# Purva Oakshire — Puravankara, Hennur Road / Kothanur / Kalyan Nagar, Bengaluru

Source: https://property-lens.ai/p/purva-oakshire-005796 (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: 69/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 10.4% per year over 5 years (likely range 6.9%–13.8%); 9.9% per year over 10 years.
- Net-wealth CAGR: 6.1% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 8.6% (all-cash 8.6%). Gross rental yield: 0.0%.
- Status: ready to move in. Type: plot, premium segment. Developer: Puravankara (#8 in Bengaluru by RERA registrations).
- Address: Magadi Road. Homes: not filed. Land: not filed. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/446/PR/150323/005796.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 889 | 1,200 | ₹6,050 (assumed) | ₹72.6 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.3/10 (city average 6.2, +1.0 points), confidence 30%. ₹6,050 psf vs premium comps ₹11,000 (-45%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 3.8/10 (city average 6.0, −4.4 points), confidence 34%. Gross yield 0.0% (₹0 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 ₹0.73 Cr narrows the buyer pool.
- Employment access: 7.6/10 (city average 5.2, +4.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 26 min, Manyata Tech Park 26 min, Hebbal (Kirloskar) 33 min, MG Road (CBD) 38 min; 2 of 7 major hubs within 30 min; 6 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.1/10 (city average 4.8, +0.7 points), confidence 60%. none operational; Pink Line Nagawara terminal under construction; Nagawara (Pink Line) ~2027; airport ~46 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 8.0/10 (city average 7.0, +1.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 7.4/10 (city average 3.7, +9.4 points), confidence 60%. Puravankara: 37+ projects, on-time 70% (derived); ready.
- 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, +0.0 points), confidence 50%. Hennur Road widening incomplete; Kothanur lake flooding
- Legal, title & approvals: 7.9/10 (city average 7.4, +1.1 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BDA/TPM/PRL-35/2022-23/2759/2022-23 dated 2023-01-16; title: not verified. Due-diligence report lists 0 red flags (−0.9 pts).
- Expected price growth (5-yr CAGR model): 6.6/10 (city average 6.0, +4.2 points), confidence 56%. Model 5-yr price CAGR 10.4% (range 6.9–13.8%).

## Why prices should grow about 10.4% 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 12.9% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.2%: Subtract 0.2%: at ₹6,050 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.8%: Add 1.8%: 6 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (16 months of unsold stock).
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Pink Line Kalena Agrahara–Nagawara (construction, 2027); Blue Line KR Puram–Hebbal–Airport (construction, 2027).
- + 1.5%: No extra project-level adjustment.
- = 10.4%: Result: about 10.4% a year, so a home worth ₹74.1 L today would be worth about ₹1.21 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹66.8 L. Exit value in year 8: ₹1.60 Cr. Net sale after loan and costs: ₹1.13 Cr. Net rent after running costs: ₹-2.2 L. Loan: ₹55.5 L (EMI ₹0.5 L per month). All-in cost: ₹79.7 L (other charges ₹1.5 L, GST ₹0.0 L, stamp duty and registration ₹4.9 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/150323/005796 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2023-02-01 → 2026-12-31
- [WATCH] 3 RERA complaints on this project; 110 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 7.5/10. 3 RERA complaints on the project (−1.5)
- Money to finish: 7/10. finance cost is 0% of the registered budget; last quarter withdrew ₹153 cr against ₹22.95 cr collected (−1)
- Developer strength: 7.6/10. ICRA A-/Stable (Puravankara Ltd)

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

### Complaints and disputes
- 3 complaints on this project at K-RERA (null open); 110 on the promoter entity across projects.

### Credit ratings
- Puravankara Ltd: ICRA A- / Stable (2025-05)

### 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/1251/446/PR/150323/005796 · promoter Puravankara Limited (Company) · L45200KA1986PLC051571
- Dates: Start 2023-02-01 · original completion 2026-12-31 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹113 cr · construction ₹47.45 cr
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: Standard Chartered Bank, Koramangala (70% construction account)
- Plan sanction: BDA/TPM/PRL-35/2022-23/2759/2022-23 dated 2023-01-16 · BDA - Bangalore Development Authority
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 3 on this registration · 110 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/150323/005796 (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 ₹6,050 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/purva-oakshire-005796.json; printable due-diligence report at https://property-lens.ai/dd/purva-oakshire-005796.

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