# Serene Amara by Columbia Pacific — Embassy Group, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/serene-amara-by-columbia-pacific-005724 (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: 37/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 9.5% per year over 5 years (likely range 6.1%–13.0%); 9.0% per year over 10 years.
- Net-wealth CAGR: 5.8% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 7.7% (all-cash 8.1%). Gross rental yield: 2.6%.
- Status: ready to move in. Type: apartment, luxury segment. Developer: Embassy Group (#29 in Bengaluru by RERA registrations).
- Address: Sy Nos 131(3/233), 134(3/232), 135(3/226), 136(3/227), 142(3/225), 143(3/223), 124(3/222) and 145(3/218) of NAVRATHNA AGRAHARA VILLAGE , JALA HOBLI, YELAHANKA TALUK. Homes: 239. Land: 2.44 acres. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/309/PR/160223/005724.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 563 | 845 | ₹11,550 (assumed) | ₹97.6 L | ₹21,500 (assumed) |
| 2 BHK | 753 | 1,130 | ₹11,550 (assumed) | ₹1.31 Cr | ₹27,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.3 points), confidence 35%. ₹11,550 psf vs luxury comps ₹11,000 (5%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 4.9/10 (city average 6.0, −2.1 points), confidence 38%. Gross yield 2.6% (₹25 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.8/10 (city average 7.6, +0.3 points), confidence 60%. Locality resale depth 6/10; ticket ₹0.98 Cr narrows the buyer pool; 239-home project; RERA sales pace ratio 1.06.
- Employment access: 1.5/10 (city average 5.2, −7.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 51 min, Hebbal (Kirloskar) 54 min, MG Road (CBD) 71 min, ITPL Whitefield 75 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.3/10 (city average 4.8, −0.8 points), confidence 60%. none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~27 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.0/10 (city average 7.0, −2.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 6.9/10 (city average 3.7, +8.0 points), confidence 50%. Embassy Group: 30+ projects, on-time 70% (assumed); ready.
- Layout, size, age, amenities, maintenance: 7.8/10 (city average 7.3, +0.6 points), confidence 55%. 98 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹5,584 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, −0.1 points), confidence 50%. Plotted-development heavy; social infrastructure still thin
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.0 points), confidence 55%. RERA registered; litigation: 14 case(s) declared; approvals: Plan NA dated 2022-09-27; title: not verified. Due-diligence report lists 2 red flags (−1.9 pts).
- Expected price growth (5-yr CAGR model): 5.6/10 (city average 6.0, −2.7 points), confidence 56%. Model 5-yr price CAGR 9.5% (range 6.1–13.0%).

## Why prices should grow about 9.5% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.2%: Add 1.2%: prices here rose 14.0% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.4%: Subtract 0.4%: at ₹11,550 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.4%: Add 2.4%: 15 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).
- + 0.3%: Add 0.3% 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); Bagalur ITIR / Aerospace expansion (planned, 2030).
- + 0.0%: No extra project-level adjustment.
- = 9.5%: Result: about 9.5% a year, so a home worth ₹1.01 Cr today would be worth about ₹1.59 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹85.5 L. Exit value in year 8: ₹2.03 Cr. Net sale after loan and costs: ₹1.41 Cr. Net rent after running costs: ₹11.7 L. Loan: ₹75.8 L (EMI ₹0.7 L per month). All-in cost: ₹1.15 Cr (other charges ₹3.4 L, GST ₹0.0 L, stamp duty and registration ₹6.7 L, interiors ₹6.8 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 8.9%, net-wealth CAGR 6.5%, cash in ₹80.7 L, net rent ₹9.4 L, net sale ₹1.40 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 7.7%, net-wealth CAGR 5.8%, cash in ₹85.5 L, net rent ₹11.7 L, net sale ₹1.41 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/160223/005724 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2023-01-01 → 2026-12-31
- [WATCH] 1 RERA complaints on this project (1 open); 1 on the promoter overall
- [WATCH] 7 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 3/10. 7 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1); 1 RERA complaint on the project (−0.5); 1 still open
- Money to finish: 9/10. finance cost is 2% of the registered budget; last quarter: collected ₹19.82 cr, withdrew ₹14.12 cr; 99% of homes booked (+1)
- Developer strength: 4.5/10. Acuité BB+ (Embassy Property Developments NCDs)

### Red flags to resolve in writing
1. 14 court cases declared in RERA filings (O.S.989/2021/2021, O.S 471/2015/2015); check for stays and title impact.
2. Joint-development land: confirm which units fall in the owners’ share.

### Complaints and disputes
- 1 complaints on this project at K-RERA (1 open); 1 on the promoter entity across projects. Subjects raised: Not Registering the Agreement for Sale.

### Credit ratings
- Embassy Property Developments NCDs: Acuité BB+ (2024-05)

### 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. What do the declared cases (O.S.989/2021/2021, O.S 471/2015/2015, O.S 399/2018/2018, O.S. 365/15/2015, W.A.No.5127/17/2017, R.F.A.No. 1316/2018/2018, W.P.No. 20987/2025/2025, O.S 471/2015/2015, O.S 399/2018/2018, O.S. 365/15/2015, W.A.No.5127/17/2017, R.F.A.No. 1316/2018/2018, W.P.No. 20987/2025/2025, W.A.No.5127/17/2017) 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/1251/309/PR/160223/005724 · promoter Embassy-Columbia Pacific ASL Pvt Ltd (Company) · U70109KA2021PTC146952
- Dates: Start 2023-01-01 · 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 ₹163 cr · construction ₹121 cr · NBFC principal+interest ₹3.37 cr (2%)
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: INDIAN OVERSEAS BANK, Bangalore City Branch (70% construction account)
- Plan sanction: NA dated 2022-09-27 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 2.44 acres (9,892 sq m) · Wing A 120 homes, 17 floors; Wing B 119 homes, 17 floors
- Land owners / co-promoters: Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 134); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 135); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 136); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 142); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 143); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 124); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 145); No. of Basement (1%, Sy Total No. of Parking) [amber]
- Litigation declared: Civil O.S.989/2021/2021, The Civil Judge (Sr.Division), Devanahalli — no stay; Civil O.S 471/2015/2015, The Senior Civil Judge , Devanahalli — no stay; Civil O.S 399/2018/2018, The Senior Civil Judge , Devanahalli — no stay; Civil O.S. 365/15/2015, The Senior Civil Judge , Devanahalli — no stay; Civil W.A.No.5127/17/2017, High Court of Karnataka Hon’ble Mr. Justice Jayanth Banerjee Hon’ble Mr. Justice Rajesh Rai.K" — no stay; Civil R.F.A.No. 1316/2018/2018, The Hon'ble High Court of Karnataka Hon'ble Mr.Justice Anant Ramnath Hegde — no stay; Civil W.P.No. 20987/2025/2025, The Hon'ble High Court of Karnataka Hon'ble Mr. Justice R.Devdas — no stay [amber]
- K-RERA complaints: 1 on this registration (1 open) · 1 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**
- 2024-09-12 · 00881/2024: Not Registering the Agreement for Sale — UNDER ENQUIRY AUTHORITY FULLBENCH [amber]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/160223/005724 (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 ₹11,550 per sq ft × 845 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹21,500 per month growing 5.0% a year with 5% vacancy; maintenance ₹6 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/serene-amara-by-columbia-pacific-005724.json; printable due-diligence report at https://property-lens.ai/dd/serene-amara-by-columbia-pacific-005724.

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