# Prestige King's County — Prestige, Electronic City / Hosur Road / Bommasandra, Bengaluru

Source: https://property-lens.ai/p/prestige-king-s-county-006936 (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: 49/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 9.7% per year over 5 years (likely range 6.3%–13.2%); 9.1% per year over 10 years.
- Net-wealth CAGR: 5.0% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 7.2% (all-cash 7.9%). Gross rental yield: 0.0%.
- Status: under construction, RERA handover 2026-10-31. Type: plot, premium segment. Developer: Prestige (#2 in Bengaluru by RERA registrations).
- Address: Layout Plan of Sy. Nos. 250/4, 251/4,249/3, 251/8, 249/4, 251/9, 543, 249/2, 525, 526, 528, and other Sy Nos, of Jigani Village as per the Layout Plan , Sy Nos. 60/1, 60/2, 61/2, 62/1, 232P, 233P, 234P, 59/2 P, 59/3, 60/2 P, 61/1 ,61/3,63/3, 62/2 P OF RAJAPURA VILLAGE. Homes: not filed. Land: not filed. Launched: 2024.
- RERA registrations: PRM/KA/RERA/1251/308/PR/290624/006936.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 1,198 | 1,200 | ₹4,150 (assumed) | ₹49.8 L | — |
| Plot | 1,499 | 1,500 | ₹4,150 (assumed) | ₹62.3 L | — |
| Plot | 1,968 | 1,970 | ₹4,150 (assumed) | ₹81.8 L | — |
| Plot | 2,001 | 2,000 | ₹4,150 (assumed) | ₹83.0 L | — |
| Plot | 2,074 | 2,075 | ₹4,150 (assumed) | ₹86.1 L | — |
| Plot | 2,398 | 2,400 | ₹4,150 (assumed) | ₹99.6 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.2/10 (city average 6.2, +0.8 points), confidence 35%. ₹4,150 psf vs premium comps ₹7,800 (-47%; 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: 3.6/10 (city average 6.0, −4.7 points), confidence 38%. Gross yield 0.0% (₹0 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.2/10 (city average 7.6, −0.8 points), confidence 50%. Locality resale depth 7/10; ticket ₹0.50 Cr narrows the buyer pool; UC resale needs builder NOC.
- Employment access: 3.5/10 (city average 5.2, −3.5 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 22 min, ORR Bellandur (Ecospace) 45 min, Koramangala (Forum) 49 min, MG Road (CBD) 61 min; 1 of 7 major hubs within 30 min; 5 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.4/10 (city average 4.8, +1.2 points), confidence 60%. Yellow Line Electronic City / Bommasandra (Aug 2025); no planned station within 2 km; airport ~125 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.0/10 (city average 7.0, +0.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 5.7/10 (city average 3.7, +5.0 points), confidence 60%. Prestige: 84+ projects, on-time 61% (derived); handover 2026-10-31 (RERA); within the RERA timeline, 1 extension, work on schedule (-20 pts).
- Layout, size, age, amenities, maintenance: 7.3/10 (city average 7.3, −0.0 points), confidence 50%. 60 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.1 points), confidence 50%. Industrial belt; borewell dependence; Hosur Road noise
- Legal, title & approvals: 8.5/10 (city average 7.4, +2.3 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan LAO/158/22-23 dated 2024-05-04; title: not verified. Due-diligence report lists 0 red flags (−0.0 pts).
- Expected price growth (5-yr CAGR model): 5.8/10 (city average 6.0, −1.0 points), confidence 56%. Model 5-yr price CAGR 9.7% (range 6.3–13.2%).

## Why prices should grow about 9.7% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.0%: Add 1.0%: prices here rose 12.6% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%: Subtract 0.1%: at ₹4,150 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.2%: Add 1.2%: 5 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 (25 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: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Satellite Town Ring Road (construction, 2028); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.1%: Add 2.1% for this project itself: unfinished homes are worth more once they are complete.
- = 9.7%: Result: about 9.7% a year, so a home worth ₹50.8 L today would be worth about ₹80.9 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹44.6 L. Exit value in year 8: ₹1.03 Cr. Net sale after loan and costs: ₹70.1 L. Net rent after running costs: ₹-1.5 L. Loan: ₹38.1 L (EMI ₹0.3 L per month). All-in cost: ₹54.1 L (other charges ₹1.0 L, GST ₹0.0 L, stamp duty and registration ₹3.4 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/290624/006936 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [WATCH] Registration extended 1× — from 2026-01-31 to 2026-10-31
- 80% built per the latest filing; 0/0 homes booked
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 7/10. 1 extension on the registration (−2)
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- Money to finish: 8/10. finance cost is 10% of the registered budget; last quarter: collected ₹5.39 cr, withdrew ₹1.91 cr
- Developer strength: 8.3/10. ICRA A+/Stable (Prestige Estates Projects Ltd)

### Red flags to resolve in writing
None recorded.

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

### Credit ratings
- Prestige Estates Projects Ltd: ICRA A+ / Stable (2025-09)

### 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 — 2026-10-31 — and what is the per-month delay compensation?
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/290624/006936 · promoter PRESTIGE ACRES PRIVATE LIMITED (Company) · U45400KA2021PTC153545
- Dates: Start 2024-07-01 · original completion 2026-01-31 · 1 extension: Section 6 Extension → 2026-10-31 [amber]
- Progress: 80% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 0 homes booked (0 available)
- Registered cost: Total ₹531 cr · land ₹0.00 cr · construction ₹324 cr · bank principal+interest ₹52.50 cr
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: KOTAK MAHINDRA BANK, Lavelle Road (70% construction account)
- Plan sanction: LAO/158/22-23 dated 2024-05-04 · Local Planing Authority
- Land owners / co-promoters: Prestige Acres Private Limited (0.0%, Sy 60/2); Prestige Acres Private Limited (0.0%, Sy 61/2); Prestige Acres Private Limited (0.0%, Sy 62/1); Prestige Acres Private Limited (0.0%, Sy 148); Prestige Acres Private Limited (0.0%, Sy 232(P)); Prestige Acres Private Limited (0.0%, Sy 233(P)); Prestige Acres Private Limited (0.0%, Sy 234(P)); Prestige Acres Private Limited (0.0%, Sy 249/2) +6 more [amber]
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 0 on this registration (0 open) · 0 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/1251/308/PR/290624/006936 (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 ₹4,150 per sq ft × 1,200 sq ft; other charges 2.0%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹0 per month growing 5.0% a year with 5% vacancy; maintenance ₹0.3 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/prestige-king-s-county-006936.json; printable due-diligence report at https://property-lens.ai/dd/prestige-king-s-county-006936.

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