# Peninsula Solitaire — Peninsula Land, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/peninsula-solitaire-001173 (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 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: Thindlu Village, Sarjapur Hobli. Homes: 166. Land: 10.07 acres. Launched: 2014.
- RERA registrations: PRM/KA/RERA/1251/308/PR/171031/001173.

## 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: 8.7/10 (city average 7.6, +2.0 points), confidence 50%. Locality resale depth 8/10; ticket ₹2.21 Cr narrows the buyer pool; 166-home project.
- Employment access: 4.2/10 (city average 5.2, −2.1 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 44 min, ORR Bellandur (Ecospace) 44 min, Electronic City Ph-1 45 min, Koramangala (Forum) 62 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 ~104 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: 7.9/10 (city average 7.4, +1.1 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 0 red flags (−0.9 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/171031/001173. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2014-04-29 → 2019-12-31 after 1 extension (original 2018-12-31)
- [WATCH] 3 RERA complaints on this project (1 open); 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: 7.5/10. 3 RERA complaints on the project (−1.5); 1 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
None recorded.

### Complaints and disputes
- 3 complaints on this project at K-RERA (1 open); 12 on the promoter entity across projects. Subjects raised: Villa Registration; Application for enforcement of AO Order dated 03rd January 2020 in Complaint No. CMP/19081; Refund of Interest on Principal.

### 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/171031/001173 · promoter Peninsula Infra Developments Pvt. Ltd., (Company) · EX/PRM/KA/RERA/1251/308/PR/200103/001173
- Dates: Start 2014-04-29 · original completion 2018-12-31 · 1 extension: Section 6 Extension → 2019-12-31 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹65.09 cr · land ₹7.88 cr · construction ₹51.63 cr
- RERA bank account: HDFC, BTM LAYOUT (70% construction account)
- Land & towers: 10.07 acres (40,771 sq m) · VILLA 1 1 homes, 1 floors; VILLA 2 1 homes, 1 floors; VILLA 3 1 homes, 1 floors; VILLA 4 1 homes, 1 floors; VILLA 5 1 homes, 1 floors; VILLA 6 1 homes, 1 floors; VILLA 7 1 homes, 1 floors; VILLA 8 1 homes, 1 floors; VILLA 9 1 homes, 1 floors; VILLA 10 1 homes, 1 floors; VILLA 11 1 homes, 1 floors; VILLA 12 1 homes, 1 floors; VILLA 13 1 homes, 1 floors; VILLA 14 1 homes, 1 floors; VILLA 15 1 homes, 1 floors; VILLA 16 1 homes, 1 floors; VILLA 17 1 homes, 1 floors; VILLA 18 1 homes, 1 floors; VILLA 19 1 homes, 1 floors; VILLA 20 1 homes, 1 floors; VILLA 21 1 homes, 1 floors; VILLA 22 1 homes, 1 floors; VILLA 23 1 homes, 1 floors; VILLA 24 1 homes, 1 floors; VILLA 25 1 homes, 1 floors; VILLA 26 1 homes, 1 floors; VILLA 27 1 homes, 1 floors; VILLA 28 1 homes, 1 floors; VILLA 29 1 homes, 1 floors; VILLA 30 1 homes, 1 floors; VILLA 31 1 homes, 1 floors; VILLA 32 1 homes, 1 floors; VILLA 33 1 homes, 1 floors; VILLA 34 1 homes, 1 floors; VILLA 35 1 homes, 1 floors; VILLA 36 1 homes, 1 floors; VILLA 37 1 homes, 1 floors; VILLA 38 1 homes, 1 floors; VILLA 39 1 homes, 1 floors; VILLA 40 1 homes, 1 floors; VILLA 41 1 homes, 1 floors; VILLA 42 1 homes, 1 floors; VILLA 43 1 homes, 1 floors; VILLA 44 1 homes, 1 floors; VILLA 45 1 homes, 1 floors; VILLA 46 1 homes, 1 floors; VILLA 47 1 homes, 1 floors; VILLA 48 1 homes, 1 floors; VILLA 49 1 homes, 1 floors; VILLA 50 1 homes, 1 floors; VILLA 51 1 homes, 1 floors; VILLA 52 1 homes, 1 floors; VILLA 53 1 homes, 1 floors; VILLA 54 1 homes, 1 floors; VILLA 55 1 homes, 1 floors; VILLA 56 1 homes, 1 floors; VILLA 57 1 homes, 1 floors; VILLA 58 1 homes, 1 floors; VILLA 59 1 homes, 1 floors; VILLA 60 1 homes, 1 floors; VILLA 61 1 homes, 1 floors; VILLA 62 1 homes, 1 floors; VILLA 63 1 homes, 1 floors; VILLA 64 1 homes, 1 floors; VILLA 65 1 homes, 1 floors; VILLA 66 1 homes, 1 floors; VILLA 67 1 homes, 1 floors; VILLA 68 1 homes, 1 floors; VILLA 69 1 homes, 1 floors; VILLA 70 1 homes, 1 floors; VILLA 71 1 homes, 1 floors; VILLA 72 1 homes, 1 floors; VILLA 73 1 homes, 1 floors; VILLA 74 1 homes, 1 floors; VILLA 75 1 homes, 1 floors; VILLA 76 1 homes, 1 floors; VILLA 77 1 homes, 1 floors; VILLA 78 1 homes, 1 floors; VILLA 79 1 homes, 1 floors; VILLA 80 1 homes, 1 floors; VILLA 81 1 homes, 1 floors; VILLA 82 1 homes, 1 floors; VILLA 83 1 homes, 1 floors; VILLA 84 1 homes, 1 floors; VILLA 85 1 homes, 1 floors; VILLA 86 1 homes, 1 floors; VILLA 87 1 homes, 1 floors; VILLA 88 1 homes, 1 floors; VILLA 89 1 homes, 1 floors; VILLA 90 1 homes, 1 floors; VILLA 91 1 homes, 1 floors; VILLA 92 1 homes, 1 floors; VILLA 93 1 homes, 1 floors; VILLA 94 1 homes, 1 floors; VILLA 95 1 homes, 1 floors; VILLA 96 1 homes, 1 floors; VILLA 97 1 homes, 1 floors; VILLA 98 1 homes, 1 floors; VILLA 99 1 homes, 1 floors; VILLA 100 1 homes, 1 floors; VILLA 101 1 homes, 1 floors; VILLA 102 1 homes, 1 floors; VILLA 103 1 homes, 1 floors; VILLA 104 1 homes, 1 floors; VILLA 105 1 homes, 1 floors; VILLA 106 1 homes, 1 floors; VILLA 107 1 homes, 1 floors; VILLA 108 1 homes, 1 floors; VILLA 109 1 homes, 1 floors; VILLA 110 1 homes, 1 floors; VILLA 111 1 homes, 1 floors; VILLA 112 1 homes, 1 floors; VILLA 113 1 homes, 1 floors; VILLA 114 1 homes, 1 floors; VILLA 115 1 homes, 1 floors; VILLA 116 1 homes, 1 floors; VILLA 117 1 homes, 1 floors; VILLA 118 1 homes, 1 floors; VILLA 119 1 homes, 1 floors; VILLA 120 1 homes, 1 floors; VILLA 121 1 homes, 1 floors; VILLA 122 1 homes, 1 floors; VILLA 123 1 homes, 1 floors; VILLA 124 1 homes, 1 floors; VILLA 125 1 homes, 1 floors; VILLA 126 1 homes, 1 floors; VILLA 127 1 homes, 1 floors; VILLA 128 1 homes, 1 floors; VILLA 129 1 homes, 1 floors; VILLA 130 1 homes, 1 floors; VILLA 131 1 homes, 1 floors; VILLA 132 1 homes, 1 floors; VILLA 133 1 homes, 1 floors; VILLA 134 1 homes, 1 floors; VILLA 135 1 homes, 1 floors; VILLA 136 1 homes, 1 floors; VILLA 137 1 homes, 1 floors; VILLA 138 1 homes, 1 floors; VILLA 139 1 homes, 1 floors; VILLA 140 1 homes, 1 floors; VILLA 141 1 homes, 1 floors; VILLA 142 1 homes, 1 floors; VILLA 143 1 homes, 1 floors; VILLA 144 1 homes, 1 floors; VILLA 145 1 homes, 1 floors; VILLA 146 1 homes, 1 floors; VILLA 147 1 homes, 1 floors; VILLA 148 1 homes, 1 floors; VILLA 149 1 homes, 1 floors; VILLA 150 1 homes, 1 floors; VILLA 151 1 homes, 1 floors; VILLA 152 1 homes, 1 floors; VILLA 153 1 homes, 1 floors; VILLA 154 1 homes, 1 floors; VILLA 155 1 homes, 1 floors; VILLA 156 1 homes, 1 floors; VILLA 157 1 homes, 1 floors; VILLA 158 1 homes, 1 floors; VILLA 159 1 homes, 1 floors; VILLA 160 1 homes, 1 floors; VILLA 161 1 homes, 1 floors; VILLA 162 1 homes, 1 floors; VILLA 163 1 homes, 1 floors; VILLA 164 1 homes, 1 floors; VILLA 165 1 homes, 1 floors; VILLA 166 1 homes, 1 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 3 on this registration (1 open) · 12 on the promoter entity across all its projects [amber]

**Complaint log (K-RERA) · 3 on this project**
- 2021-06-30 · CMP/210630/0008071: Villa Registration — POSTED FOR ORDERS AUTHORITY BENCH4 [amber]
- 2020-08-27 · CMP/200827/0006450: Application for enforcement of AO Order dated 03rd January 2020 in Complaint No. CMP/190813/0003869 — DISPOSED AO (ADJUDICATING OFFICER)
- 2019-08-13 · CMP/190813/0003869: Refund of Interest on Principal — DISPOSED AO (ADJUDICATING OFFICER)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/171031/001173 (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-solitaire-001173.json; printable due-diligence report at https://property-lens.ai/dd/peninsula-solitaire-001173.

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