# Sattva Songbird Ph 2 — Sattva (Salarpuria), Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/sattva-songbird-ph-2-008557 (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: 44/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.3% per year over 5 years (likely range 6.9%–13.8%); 9.1% per year over 10 years.
- Net-wealth CAGR: 5.7% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 10.4% (all-cash 10.0%). Gross rental yield: 3.3%.
- Status: under construction, RERA handover 2031-06-27. Type: apartment, premium segment. Developer: Sattva (Salarpuria) (#9 in Bengaluru by RERA registrations).
- Address: KHATHA NO 4/112-6/128-34/113-45/90/P154-16/123-14/123 @ SY NO. 90(P), 112, 113(P), 123, 128(P), 130, 161 OF KANNAMANGALA VILLAGE , KASABA HOBLI, DEVANAHALLI TALUK , Devanahalli , Bengaluru Rural, Karnataka. Homes: 381. Land: 4.33 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1251/310/PR/270326/008557.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 794 | 1,125 | ₹7,350 (assumed) | ₹82.7 L | ₹23,500 (assumed) |
| 3 BHK | 975 | 1,385 | ₹7,350 (assumed) | ₹1.02 Cr | ₹27,500 (assumed) |
| 3 BHK | 1,024 | 1,455 | ₹7,350 (assumed) | ₹1.07 Cr | ₹28,500 (assumed) |
| 3 BHK | 1,084 | 1,540 | ₹7,350 (assumed) | ₹1.13 Cr | ₹29,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹7,350 psf vs premium comps ₹7,800 (-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: 6.1/10 (city average 6.0, +0.2 points), confidence 38%. Gross yield 3.4% (₹21 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.2/10 (city average 7.6, −0.8 points), confidence 60%. Locality resale depth 6/10; ticket ₹0.83 Cr narrows the buyer pool; UC resale needs builder NOC; 381-home project gives deep resale comps; RERA sales pace ratio 0.75.
- Employment access: 4.3/10 (city average 5.2, −1.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 22 min, Manyata Tech Park 39 min, ORR Bellandur (Ecospace) 44 min, Hebbal (Kirloskar) 46 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.9/10 (city average 4.8, −1.6 points), confidence 60%. Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~49 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.5/10 (city average 7.0, −1.5 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 5.2/10 (city average 3.7, +3.7 points), confidence 60%. Sattva (Salarpuria): 31+ projects, on-time 73% (derived); handover 2031-06-27 (RERA); within the RERA timeline, work on schedule (-4 pts).
- Layout, size, age, amenities, maintenance: 6.8/10 (city average 7.3, −0.7 points), confidence 55%. 88 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,064 per sq ft (standard spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −1.1 points), confidence 50%. Borewell/tanker dependence; NH-75 access
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BaAPr/NaMa/AaSa/AA-2/TaSa-3/Ou/42/2025-26 dated 2026-02-27; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 6.6/10 (city average 6.0, +3.7 points), confidence 56%. Model 5-yr price CAGR 10.3% (range 6.9–13.8%).

## Why prices should grow about 10.3% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.9%: Add 0.9%: prices here rose 12.1% 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.
- + 1.9%: Add 1.9%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (17 months of unsold stock).
- + 0.1%: Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 1.5%: Add 1.5% for this project itself: unfinished homes are worth more once they are complete.
- = 10.3%: Result: about 10.3% a year, so a home worth ₹85.6 L today would be worth about ₹1.40 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹69.6 L. Exit value in year 8: ₹1.76 Cr. Net sale after loan and costs: ₹1.14 Cr. Net rent after running costs: ₹3.7 L. Loan: ₹67.4 L (EMI ₹0.6 L per month). All-in cost: ₹1.09 Cr (other charges ₹2.9 L, GST ₹4.3 L, stamp duty and registration ₹5.6 L, interiors ₹13.5 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 19.2%, net-wealth CAGR 11.7%, cash in ₹34.9 L, net rent ₹-0.4 L, net sale ₹70.3 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 13.5%, net-wealth CAGR 7.9%, cash in ₹56.6 L, net rent ₹2.8 L, net sale ₹1.10 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 10.4%, net-wealth CAGR 5.7%, cash in ₹69.6 L, net rent ₹3.7 L, net sale ₹1.14 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/270326/008557 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-06-27
- 3% built per the latest filing; 43/252 homes booked
- [POSITIVE] No RERA complaints on this project; 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: 7.5/10. 1 court case declared in filings (−1.5)
- Money to finish: 7/10. finance cost is 0% of the registered budget; last quarter: collected ₹7.52 cr, withdrew ₹5.37 cr; only 17% of homes booked (−1)
- Developer strength: 8/10. CRISIL A/Stable (Sattva group entities)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (941/2026); check for stays and title impact.
2. Joint-development land: confirm which units fall in the owners’ share.

### 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 — 2031-06-27 — and what is the per-month delay compensation?
4. What do the declared cases (941/2026) concern and is any stay in force?
5. What is the land owners’ share of built area and is the unit in the developer’s share?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/310/PR/270326/008557 · promoter Sattva Resi Private Limited (Company) · U45309KA2022PTC160813
- Dates: Start 2026-05-01 · original completion 2031-06-27 · no extensions [green]
- Progress: 3% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 43 of 252 homes booked (209 available)
- Registered cost: Total ₹308 cr · land ₹0.00 cr · construction ₹257 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: ICICI Bank, Commissariat Road (70% construction account)
- Plan sanction: BaAPr/NaMa/AaSa/AA-2/TaSa-3/Ou/42/2025-26 dated 2026-02-27 · BDA - Bangalore Development Authority
- Land & towers: 4.33 acres (17,528 sq m) · Tower-05 338 homes, 42 floors; Tower-06 43 homes, 7 floors
- Land owners / co-promoters: AJIT G NAMBIAR (21.0%, Sy 15/2); AJIT G NAMBIAR (21.0%, Sy 15/3); AJIT G NAMBIAR (21.0%, Sy 15/5) [amber]
- Litigation declared: OS 941/2026, II Additional Senior Civil Judge, Bengaluru Rural — 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/270326/008557 (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 ₹7,350 per sq ft × 1,125 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹23,500 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-songbird-ph-2-008557.json; printable due-diligence report at https://property-lens.ai/dd/sattva-songbird-ph-2-008557.

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