# Pavani Mirabilia Phase I — Sai Sravanthi Infra, Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/pavani-mirabilia-phase-i-005235 (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: 33/100 (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 5.5%–12.4%); 8.4% per year over 10 years.
- Net-wealth CAGR: 4.0% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 5.8% (all-cash 7.5%). Gross rental yield: 4.3%.
- Status: under construction, RERA handover 2028-05-25. Type: apartment, mid segment. Developer: Sai Sravanthi Infra (#134 in Bengaluru by RERA registrations).
- Address: Sy No. 22,23 & 124 SEGEHALLI , BANGALORE. Homes: 1006. Land: 13.41 acres. Launched: 2022.
- RERA registrations: PRM/KA/RERA/1251/446/PR/120922/005235.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 415 | 560 | ₹5,800 (assumed) | ₹32.5 L | ₹12,000 (assumed) |
| 2 BHK | 705 | 950 | ₹5,800 (assumed) | ₹55.1 L | ₹17,500 (assumed) |
| 3 BHK | 939 | 1,270 | ₹5,800 (assumed) | ₹73.7 L | ₹22,000 (assumed) |
| 4 BHK | 1,722 | 2,325 | ₹5,800 (assumed) | ₹1.35 Cr | ₹34,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹5,800 psf vs mid comps ₹6,000 (-3%; 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: 7.6/10 (city average 6.0, +3.3 points), confidence 38%. Gross yield 4.4% (₹21 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.0/10 (city average 7.6, −1.0 points), confidence 60%. Locality resale depth 6/10; ticket ₹0.32 Cr narrows the buyer pool; UC resale needs builder NOC; 1006-home project gives deep resale comps; RERA sales pace ratio 0.64.
- Employment access: 4.3/10 (city average 5.2, −1.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 15 min, ORR Bellandur (Ecospace) 39 min, Manyata Tech Park 45 min, MG Road (CBD) 49 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.6/10 (city average 4.8, −2.0 points), confidence 60%. Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~59 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: 5.5/10 (city average 3.7, +4.6 points), confidence 60%. Sai Sravanthi Infra: 4+ projects, on-time 69% (derived); handover 2028-05-25 (RERA); within the RERA timeline, work on schedule (12 pts).
- Layout, size, age, amenities, maintenance: 6.1/10 (city average 7.3, −1.6 points), confidence 55%. 75 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹1,454 per sq ft (basic 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: 3.8/10 (city average 7.4, −7.3 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BDA/EM/EA-01/TA-4/E/07/2022-23 dated 2022-05-19; title: not verified. Due-diligence report lists 2 red flags (−2.2 pts).
- Expected price growth (5-yr CAGR model): 4.7/10 (city average 6.0, −7.8 points), confidence 56%. Model 5-yr price CAGR 8.9% (range 5.5–12.4%).

## 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.
- + 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).
- + 0.0%: Add 0.0% for this project itself: unfinished homes are worth more once they are complete.
- = 8.9%: Result: about 8.9% a year, so a home worth ₹33.6 L today would be worth about ₹51.5 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹29.6 L. Exit value in year 8: ₹64.8 L. Net sale after loan and costs: ₹42.2 L. Net rent after running costs: ₹5.6 L. Loan: ₹26.5 L (EMI ₹0.2 L per month). All-in cost: ₹44.2 L (other charges ₹1.1 L, GST ₹1.7 L, stamp duty and registration ₹2.2 L, interiors ₹6.7 L).

## Exit plans compared
- Sell at handover, no interiors (2 years): IRR -2.7%, net-wealth CAGR -1.9%, cash in ₹7.9 L, net rent ₹-0.2 L, net sale ₹13.5 L.
- Hold bare, rent unfurnished (8 years): IRR 9.7%, net-wealth CAGR 6.5%, cash in ₹23.7 L, net rent ₹4.7 L, net sale ₹41.1 L. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 5.8%, net-wealth CAGR 4.0%, cash in ₹29.6 L, net rent ₹5.6 L, net sale ₹42.2 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/120922/005235 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2028-05-25
- 84% built per the latest filing; 465/1108 homes booked
- [WATCH] 2 RERA complaints on this project (2 open); 2 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 6.5/10. 1 court case declared in filings (−1.5); 2 RERA complaints on the project (−1); 2 still open
- Money to finish: 7/10. finance cost is 3% of the registered budget; last quarter withdrew ₹11.70 cr against ₹1.17 cr collected (−1)
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (37/2023); check for stays and title impact.
2. Joint-development land: confirm which units fall in the owners’ share.

### Complaints and disputes
- 2 complaints on this project at K-RERA (2 open); 2 on the promoter entity across projects. Subjects raised: Delay in possession of Apt J-801 & J-802, 8th Floor, Tower J, Pavani Mirabilia Phase I — P; Complaint under Sec 31 of the Real Estate Act 2016, misrepresentation of litigation status.

### Credit ratings
- Sai Sravanthi Infra Projects 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 — 2028-05-25 — and what is the per-month delay compensation?
4. What do the declared cases (37/2023) concern and is any stay in force?
5. What is the land owners’ share of built area and is the unit in the developer’s share?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/446/PR/120922/005235 · promoter Sai Sravanthi Infra Projects Pvt Ltd (Company) · U45203TG2008PTC060151
- Dates: Start 2022-05-19 · original completion 2028-05-25 · no extensions [green]
- Progress: 84% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 465 of 1108 homes booked (643 available)
- Registered cost: Total ₹471 cr · construction ₹475 cr · NBFC principal+interest ₹15.00 cr (3%)
- Borrowing / mortgage declared: Borrowing: Yes · mortgage: No
- RERA bank account: IDFC FIRST BANK, Frazer Town (70% construction account)
- Money at registration: collected ₹321 cr · spent ₹343 cr · balance ₹22.31 cr
- Plan sanction: BDA/EM/EA-01/TA-4/E/07/2022-23 dated 2022-05-19 · BDA - Bangalore Development Authority
- Land & towers: 13.41 acres (54,278 sq m) · TOWER A 158 homes, 19 floors; TOWER B 158 homes, 19 floors; TOWER C 238 homes, 19 floors; TOWER D 238 homes, 19 floors; TOWER H 80 homes, 19 floors; TOWER J 236 homes, 19 floors
- Land owners / co-promoters: DSR INFRASTRUCTURE PVT LTD (37.0%, Sy 23); M VENKATA KRISHNA REDDY (37.0%, Sy 124); DSR INFRASTRUCTURE PVT LTD (37.0%, Sy 124); V KRISHNA REDDY (37.0%, Sy 124); No. of Basement (2%, Sy Total No. of Parking); 253.45685 (1%, Sy 2); 234.4755 (1%, Sy 3); 234.4755 (1%, Sy 4) +10 more [amber]
- Litigation declared: ORIGINAL APPLICATION 37/2023, NATIONAL GREEN TRIBUNAL (SZ) CHENNAI — no stay [amber]
- K-RERA complaints: 2 on this registration (2 open) · 2 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 2 on this project**
- 2026-08-10 · 00986/2026: Delay in possession of Apt J-801 & J-802, 8th Floor, Tower J, Pavani Mirabilia Phase I — Possession promised by 31-12-2025, grace period expired 30-06-2026, possession not offered till date — UNDER ENQUIRY AUTHORITY FULLBENCH [amber]
- 2026-04-16 · 00404/2026: Complaint under Sec 31 of the Real Estate Act 2016, misrepresentation of litigation status (Section 12), failure to update project disclosures (Section 11), & contract delivery timeline breach(Sec 18) — UNDER ENQUIRY AUTHORITY FULLBENCH [amber]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/120922/005235 (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 ₹5,800 per sq ft × 560 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹12,000 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/pavani-mirabilia-phase-i-005235.json; printable due-diligence report at https://property-lens.ai/dd/pavani-mirabilia-phase-i-005235.

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