Resale liquidity · 3/4 pts
Plenty of buyers can afford a ₹1.46 Cr home, and homes in KR Puram / Mahadevapura / Hoskote Road resell at a normal pace. - +Metro, bus, rail & airport · 4/9 pts
The nearest working metro is ~1.5 km away; KR Puram (Blue Line interchange) is planned for ~2027. Airport is about 55 minutes by road right now. - −Expected price growth (5-yr CAGR model) · -12/26 pts
We expect prices here to rise about 8.4% a year for the next 5 years (explained below). - −Legal, title & approvals · -2/5 pts
Registered with Karnataka RERA; no court cases reported; land title not yet verified by us, so get a lawyer to check. The due-diligence report below flags 1 item in red. - −Layout, size, age, amenities, maintenance · -1/3 pts
Dense layout (87 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹3.5 per sq ft a month.
All 11 checks
- •Price vs comparables · -0/3 pts
Priced about the same as similar mid homes nearby (₹8,200 vs ~₹8,200 per sq ft). - •Rental demand & yield · 1/8 pts
Rent pays back 3.0% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is very strong. - +Resale liquidity · 3/4 pts
Plenty of buyers can afford a ₹1.46 Cr home, and homes in KR Puram / Mahadevapura / Hoskote Road resell at a normal pace. - +Employment access · 7/10 pts
Drive times right now: ITPL Whitefield 17 min, Manyata Tech Park 30 min, ORR Bellandur (Ecospace) 34 min; Electronic City Ph-1 57 min. About 6 million sq ft of new offices are planned nearby in 3 years. - •Metro, bus, rail & airport · 4/9 pts
The nearest working metro is ~1.5 km away; KR Puram (Blue Line interchange) is planned for ~2027. Airport is about 55 minutes by road right now. - +Schools, hospitals, daily needs · 1/3 pts
Schools, hospitals and daily shopping are good in this area. - •Builder delivery & handover risk · 4/16 pts
Pashmina has finished 2+ projects and delivered on time about 60% of the time. This home is ready, so there is no waiting risk. - •Layout, size, age, amenities, maintenance · -1/3 pts
Dense layout (87 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹3.5 per sq ft a month. - •Water, flooding, noise, infrastructure · -0/9 pts
Some flood risk in heavy rain; water supply is partly piped, partly tankers; noticeable traffic or aircraft noise. - •Legal, title & approvals · -2/5 pts
Registered with Karnataka RERA; no court cases reported; land title not yet verified by us, so get a lawyer to check. The due-diligence report below flags 1 item in red. - −Expected price growth (5-yr CAGR model) · -12/26 pts
We expect prices here to rise about 8.4% a year for the next 5 years (explained below).
We build the forecast step by step, starting from what Bengaluru homes normally do and adjusting for this area and this project:
- + 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 12.4% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%Prices are still affordable enough that this does not slow growth.
- + 1.3%Add 1.3%: 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: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Purple Line Whitefield extension (2023) (operational, 2023); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.0%No extra project-level adjustment.
- = 8.4%Result: about 8.4% a year, so a home worth ₹1.51 Cr today would be worth about ₹2.26 Cr in 5 years. We are 56% confident in the evidence behind this.
Which exit suits you?
Interiors change both the rent you get and what you recover at sale. Same price, same loan; only the strategy changes:
| Strategy | Hold | IRR / yr | Wealth CAGR / yr | Cash you put in | Net rent | Net sale | Apply |
|---|---|---|---|---|---|---|---|
| No interiors, rent unfurnished best IRR Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value. | 8 yrs | 7.3% | 5.4% | ₹1.16 Cr | ₹20.1 L | ₹1.85 Cr | |
| Do interiors, rent & sell fitted selected Spend ₹800/sq ft on interiors, earn full rent, recover ~40% of interiors cost at sale (fading over 10 yrs). | 8 yrs | 5.6% | 4.4% | ₹1.26 Cr | ₹24.1 L | ₹1.86 Cr |
IRR and CAGR are per year over the hold shown. A short hold can show a high IRR on a small absolute gain; compare the net-sale column too. Selling before registration usually needs the builder’s transfer NOC and a fee.
Highlights
- Pashmina · KR Puram / Mahadevapura / Hoskote Road · 672 homes on 7.7 acres
- Marked completed on RERA (completion date 2018-12-31)
- No litigation declared · 46 complaints on this registration
Assumptions editable
Purchase
FinancingLoan 75% · cash 25% · EMI ₹98,326/mo
Rent & running costs
Interiors & exit
Returns over 8 years · with interiors
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -1.77 Cr | 1.13 Cr | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -64.1 L |
| Yr 1 | 0.0 L | 0.0 L | 2.9 L | -1.5 L | -11.8 L | 0.0 L | -10.4 L |
| Yr 2 | 0.0 L | 0.0 L | 4.5 L | -1.8 L | -11.8 L | 0.0 L | -9.1 L |
| Yr 3 | 0.0 L | 0.0 L | 4.8 L | -1.9 L | -11.8 L | 0.0 L | -8.9 L |
| Yr 4 | 0.0 L | 0.0 L | 5.0 L | -2.0 L | -11.8 L | 0.0 L | -8.7 L |
| Yr 5 | 0.0 L | 0.0 L | 5.3 L | -2.0 L | -11.8 L | 0.0 L | -8.6 L |
| Yr 6 | 0.0 L | 0.0 L | 5.5 L | -2.1 L | -11.8 L | 0.0 L | -8.4 L |
| Yr 7 | 0.0 L | 0.0 L | 5.8 L | -2.2 L | -11.8 L | 0.0 L | -8.2 L |
| Yr 8 | 0.0 L | 0.0 L | 6.1 L | -2.3 L | -11.8 L | 1.86 Cr | 1.78 Cr |
Pre-tax unless capital-gains tax is set. Rent enters the cash flows once. Net-wealth CAGR = (cash returned incl. sale ÷ cash put in)^(1/years) − 1. IRR uses the dated cash flows.
Score factors
Bars show points added or taken away versus the average analysed Bengaluru project (score 50).
Price growth model, year by year
Nominal growth per year. Parts add up; momentum fades, infrastructure is weighted by delivery probability and dated.
| Component | Yr 1 | Yr 2 | Yr 3 | Yr 4 | Yr 5 | Yr 6 | Confidence |
|---|---|---|---|---|---|---|---|
| Bengaluru long-run nominal trend | 6.0 | 6.0 | 6.0 | 6.0 | 6.0 | 6.0 | 80% |
| Locality momentum (mean-reverting) | 2.2 | 1.2 | 0.7 | 0.4 | 0.2 | 0.1 | 45% |
| Affordability ceiling | -0.1 | -0.1 | -0.1 | -0.1 | -0.0 | -0.0 | 60% |
| Employment access & office pipeline | 1.3 | 1.3 | 1.3 | 1.3 | 1.3 | 1.3 | 55% |
| Supply–demand balance | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Infrastructure delivery (probability-weighted) | 0.4 | 0.5 | 0.1 | 0.1 | 0.0 | 0.0 | 55% |
| Project-specific adjustments | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Total growth | 9.8% | 8.9% | 8.0% | 7.7% | 7.4% | 7.4% | 56% |
Bengaluru long-run nominal trend: City-wide 2013-25 nominal residential trend ≈ inflation + real income growth.
Locality momentum (mean-reverting): Trailing 3.0-yr locality CAGR 12.4% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹8,200 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 6 msf office pipeline (3 yr) on 35 msf stock; 30-min jobs index 0.80.
Supply–demand balance: 16 months of unsold inventory; new-launch/absorption ratio 1.1.
Infrastructure delivery (probability-weighted): Blue Line KR Puram–Hebbal–Airport (construction, 2027, p=0.65); Purple Line Whitefield extension (2023) (operational, 2023, p=1); Bengaluru suburban rail (K-RIDE) (construction, 2029, p=0.5)
Project-specific adjustments: Building age 8 yrs.
Locality evidence: ₹7,600 (Jun 2023) → ₹10,800 (Jun 2026) = 12.4% p.a. Sources: Platform estimate (interim, not observed).
What the public record says
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/171014/000345. Prices and rents are locality estimates, not verified listings. Compiled Sep 2026 from the Karnataka RERA file, company registers, rating agencies, tribunal records and press. Facts only; anything that deserves a written answer before signing is flagged.
Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.
No public credit rating located for the promoter.
Lily Realty Pvt Ltd: no public rating located
- Violations of Section 11(4)(d),Sec14(3),Sec (17)
- Delivery date has been expired we need possession and interest on delay period till date .
- Refund with compensation
- Refund of Advance/Booking Amount Paid
Delivered. RERA registration ran 2012-10-19 → 2018-12-31
46 RERA complaints on this project (8 open); 46 on the promoter overall
No litigation declared in RERA filings
RERA file · Registration
Complaint log (K-RERA) · 46 on this project
- Apr 2026Violations of Section 11(4)(d),Sec14(3),Sec (17)open
- Apr 2025Delivery date has been expired we need possession and interest on delay period till date .open
- Aug 2023Refund with compensationdisposed
- Jun 2023Refund of Advance/Booking Amount Paiddisposed
- Jan 2023FAILED TO DELIVER THE FLAT BEARING NO.T0434D ON TIME WITH ALL AMENITIES.disposed
- Jan 2023Absolute negligence and deficiency of service on the part of the RESPONDENT in completing the construction anddisposed
- Dec 2022Failure to deliver apartment by agreement date.disposed
- Nov 2022REFUND OF THE BOOKING AMOUNT OF RS.10,60,000/-disposed
- Oct 2022Refund with interestdisposed
- Aug 2022Delay in handing over the possession, pending work, Allotment of car parking space not in accordance with the disposed
- May 2022Inordinate delay in completion of the Flat T0435Adisposed
- May 2022Delay compensation and Refund of Pre EMI amount paid by the Petitionerdisposed
Red flags to resolve in writing
46 K-RERA complaints on this registration.
Questions to put to the developer before you sign
- Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
- Confirm the price list, floor-rise and other charges for the exact unit.
- Provide the occupancy certificate, khata and title chain for the unit.
- Confirm there is no litigation on the land or approvals beyond the RERA declaration.
- Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 34 items
RERA file · Registration
Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/171014/000345, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 46 on this project
Showing the latest 25 of 46.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/171014/000345 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records PRM/KA/RERA/1251/446/PR/171014/000345 (registration file, quarterly updates, complaint register), fetched Sep 2026.
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.
Evidence
Location, jobs & transit3 hubs · metro 1.5 km
| Destination | Drive now | Road km |
|---|---|---|
| ITPL Whitefield | 17 min | 4.8 |
| Manyata Tech Park | 30 min | 10.1 |
| ORR Bellandur (Ecospace) | 34 min | 11.4 |
| MG Road (CBD) | 37 min | 12.6 |
| Hebbal (Kirloskar) | 37 min | 12.5 |
| Koramangala (Forum) | 42 min | 14.7 |
| Kempegowda Airport (KIA) | 55 min | 19.6 |
| Electronic City Ph-1 | 57 min | 20.6 |
Google Maps driving time with live traffic, measured Sep 2026. Refreshed monthly.
Location used: Google Maps match “”. Bus coverage and planned-station distances are still interim estimates.
Price historylocality 12.4%/yr
No dated project-level price series yet; only the latest observation is on file.
| Date | ₹ psf | Source | Confidence | Kind |
|---|---|---|---|---|
| Jun 2021 | 5,600 | Platform estimate (interim, not observed) | 40% | derived |
| Jun 2023 | 7,600 | Platform estimate (interim, not observed) | 45% | derived |
| Jun 2025 | 9,500 | Platform estimate (interim, not observed) | 50% | derived |
| Jun 2026 | 10,800 | Platform estimate (interim, not observed) | 50% | derived |
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹10,421 vs actual ₹10,800 (-3.5%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 8.7% p.a. vs actual 12.4% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.
Environment, legal & productflood ok · water risk · RERA yes
Old Madras Road traffic and rail noise; borewell dependence east of KR Puram
Sources & data gapswhat we know, from where, and what is missing
Automated analysis: unit mix and carpet areas come from the RERA inventory table; prices and rents are locality-model estimates until listings are verified.
| Field | Value | Source class | Date | Conf. | Kind | Conflicting values |
|---|---|---|---|---|---|---|
| Address | Katha No.149, Bhattarahalli village, Bidarahalli Hobli, Old Madras Road, | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 7.75 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 672 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Launch year | 2012 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Possession · Registration 000345 | 2018-12-31 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · 3 BHK · ~1,780 sq ft (1320 carpet) | 8200 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Ticket · 3 BHK · ~1,780 sq ft (1320 carpet) | 14596000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | derived | |
| Rent · 3 BHK · ~1,780 sq ft (1320 carpet) | 38000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Carpet area | 1320 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed | |
| Builder on-time rate | 0.6 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Litigation | none reported | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Approvals | RERA registered | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed |
Commercial listing portals are shown as “Listing portal (aggregated)”; full provenance is retained internally. Official developer and Karnataka RERA sources are named.
Other projects worth comparing
Same model, same date. Scores are out of 100, where 50 is the average analysed Bengaluru project.
More in KR Puram / Mahadevapura / Hoskote Road All KR Puram / Mahadevapura / Hoskote Road →
More from Pashmina Delivery record →
Around ₹1.46 Cr elsewhere in Bengaluru All projects →
Questions people ask about Pashmina Waterfront -Phase-I
Is Pashmina Waterfront -Phase-I a good investment?
On PropertyLens's evidence-based model Pashmina Waterfront -Phase-I scores 54/100, below the average analysed Bengaluru project (50 = average, 12 points = one standard deviation). The model projects price growth of about 8.4% a year over five years and a net-wealth CAGR of 4.4% after every cost on an 8-year hold with a 75.0% loan. That is research on public filings, not advice; the factor breakdown on this page shows what drives the score.
What is the price per sq ft at Pashmina Waterfront -Phase-I?
About ₹8,200 per sq ft of super built-up area, a model estimate from KR Puram / Mahadevapura / Hoskote Road comparables that you can edit. The 3 BHK home costs about ₹1.46 Cr before other charges, GST and stamp duty, and ₹1.77 Cr all-in.
When is Pashmina Waterfront -Phase-I ready for possession?
The project is marked ready to move in; confirm the occupancy certificate before paying.
Is Pashmina Waterfront -Phase-I RERA registered?
Yes. Karnataka RERA registration: PRM/KA/RERA/1251/446/PR/171014/000345. 46 complaints on this registration and 46 on the promoter across projects at K-RERA as of 2026-09-15.
How reliable is Pashmina on delivery?
60% of Pashmina's crawled Bengaluru registrations needed no extension (too few registrations crawled to derive). 2 registrations analysed. The developer scorecard compares this with every other Bengaluru developer.
What rent can Pashmina Waterfront -Phase-I earn?
About ₹38,000 a month for this home (a model estimate from KR Puram / Mahadevapura / Hoskote Road rents), a gross yield of 3.0% on the all-in cost. Rent covers 39% of the EMI at the default loan.
Answers are generated from the filings and the model for this home and change when you edit the assumptions above. See the Pashmina scorecard and the KR Puram / Mahadevapura / Hoskote Road area page.