# Shriram Suvilas Garden Of Joy — Shriram Properties, Yeshwanthpur / Tumkur Road / Nagasandra, Bengaluru

Source: https://property-lens.ai/p/shriram-suvilas-garden-of-joy-001096 (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: 49/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.5% per year over 5 years (likely range 7.0%–13.9%); 9.0% per year over 10 years.
- Net-wealth CAGR: 4.7% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 6.1% (all-cash 7.3%). Gross rental yield: 2.6%.
- Status: under construction, RERA handover 2022-01-01. Type: apartment, premium segment. Developer: Shriram Properties (#7 in Bengaluru by RERA registrations).
- Address: 15/2 ROYAL STREET, MYDRAHALLI YESHWANTHAPURA HOBLI BBMP WARD NO 12 BANGALORE 560090. Homes: 152. Land: 2 acres. Launched: 2017.
- RERA registrations: PRM/KA/RERA/1251/309/PR/180227/001096.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,690 | 2,400 | ₹9,200 (assumed) | ₹2.21 Cr | ₹49,500 (assumed) |
| 4 BHK | 2,583 | 3,670 | ₹9,200 (assumed) | ₹3.38 Cr | ₹73,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹9,200 psf vs premium comps ₹9,800 (-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: 5.6/10 (city average 6.0, −0.8 points), confidence 38%. Gross yield 2.7% (₹21 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.7/10 (city average 7.6, +0.2 points), confidence 50%. Locality resale depth 8/10; ticket ₹2.21 Cr narrows the buyer pool; UC resale needs builder NOC; 152-home project.
- Employment access: 4.3/10 (city average 5.2, −1.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Hebbal (Kirloskar) 27 min, Manyata Tech Park 33 min, MG Road (CBD) 40 min, Koramangala (Forum) 51 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 7.6/10 (city average 4.8, +5.1 points), confidence 60%. Green Line Yeshwanthpur–Nagasandra–Madavara; no planned station within 2 km; airport ~68 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: 0.0/10 (city average 3.7, −9.5 points), confidence 60%. Shriram Properties: 40+ projects, on-time 46% (derived); handover 2022-01-01 (RERA); 56 months past the RERA completion date, 2 extensions, work behind schedule (-70 pts).
- Layout, size, age, amenities, maintenance: 7.4/10 (city average 7.3, +0.1 points), confidence 55%. 76 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹2,952 per sq ft (standard spec).
- Water, flooding, noise, infrastructure: 6.5/10 (city average 5.8, +1.5 points), confidence 50%. Tumkur Road trucks and industrial noise; strong metro access
- Legal, title & approvals: 6.9/10 (city average 7.4, −1.0 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 6.7/10 (city average 6.0, +5.0 points), confidence 56%. Model 5-yr price CAGR 10.5% (range 7.0–13.9%).

## Why prices should grow about 10.5% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.7%: Add 0.7%: prices here rose 10.8% 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.
- + 1.5%: Add 1.5%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (16 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: Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.2%: Add 2.2% for this project itself: unfinished homes are worth more once they are complete.
- = 10.5%: Result: about 10.5% a year, so a home worth ₹2.29 Cr today would be worth about ₹3.76 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.13 Cr. Exit value in year 8: ₹4.68 Cr. Net sale after loan and costs: ₹3.21 Cr. Net rent after running costs: ₹27.6 L. Loan: ₹1.80 Cr (EMI ₹1.6 L per month). All-in cost: ₹2.84 Cr (other charges ₹7.7 L, GST ₹11.4 L, stamp duty and registration ₹15.1 L, interiors ₹28.8 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -0.2%, net-wealth CAGR -0.2%, cash in ₹76.0 L, net rent ₹0.9 L, net sale ₹93.6 L.
- Hold bare, rent unfurnished (8 years): IRR 8.4%, net-wealth CAGR 6.1%, cash in ₹1.89 Cr, net rent ₹22.3 L, net sale ₹3.19 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 6.1%, net-wealth CAGR 4.7%, cash in ₹2.13 Cr, net rent ₹27.6 L, net sale ₹3.21 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/180227/001096. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 2× — from 2020-07-01 to 2022-01-01 (already passed)
- 30% built per the latest filing
- [RED FLAG] 12 RERA complaints on this project (0 open); 12 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 3/10. 2 extensions on the registration (−4); a registration completion date has already passed (−2)
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- 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. Registration extended 2 times: original completion 2020-07-01, now 2022-01-01.
2. RERA completion date 2022-01-01 has passed without a completion application.

### Complaints and disputes
- 12 complaints on this project at K-RERA (0 open); 12 on the promoter entity across projects. Subjects raised: RETURN OF AMOUNT (Rs. 4053630 PLUS OTHER EXPENSES FOR FLAT NO: 01.07.08) ALONG WITH INTERE; Project is stalled, Delivery date is expired and No compensation given for the expiry; Delivery date expired and project stalled. Project not completed and asking for extension ; Refund of the amount paid along with Interest for the Apartment Flat booking; Project construction Delayed and stalled; Refund of All Amount Paid against FLAT.

### 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. Which date is contractual — 2022-01-01 — and what is the per-month delay compensation?
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/1251/309/PR/180227/001096 · promoter SUVILAS PROPERTIES PRIVATE LIMITED (Company) · U70102KA2012PTC062139
- Dates: Start 2017-07-01 · original completion 2020-07-01 · 2 extensions: Covid Extension → 2021-04-01, Section 6 Extension → 2022-01-01 · current date has passed [red]
- Progress: 30% complete per registration-time status
- Registered cost: Total ₹60.55 cr · land ₹10.55 cr · construction ₹50.00 cr
- RERA bank account: HDFC, SADASHIVANAGAR BANGALORE (70% construction account)
- Money at registration: collected ₹12.00 cr · used ₹21.00 cr · balance ₹0.00 cr · delay declared: No (0)
- Land & towers: 2.00 acres (8,095 sq m) · Block1 76 homes, 10 floors; Block2 76 homes, 9 floors
- Litigation declared: None declared in filings [green]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 12 on this project**
- 2023-02-02 · 00153/2023: RETURN OF AMOUNT (Rs. 4053630 PLUS OTHER EXPENSES FOR FLAT NO: 01.07.08) ALONG WITH INTEREST OR COMPENSATION AS PER SALE AGREEMENT IN CASE OF DEALY FROM BUILDER/PROMOTER-REG — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2023-02-01 · 00148/2023: Project is stalled, Delivery date is expired and No compensation given for the expiry — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2023-01-19 · 00101/2023: Delivery date expired and project stalled. Project not completed and asking for extension without compensation. Full refund and compensation for financial and mental distress imposed on me by builder. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2023-01-10 · 00050/2023: Refund of the amount paid along with Interest for the Apartment Flat booking — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-11-25 · CMP/221125/0010404: Project construction Delayed and stalled — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-11-15 · CMP/221115/0010339: Refund of All Amount Paid against FLAT — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-11-02 · CMP/221102/0010156: Complaint to claim a full refund and compensation for financial and mental distress imposed on me by the builder — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-10-29 · CMP/221029/0010151: Delayed Completion of the Project - Shriram Suvilas Garden of Joy Jalahalli — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-09-03 · CMP/220903/0009974: Project not completed and Asking for extension without compensation — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2022-06-23 · CMP/220623/0009670: Return of full paid amount (Rs. 41,06,340/-) along with interest for Unit 01.02.04 as Builder failed to complete the project as per agreed timeline (Oct 2022) — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-05-16 · CMP/220516/0009461: Delivery date expiry — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
- 2022-02-23 · CMP/220223/0009046: Request for refund for Unit No 02-07-04 Shriram Garden of Joy — DISPOSED AUTHORITY BENCH5 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/180227/001096 (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 ₹9,200 per sq ft × 2,400 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹49,500 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/shriram-suvilas-garden-of-joy-001096.json; printable due-diligence report at https://property-lens.ai/dd/shriram-suvilas-garden-of-joy-001096.

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