# Sattva Lumina — Sattva (Salarpuria), Yelahanka / Jakkur / Airport corridor, Bengaluru

Source: https://property-lens.ai/p/sattva-lumina-007009 (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: 60/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 11.4% per year over 5 years (likely range 7.9%–14.9%); 10.0% per year over 10 years.
- Net-wealth CAGR: 8.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 14.0% (all-cash 11.9%). Gross rental yield: 4.3%.
- Status: under construction, RERA handover 2029-11-01. Type: apartment, premium segment. Developer: Sattva (Salarpuria) (#9 in Bengaluru by RERA registrations).
- Address: Sy. No.20/2, 20/3, 20/4, 20/5, 28/2, 28/4, 28/5, 29/1, 30/1, 30/2, 30/3, 30/4 and 30/5 of Rajanukunte Village , Hesaraghatta Hobli, Yelahanka Taluk. Homes: 1553. Land: 12.84 acres. Launched: 2024.
- RERA registrations: PRM/KA/RERA/1251/472/PR/060924/007009.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 424 | 600 | ₹10,350 (assumed) | ₹62.1 L | ₹23,000 (assumed) |
| 1 BHK | 484 | 690 | ₹10,350 (assumed) | ₹71.4 L | ₹25,500 (assumed) |
| 2 BHK | 741 | 1,050 | ₹10,350 (assumed) | ₹1.09 Cr | ₹35,000 (assumed) |
| 3 BHK | 958 | 1,360 | ₹10,350 (assumed) | ₹1.41 Cr | ₹42,500 (assumed) |
| 1 BHK | 1,087 | 1,545 | ₹10,350 (assumed) | ₹1.60 Cr | ₹47,000 (assumed) |
| 3 BHK | 1,091 | 1,550 | ₹10,350 (assumed) | ₹1.60 Cr | ₹47,000 (assumed) |
| 2 BHK | 5,091 | 7,230 | ₹10,350 (assumed) | ₹7.48 Cr | ₹1,91,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹10,350 psf vs premium comps ₹11,000 (-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: 8.5/10 (city average 6.0, +5.2 points), confidence 38%. Gross yield 4.4% (₹38 psf/month); locality rental demand 7/10.
- Resale liquidity: 8.4/10 (city average 7.6, +1.4 points), confidence 60%. Locality resale depth 7/10; ticket ₹0.62 Cr narrows the buyer pool; UC resale needs builder NOC; 1553-home project gives deep resale comps; RERA sales pace ratio 1.37.
- Employment access: 1.4/10 (city average 5.2, −7.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 46 min, Hebbal (Kirloskar) 46 min, MG Road (CBD) 63 min, Koramangala (Forum) 75 min; 0 of 7 major hubs within 30 min; 14 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.4/10 (city average 4.8, −0.6 points), confidence 60%. none operational (Green Line ~9 km); Jakkur Cross / Yelahanka (Blue Line) ~2027; airport ~48 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: 5.8/10 (city average 3.7, +5.2 points), confidence 60%. Sattva (Salarpuria): 31+ projects, on-time 73% (derived); handover 2029-11-01 (RERA); within the RERA timeline, work on schedule (-11 pts).
- Layout, size, age, amenities, maintenance: 6.5/10 (city average 7.3, −1.0 points), confidence 55%. 121 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹2,663 per sq ft (standard spec).
- Water, flooding, noise, infrastructure: 5.9/10 (city average 5.8, +0.2 points), confidence 50%. Airport flight path; Jakkur aerodrome noise; lake catchments
- Legal, title & approvals: 4.9/10 (city average 7.4, −5.1 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BEMPRA/NAMA/AS/ALI-2/HOUR-3/U11/2024-25 dated 2024-07-22; title: not verified. Due-diligence report lists 1 red flag (−1.1 pts).
- Expected price growth (5-yr CAGR model): 8.0/10 (city average 6.0, +12.6 points), confidence 56%. Model 5-yr price CAGR 11.4% (range 7.9–14.9%).

## Why prices should grow about 11.4% 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 ₹10,350 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.7%: Add 2.7%: 14 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (18 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: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Satellite Town Ring Road (construction, 2028).
- + 1.8%: Add 1.8% for this project itself: unfinished homes are worth more once they are complete.
- = 11.4%: Result: about 11.4% a year, so a home worth ₹64.3 L today would be worth about ₹1.10 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹47.4 L. Exit value in year 8: ₹1.42 Cr. Net sale after loan and costs: ₹95.0 L. Net rent after running costs: ₹8.5 L. Loan: ₹50.6 L (EMI ₹0.4 L per month). All-in cost: ₹78.9 L (other charges ₹2.2 L, GST ₹3.2 L, stamp duty and registration ₹4.2 L, interiors ₹7.2 L).

## Exit plans compared
- Sell at handover, no interiors (4 years): IRR 26.0%, net-wealth CAGR 16.2%, cash in ₹23.2 L, net rent ₹0.7 L, net sale ₹49.3 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 16.2%, net-wealth CAGR 10.2%, cash in ₹41.2 L, net rent ₹7.2 L, net sale ₹93.3 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 14.0%, net-wealth CAGR 8.6%, cash in ₹47.4 L, net rent ₹8.5 L, net sale ₹95.0 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/472/PR/060924/007009 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2029-11-01
- 26% built per the latest filing; 796/1553 homes booked
- [WATCH] 1 RERA complaints on this project (1 open); 2 on the promoter overall
- [WATCH] 1 court case 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: 7/10. 1 court case declared in filings (−1.5); 1 RERA complaint on the project (−0.5); 1 still open
- Money to finish: 8/10. finance cost is 0% of the registered budget; last quarter: collected ₹52.30 cr, withdrew ₹34.08 cr
- Developer strength: 8/10. CRISIL A/Stable (Sattva group entities)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (477/2025/2025); check for stays and title impact.

### Complaints and disputes
- 1 complaints on this project at K-RERA (1 open); 2 on the promoter entity across projects. Subjects raised: Unilateral cancellation by Sattva Resi Pvt Ltd Concealment of Material Facts Non Disclosur.

### 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 — 2029-11-01 — and what is the per-month delay compensation?
4. What do the declared cases (477/2025/2025) 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/1251/472/PR/060924/007009 · promoter Sattva Resi Private Limited (Company) · U45309KA2022PTC160813
- Dates: Start 2024-11-01 · original completion 2029-11-01 · no extensions [green]
- Progress: 26% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 796 of 1553 homes booked (757 available)
- Registered cost: Total ₹1067 cr · land ₹0.00 cr · construction ₹656 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: YES BANK, Kasturba Road (70% construction account)
- Plan sanction: BEMPRA/NAMA/AS/ALI-2/HOUR-3/U11/2024-25 dated 2024-07-22 · BDA - Bangalore Development Authority
- Land & towers: 12.84 acres (51,951 sq m) · TOWER A WING A 488 homes, 30 floors; TOWER A WING B 152 homes, 30 floors; TOWER B WING C 146 homes, 30 floors; TOWER B WING D 152 homes, 30 floors; TOWER B WING E 152 homes, 30 floors; TOWER B WING F 153 homes, 30 floors; TOWER C WING G 152 homes, 30 floors; TOWER C WING H 158 homes, 31 floors
- Land owners / co-promoters: EVERMARK ESTATE LLP (26.6%, Sy 30/1); Evermark Estate LLP (26.6%, Sy 20/3); Evermark Estate LLP (26.6%, Sy 28/5); Evermark Estate LLP (26.6%, Sy 30/3); Evermark Estate LLP (26.6%, Sy 30/2); Evermark Estate LLP (26.6%, Sy 20/5); Evermark Estate LLP (26.6%, Sy 28/2); Evermark Estate LLP (26.6%, Sy 20/4) +4 more [amber]
- Litigation declared: partition suit 477/2025/2025, I Addl.Senior Civil Judge, Bengaluru Rural — no stay [amber]
- K-RERA complaints: 1 on this registration (1 open) · 2 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 1 on this project**
- 2026-02-18 · 00139/2026: Unilateral cancellation by Sattva Resi Pvt Ltd Concealment of Material Facts Non Disclosure of Integration Plans Unfair Trade Practices Harassment Wrongful Cancellation and Illegal Deduction of Charge — UNDER PROCESS AUTHORITY BENCH6 [amber]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/472/PR/060924/007009 (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 ₹10,350 per sq ft × 600 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹23,000 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-lumina-007009.json; printable due-diligence report at https://property-lens.ai/dd/sattva-lumina-007009.

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