# Pearl at Brigade Atmosphere — Brigade Group, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/pearl-at-brigade-atmosphere-004671 (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 57%.
- Projected price growth: 9.5% per year over 5 years (likely range 6.0%–13.0%); 9.0% per year over 10 years.
- Net-wealth CAGR: 5.2% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 6.8% (all-cash 7.7%). Gross rental yield: 2.3%.
- Status: ready to move in. Type: apartment, premium segment. Developer: Brigade Group (#3 in Bengaluru by RERA registrations).
- Address: Sy.Nos. 6/1, 6/2, 6/3, 6/4, 7/1, 7/2, 7/3 and 7/4 of Kurubarakunte Village, Kasaba Hobli, , Devanahalli Taluk. Homes: 132. Land: 9.43 acres. Launched: 2021.
- RERA registrations: PRM/KA/RERA/1250/303/PR/220207/004671.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,819 | 2,585 | ₹8,500 (assumed) | ₹2.20 Cr | ₹44,000 (assumed) |
| 4 BHK | 2,648 | 3,760 | ₹8,500 (assumed) | ₹3.20 Cr | ₹63,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹8,500 psf vs premium comps ₹8,500 (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: 4.5/10 (city average 6.0, −3.0 points), confidence 38%. Gross yield 2.4% (₹17 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.7/10 (city average 7.6, +0.2 points), confidence 60%. Locality resale depth 6/10; ticket ₹2.20 Cr narrows the buyer pool; 132-home project; RERA sales pace ratio 1.
- Employment access: 1.5/10 (city average 5.2, −7.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 76 min, Hebbal (Kirloskar) 82 min, ITPL Whitefield 85 min, MG Road (CBD) 96 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.3/10 (city average 4.8, −0.8 points), confidence 60%. none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~26 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.0/10 (city average 7.0, −2.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 8.4/10 (city average 3.7, +11.7 points), confidence 70%. Brigade Group: 250+ projects, on-time 80% (observed); ready.
- Layout, size, age, amenities, maintenance: 8.4/10 (city average 7.3, +1.4 points), confidence 55%. 14 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹2,260 per sq ft (standard spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, −0.1 points), confidence 50%. Plotted-development heavy; social infrastructure still thin
- Legal, title & approvals: 5.5/10 (city average 7.4, −3.8 points), confidence 55%. RERA registered; litigation: 4 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 5.5/10 (city average 6.0, −3.0 points), confidence 56%. Model 5-yr price CAGR 9.5% (range 6.0–13.0%).

## Why prices should grow about 9.5% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.2%: Add 1.2%: prices here rose 14.0% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.4%: Subtract 0.4%: at ₹8,500 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.4%: Add 2.4%: 15 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).
- + 0.3%: Add 0.3% for new roads, metro and water lines, weighted by how likely they are to actually finish: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Satellite Town Ring Road (construction, 2028); Bagalur ITIR / Aerospace expansion (planned, 2030).
- + 0.0%: No extra project-level adjustment.
- = 9.5%: Result: about 9.5% a year, so a home worth ₹2.27 Cr today would be worth about ₹3.58 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.01 Cr. Exit value in year 8: ₹4.56 Cr. Net sale after loan and costs: ₹3.16 Cr. Net rent after running costs: ₹22.2 L. Loan: ₹1.71 Cr (EMI ₹1.5 L per month). All-in cost: ₹2.65 Cr (other charges ₹7.7 L, GST ₹0.0 L, stamp duty and registration ₹15.0 L, interiors ₹20.7 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 8.5%, net-wealth CAGR 6.2%, cash in ₹1.85 Cr, net rent ₹17.5 L, net sale ₹3.14 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 6.8%, net-wealth CAGR 5.2%, cash in ₹2.01 Cr, net rent ₹22.2 L, net sale ₹3.16 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/220207/004671 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2021-09-30 → 2025-12-31
- [WATCH] No RERA complaints on this project; 43 on the promoter overall
- [WATCH] 4 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 4.5/10. 4 court cases declared in filings (−4.5)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹13.35 cr, withdrew ₹0.00 cr; 100% of homes booked (+1)
- Developer strength: 9/10. ICRA AA/Stable (Brigade Enterprises Ltd)

### Red flags to resolve in writing
1. 4 court cases declared in RERA filings (1566/2006, 577/2008); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (null open); 43 on the promoter entity across projects.

### Credit ratings
- Brigade Enterprises Ltd: ICRA AA / Stable (2025-07)

### 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 (1566/2006, 577/2008, 659/2018, 542/2022) 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/1250/303/PR/220207/004671 · promoter Brigade Enterprises Ltd (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2021-09-30 · original completion 2025-12-31 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹140 cr · land ₹30.42 cr · construction ₹110 cr
- RERA bank account: KOTAK MAHINDRA BANK, M.G Road (70% construction account)
- Land & towers: 9.43 acres (38,152 sq m) · Block - B 2 homes, 2 floors; Block-B1 2 homes, 2 floors; Cluster - I 8 homes, 3 floors; Cluster - J 8 homes, 3 floors; Cluster - K 8 homes, 3 floors; Cluster - L 8 homes, 3 floors; Cluster - M 8 homes, 3 floors; Cluster - N 8 homes, 3 floors; Cluster - O 8 homes, 3 floors; Cluster - P 8 homes, 3 floors; Cluster - Q 8 homes, 3 floors; Cluster - R 8 homes, 3 floors; Cluster - S 8 homes, 3 floors; Cluster - T 8 homes, 3 floors; Cluster - U 8 homes, 3 floors; Cluster - V 8 homes, 3 floors; Cluster - W 8 homes, 3 floors; Cluster - X 8 homes, 3 floors
- Litigation declared: OS 1566/2006, Sr. Civil Judge & JMFC, Devanahalli — no stay; OS 577/2008, Sr. Civil Judge & JMFC, Devanahalli — no stay; OS 659/2018, Sr. Civil Judge & JMFC, Devanahalli — no stay; OS 542/2022, Sr. Civil Judge & JMFC, Devanahalli — no stay [amber]
- K-RERA complaints: 0 on this registration · 43 on the promoter entity across all its projects [green]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/220207/004671 (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 ₹8,500 per sq ft × 2,585 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹44,000 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/pearl-at-brigade-atmosphere-004671.json; printable due-diligence report at https://property-lens.ai/dd/pearl-at-brigade-atmosphere-004671.

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