# Peninsula Prakruthi Phase - 2 — Peninsula Land, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/peninsula-prakruthi-phase-2-001135 (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: 44/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- 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: 5.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 7.6% (all-cash 8.1%). Gross rental yield: 2.6%.
- Status: ready to move in. Type: apartment, luxury segment. Developer: Peninsula Land (#66 in Bengaluru by RERA registrations).
- Address: Sarjapura Village & Hobli, Sarjapura Hobli. Homes: 61. Land: 3.7 acres. Launched: 2017.
- RERA registrations: PRM/KA/RERA/1251/308/PR/171118/001135.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,111 | 1,500 | ₹14,700 (assumed) | ₹2.21 Cr | ₹50,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.3 points), confidence 30%. ₹14,700 psf vs luxury comps ₹14,000 (5%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 5.8/10 (city average 6.0, −0.4 points), confidence 34%. Gross yield 2.7% (₹33 psf/month); locality rental demand 8/10.
- Resale liquidity: 8.4/10 (city average 7.6, +1.4 points), confidence 50%. Locality resale depth 8/10; ticket ₹2.21 Cr narrows the buyer pool; 61-home project.
- 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) 39 min, ITPL Whitefield 40 min, Electronic City Ph-1 41 min, Koramangala (Forum) 57 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, −3.7 points), confidence 60%. none operational (nearest Purple/Yellow lines 8–10 km); Phase 3A Sarjapur line ~2033; airport ~101 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: 5.6/10 (city average 3.7, +4.9 points), confidence 60%. Peninsula Land: 8+ projects, on-time 35% (derived); ready.
- Layout, size, age, amenities, maintenance: 8.4/10 (city average 7.3, +1.4 points), confidence 50%. 16 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed).
- 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: 8.8/10 (city average 7.4, +2.9 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 0 red flags (−0.0 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 ₹14,700 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 ₹2.28 Cr today would be worth about ₹3.49 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.87 Cr. Exit value in year 8: ₹4.47 Cr. Net sale after loan and costs: ₹3.06 Cr. Net rent after running costs: ₹30.1 L. Loan: ₹1.71 Cr (EMI ₹1.5 L per month). All-in cost: ₹2.58 Cr (other charges ₹7.7 L, GST ₹0.0 L, stamp duty and registration ₹15.1 L, interiors ₹12.0 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 8.5%, net-wealth CAGR 6.3%, cash in ₹1.79 Cr, net rent ₹24.8 L, net sale ₹3.05 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 7.6%, net-wealth CAGR 5.8%, cash in ₹1.87 Cr, net rent ₹30.1 L, net sale ₹3.06 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/171118/001135. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2017-06-27 → 2021-03-26 after 1 extension (original 2020-06-26)
- [POSITIVE] No RERA complaints on this project; 12 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered; the registration was extended 1× before completion
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- 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
None recorded.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 12 on the promoter entity across projects.

### Credit ratings
- Peninsula Infra Developments 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. Provide the occupancy certificate, khata and title chain for the unit.
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/1251/308/PR/171118/001135 · promoter Peninsula Infra Developments Pvt. Ltd., (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2017-06-27 · original completion 2020-06-26 · 1 extension: Covid Extension → 2021-03-26 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹24.62 cr · land ₹2.30 cr · construction ₹15.30 cr
- RERA bank account: Axis Bank, BTM Layout (70% construction account)
- Land & towers: 3.70 acres (14,973 sq m) · Villa No 01 1 homes, 1 floors; Villa No 02 1 homes, 1 floors; Villa No 03 1 homes, 1 floors; Villa No 04 1 homes, 1 floors; Villa No 05 1 homes, 1 floors; Villa No 06 1 homes, 1 floors; Villa No 07 1 homes, 1 floors; Villa No 08 1 homes, 1 floors; Villa No 09 1 homes, 1 floors; Villa No 10 1 homes, 1 floors; Villa No 11 1 homes, 1 floors; Villa No 12 1 homes, 1 floors; Villa No 13 1 homes, 1 floors; Villa No 14 1 homes, 1 floors; Villa No 15 1 homes, 1 floors; Villa No 16 1 homes, 1 floors; Villa No 17 1 homes, 1 floors; Villa No 18 1 homes, 1 floors; Villa No 19 1 homes, 1 floors; Villa No 20 1 homes, 1 floors; Villa No 21 1 homes, 1 floors; Villa No 22 1 homes, 1 floors; Villa No 23 1 homes, 1 floors; Villa No 24 1 homes, 1 floors; Villa No 25 1 homes, 1 floors; Villa No 26 1 homes, 1 floors; Villa No 27 1 homes, 1 floors; Villa No 28 1 homes, 1 floors; Villa No 29 1 homes, 1 floors; Villa No 30 1 homes, 1 floors; Villa No 31 1 homes, 1 floors; Villa No 32 1 homes, 1 floors; Villa No 33 1 homes, 1 floors; Villa No 34 1 homes, 1 floors; Villa No 35 1 homes, 1 floors; Villa No 36 1 homes, 1 floors; Villa No 37 1 homes, 1 floors; Villa No 38 1 homes, 1 floors; Villa No 39 1 homes, 1 floors; Villa No 40 1 homes, 1 floors; Villa No 41 1 homes, 1 floors; Villa No 42 1 homes, 1 floors; Villa No 43 1 homes, 1 floors; Villa No 44 1 homes, 1 floors; Villa No 45 1 homes, 1 floors; Villa No 46 1 homes, 1 floors; Villa No 47 1 homes, 1 floors; Villa No 48 1 homes, 1 floors; Villa No 49 1 homes, 1 floors; Villa No 50 1 homes, 1 floors; Villa No 51 1 homes, 1 floors; Villa No 52 1 homes, 1 floors; Villa No 53 1 homes, 1 floors; Villa No 54 1 homes, 1 floors; Villa No 55 1 homes, 1 floors; Villa No 56 1 homes, 1 floors; Villa No 57 1 homes, 1 floors; Villa No 58 1 homes, 1 floors; Villa No 59 1 homes, 1 floors; Villa No 60 1 homes, 1 floors; Villa No 61 1 homes, 1 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 0 on this registration (0 open) · 12 on the promoter entity across all its projects [green]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/171118/001135 (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 ₹14,700 per sq ft × 1,500 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹50,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹6 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/peninsula-prakruthi-phase-2-001135.json; printable due-diligence report at https://property-lens.ai/dd/peninsula-prakruthi-phase-2-001135.

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