# Shriram Bageshri — Shriram Properties, Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/shriram-bageshri-002479 (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: 42/100 (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: 6.0% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 8.5% (all-cash 8.5%). Gross rental yield: 0.0%.
- Status: ready to move in. Type: plot, premium segment. Developer: Shriram Properties (#7 in Bengaluru by RERA registrations).
- Address: Sy.No – 32/1A, Chikkagatiganabbe, Kasaba Hobli,, Hoskote Taluk, Bangalore rural dist.. Homes: not filed. Land: 13.64 acres. Launched: 2019.
- RERA registrations: PRM/KA/RERA/1250/304/PR/190305/002479.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 889 | 1,200 | ₹4,300 (assumed) | ₹51.6 L | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.3/10 (city average 6.2, +0.9 points), confidence 30%. ₹4,300 psf vs premium comps ₹7,800 (-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: 3.2/10 (city average 6.0, −5.6 points), confidence 34%. Gross yield 0.0% (₹0 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.7/10 (city average 7.6, +0.1 points), confidence 50%. Locality resale depth 6/10; ticket ₹0.52 Cr narrows the buyer pool.
- Employment access: 2.3/10 (city average 5.2, −6.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 26 min, ORR Bellandur (Ecospace) 50 min, Manyata Tech Park 52 min, Hebbal (Kirloskar) 59 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.7/10 (city average 4.8, −1.9 points), confidence 60%. Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~56 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: 6.0/10 (city average 3.7, +5.8 points), confidence 60%. Shriram Properties: 40+ projects, on-time 46% (derived); ready.
- Layout, size, age, amenities, maintenance: 6.7/10 (city average 7.3, −0.8 points), confidence 50%. 60 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed).
- 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: 6.5/10 (city average 7.4, −1.7 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−2.3 pts).
- Expected price growth (5-yr CAGR model): 6.6/10 (city average 6.0, +4.1 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.
- + 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%: No extra project-level adjustment.
- = 10.4%: Result: about 10.4% a year, so a home worth ₹52.6 L today would be worth about ₹86.2 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹47.5 L. Exit value in year 8: ₹1.13 Cr. Net sale after loan and costs: ₹80.0 L. Net rent after running costs: ₹-1.7 L. Loan: ₹39.5 L (EMI ₹0.3 L per month). All-in cost: ₹56.6 L (other charges ₹1.0 L, GST ₹0.0 L, stamp duty and registration ₹3.5 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/190305/002479. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2019-02-05 → 2021-11-04 after 1 extension (original 2021-02-04)
- [RED FLAG] 32 RERA complaints on this project (5 open); 32 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered; the registration was extended 1× before completion
- Legal & complaints: 6/10. 32 RERA complaints on the project (−3); 5 still open
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 7.6/10. CRISIL A-/Stable (Shriram Properties Ltd)

### Red flags to resolve in writing
1. 32 K-RERA complaints on this registration.

### Complaints and disputes
- 32 complaints on this project at K-RERA (5 open); 32 on the promoter entity across projects. Subjects raised: Non-refund of the amount paid and non-registration of Plot No. 53 (1453 sq. ft.) in the "S; Non compliance of contractual obligation arising out of sale agreement. Suppression of inf; INVALID SALE DEED CONSEQUENT TO THE CANCELLATION OF LAYOUT PLAN APPROVAL; Delayed possession for Plotted Land from Shriram Bageshri Project- SL Residential Layout P; Delayed possession for Plotted Land from Shriram Bageshri Project- SL Residential Layout P; INVALID SALE DEED CONSEQUENT TO THE CANCELLATION OF LAYOUT PLAN APPROVAL.

### Credit ratings
- Shriram Properties Ltd: CRISIL A- / Stable (2025-04)

### 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/1250/304/PR/190305/002479 · promoter SL. Residential Layout Pvt.Ltd (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2019-02-05 · original completion 2021-02-04 · 1 extension: Covid Extension → 2021-11-04 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹48.57 cr · land ₹37.34 cr · construction ₹11.23 cr
- RERA bank account: Axis Bank, sector 5 nerul navi mumbai (70% construction account)
- Land & towers: 13.64 acres (55,214 sq m)
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 32 on this registration (5 open) · 32 on the promoter entity across all its projects [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 32 on this project**
- 2026-08-19 · 01030/2026: Non-refund of the amount paid and non-registration of Plot No. 53 (1453 sq. ft.) in the "Shriram Bageshri" project, and the fraudulent double-sale of the said plot to a third party — seeking refund of — UNDER PROCESS AUTHORITY BENCH5 [amber]
- 2025-04-02 · 00553/2025: Non compliance of contractual obligation arising out of sale agreement. Suppression of information with respect to project approvals, causing delay in execution. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-03-21 · 00538/2025: INVALID SALE DEED CONSEQUENT TO THE CANCELLATION OF LAYOUT PLAN APPROVAL — DISPOSED AO (ADJUDICATING OFFICER)
- 2025-03-11 · 00453/2025: Delayed possession for Plotted Land from Shriram Bageshri Project- SL Residential Layout Private Limited- SeekingRefund compensation — POSTED FOR ORDERS AUTHORITY BENCH5 [amber]
- 2025-03-11 · 00454/2025: Delayed possession for Plotted Land from Shriram Bageshri Project- SL Residential Layout Private Limited- SeekingRefund compensation — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-03-10 · 00436/2025: INVALID SALE DEED CONSEQUENT TO THE CANCELLATION OF LAYOUT PLAN APPROVAL — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-23 · 00169/2025: Plot registration is not done — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2025-01-16 · 00105/2025: Non Compliance of Sale Agreement and Wrong Documents — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2025-01-08 · 00082/2025: Delay in registration of plot — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-07 · 00055/2025: NO UPDATE ON THE REGISTRATION/ DELIEVERY OF THE PROJECT AND NO UPDATE ON THE COMPENSATION FOR DELAY — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2025-01-06 · 00039/2025: Delay of Plot registration due to Lack of documentation such as DC conversion and STRR Plan — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-11-13 · 01160/2024: NON COMPLIANCE OF SALE AGREEMENT AND NON EXECUTION OF SALE DEED — DISPOSED AO (ADJUDICATING OFFICER)
- 2024-08-20 · 00753/2024: Project is in-complete, Not Registered, Not delivered. — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2024-06-19 · 00610/2024: NON COMPLIANCE OF SALE AGREEMENT AND NON EXECUTION OF SALE DEED — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-03-13 · 00271/2024: Complaint Against SL Residential Layout Pvt. Ltd. for Fraudulent Practices and Failure to Deliver Promised Property and Seeking Refund of money along with interest. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-02-13 · 00188/2024: There is no information about the status of the project's registration/delivery or the payment for the late completion. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-02-12 · 00184/2024: Not refunding the plot cancellation amount — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-02-08 · 00177/2024: There is no information about the status of the project's registration/delivery or the payment for the late completion. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-01-29 · 00128/2024: No update on the registration/ delivery of the project and no update on the compensation of delay. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-01-20 · 00092/2024: No update on the Registration/delivery of project and no update on the compensation for delay. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-01-18 · 00078/2024: NO UPDATE ON THE REGISTRATION/ DELIEVERY OF THE PROJECT AND NO UPDATE ON THE COMPENSATION FOR DELAY — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-01-17 · 00067/2024: No update on the Registration/delivery of project and no update on the compensation for delay. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2024-01-11 · 00051/2024: No update on the Registration/delivery of project and no update on the compensation for delay. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-12-26 · CMP/221226/0010521: NON COMPLIANCE OF SALE AGREEMENT AND NON EXECUTION OF SALE DEED — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-12-26 · CMP/221226/0010523: NON COMPLIANCE OF SALE AGREEMENT AND NON EXECUTION OF SALE DEED — DISPOSED AUTHORITY BENCH6 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/304/PR/190305/002479 (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 ₹4,300 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/shriram-bageshri-002479.json; printable due-diligence report at https://property-lens.ai/dd/shriram-bageshri-002479.

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