# Sattva Aaranya — Sattva (Salarpuria), Mysore Road / RR Nagar / Kengeri, Bengaluru

Source: https://property-lens.ai/p/sattva-aaranya-008358 (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: 61/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.9% per year over 5 years (likely range 7.4%–14.3%); 9.3% per year over 10 years.
- Net-wealth CAGR: 6.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 11.9% (all-cash 10.7%). Gross rental yield: 2.7%.
- Status: under construction, RERA handover 2031-01-23. Type: apartment, premium segment. Developer: Sattva (Salarpuria) (#9 in Bengaluru by RERA registrations).
- Address: katha number 3963/2714/341/342/1/342/2/343/1/343/2/345/2/359/360/361/2/362/1/362/2/367/1/B issued Devanahalli town municipal council, , Survey No. 341/1, 342/1, 342/2, 343/1, 343/2, 345/2, 359, 360, 361/2, 362/1, 362/2, and 367/1 all situated at Devanahalli Village, Kasaba Hobli , Devanahalli , Bengaluru Rural, Karnataka. Homes: 418. Land: 6.53 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1251/310/PR/241225/008358.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,324 | 1,880 | ₹8,650 (assumed) | ₹1.63 Cr | ₹38,000 (assumed) |
| 3 BHK | 1,541 | 2,190 | ₹8,650 (assumed) | ₹1.89 Cr | ₹42,500 (assumed) |
| 4 BHK | 1,864 | 2,645 | ₹8,650 (assumed) | ₹2.29 Cr | ₹49,000 (assumed) |
| 3 BHK | 2,562 | 3,640 | ₹8,650 (assumed) | ₹3.15 Cr | ₹67,000 (assumed) |
| 2 BHK | 3,907 | 5,550 | ₹8,650 (assumed) | ₹4.80 Cr | ₹1,02,000 (assumed) |
| 3 BHK | 3,972 | 5,640 | ₹8,650 (assumed) | ₹4.88 Cr | ₹1,04,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹8,650 psf vs premium comps ₹9,200 (-6%; 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: 5.8/10 (city average 6.0, −0.4 points), confidence 38%. Gross yield 2.8% (₹20 psf/month); locality rental demand 7/10.
- Resale liquidity: 8.2/10 (city average 7.6, +1.2 points), confidence 60%. Locality resale depth 7/10; ticket ₹1.63 Cr narrows the buyer pool; UC resale needs builder NOC; 418-home project gives deep resale comps; RERA sales pace ratio 1.24.
- Employment access: 3.3/10 (city average 5.2, −3.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Koramangala (Forum) 32 min, MG Road (CBD) 34 min, Hebbal (Kirloskar) 42 min, Manyata Tech Park 49 min; 0 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 6.9/10 (city average 4.8, +3.9 points), confidence 60%. Purple Line Kengeri / RR Nagar / Mysore Road; no planned station within 2 km; airport ~98 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.5/10 (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: 5.5/10 (city average 3.7, +4.4 points), confidence 60%. Sattva (Salarpuria): 31+ projects, on-time 73% (derived); handover 2031-01-23 (RERA); within the RERA timeline, work on schedule (0 pts).
- Layout, size, age, amenities, maintenance: 7.8/10 (city average 7.3, +0.6 points), confidence 55%. 64 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,542 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 6.3/10 (city average 5.8, +1.0 points), confidence 50%. Vrishabhavathi valley pockets flood; metro and NICE road access
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.5 points), confidence 55%. RERA registered; litigation: 5 case(s) declared; approvals: Plan BBMP/Addl.Dir/JDSOUTH/0028/25-26 dated 2025-10-18; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 7.3/10 (city average 6.0, +8.2 points), confidence 56%. Model 5-yr price CAGR 10.9% (range 7.4–14.3%).

## Why prices should grow about 10.9% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.8%: Add 0.8%: prices here rose 11.1% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- + 0.0%: Prices are still affordable enough that this does not slow growth.
- + 1.6%: Add 1.6%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.5%: Add 0.5%: few unsold homes in the area (13 months of stock), so sellers have the upper hand.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 1.8%: Add 1.8% for this project itself: unfinished homes are worth more once they are complete.
- = 10.9%: Result: about 10.9% a year, so a home worth ₹1.68 Cr today would be worth about ₹2.82 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.32 Cr. Exit value in year 8: ₹3.54 Cr. Net sale after loan and costs: ₹2.31 Cr. Net rent after running costs: ₹7.5 L. Loan: ₹1.33 Cr (EMI ₹1.2 L per month). All-in cost: ₹2.10 Cr (other charges ₹5.7 L, GST ₹8.4 L, stamp duty and registration ₹11.1 L, interiors ₹22.6 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 21.5%, net-wealth CAGR 13.1%, cash in ₹68.7 L, net rent ₹0.3 L, net sale ₹1.45 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 14.5%, net-wealth CAGR 8.5%, cash in ₹1.11 Cr, net rent ₹5.9 L, net sale ₹2.25 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 11.9%, net-wealth CAGR 6.6%, cash in ₹1.32 Cr, net rent ₹7.5 L, net sale ₹2.31 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/241225/008358 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-01-23
- 14% built per the latest filing; 78/418 homes booked
- [POSITIVE] No RERA complaints on this project; 2 on the promoter overall
- [WATCH] 5 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 3.5/10. 5 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 7/10. finance cost is 0% of the registered budget; last quarter: collected ₹10.13 cr, withdrew ₹7.40 cr; only 19% of homes booked (−1)
- Developer strength: 8/10. CRISIL A/Stable (Sattva group entities)

### Red flags to resolve in writing
1. 5 court cases declared in RERA filings (1854/2023/714/2024/2023, O.S. No. 3210/2016/2016); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 2 on the promoter entity across projects.

### Credit ratings
- Sattva group entities: CRISIL A / Stable (2025-03)

### 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 — 2031-01-23 — and what is the per-month delay compensation?
4. What do the declared cases (1854/2023/714/2024/2023, O.S. No. 3210/2016/2016, OS No. 1677/2020/2020, 3210/2016/2016, 1677/2020/2020) 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/1251/310/PR/241225/008358 · promoter Sattva Resi Private Limited (Company) · U45309KA2022PTC160813
- Dates: Start 2026-01-01 · original completion 2031-01-23 · no extensions [green]
- Progress: 14% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 78 of 418 homes booked (340 available)
- Registered cost: Total ₹946 cr · land ₹0.00 cr · construction ₹464 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: YES BANK, Kasturba Road (70% construction account)
- Plan sanction: BBMP/Addl.Dir/JDSOUTH/0028/25-26 dated 2025-10-18 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 6.53 acres (26,406 sq m) · Tower A 138 homes, 31 floors; Tower B 140 homes, 31 floors; Tower C 140 homes, 31 floors
- Land owners / co-promoters: Anushka Constructions Private Limited (33.0%, Sy 15/3); Anushka Constructions Private Limited (33.0%, Sy 16/1) [amber]
- Litigation declared: IA No.262/2024 & IA No.714/2024 1854/2023/714/2024/2023, Debt Recovery Appellate Tribunal Chennai — no stay; O.S O.S. No. 3210/2016/2016, XIX Addl. City Civil and Sessions Judge, Bangalore City Civil Court, Bangalore — no stay; O.S. OS No. 1677/2020/2020, X Addl. City Civil And Sessions Judge — no stay; OS 3210/2016/2016, XIX Addl. City Civil and Sessions Judge, Bangalore City Civil Court, Bangalore — no stay; OS 1677/2020/2020, XIX Addl. City Civil and Sessions Judge, Bangalore City Civil Court, Bangalore — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 2 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/1251/310/PR/241225/008358 (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 ₹8,650 per sq ft × 1,880 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹38,000 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/sattva-aaranya-008358.json; printable due-diligence report at https://property-lens.ai/dd/sattva-aaranya-008358.

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