# sipani Royal Heritage Phase-I — Sipani, Attibele / Anekal / Chandapura, Bengaluru

Source: https://property-lens.ai/p/sipani-royal-heritage-phase-i-002366 (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: 20/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 8.3% per year over 5 years (likely range 4.9%–11.8%); 8.3% per year over 10 years.
- Net-wealth CAGR: 2.5% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 3.1% (all-cash 5.7%). Gross rental yield: 3.8%.
- Status: under construction, RERA handover 2026-09-30. Type: apartment, mid segment. Developer: Sipani (#64 in Bengaluru by RERA registrations).
- Address: Sy No. 78/2,78/3, of Iggalur village , sy No 308 & 309m site No. 7 of Marsur village, kasaba Hobli, Anekal Taluk, Bangalore -560099. Homes: 980. Land: 9.74 acres. Launched: 2017.
- RERA registrations: PRM/KA/RERA/1251/308/PR/180328/002366.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 609 | 820 | ₹4,850 (assumed) | ₹39.8 L | ₹13,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.3 points), confidence 35%. ₹4,850 psf vs mid comps ₹5,000 (-3%; 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, +0.3 points), confidence 38%. Gross yield 3.9% (₹16 psf/month); locality rental demand 6/10.
- Resale liquidity: 6.2/10 (city average 7.6, −2.5 points), confidence 60%. Locality resale depth 6/10; ticket ₹0.40 Cr narrows the buyer pool; UC resale needs builder NOC; 980-home project gives deep resale comps; RERA sales pace ratio 0.01.
- Employment access: 2.4/10 (city average 5.2, −5.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 27 min, ORR Bellandur (Ecospace) 48 min, Koramangala (Forum) 56 min, ITPL Whitefield 66 min; 1 of 7 major hubs within 30 min; 4 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 2.7/10 (city average 4.8, −3.7 points), confidence 60%. Yellow Line Bommasandra (5–10 km); no planned station within 2 km; airport ~126 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: 4.4/10 (city average 3.7, +1.6 points), confidence 60%. Sipani: 8+ projects, on-time 71% (derived); handover 2026-09-30 (RERA); within the RERA timeline, 3 extensions, work on schedule (-7 pts).
- Layout, size, age, amenities, maintenance: 5.5/10 (city average 7.3, −2.4 points), confidence 55%. 101 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹1,539 per sq ft (basic spec).
- Water, flooding, noise, infrastructure: 5.5/10 (city average 5.8, −0.6 points), confidence 50%. Plotted and affordable belt; water via borewells
- Legal, title & approvals: 6.5/10 (city average 7.4, −1.8 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−2.0 pts).
- Expected price growth (5-yr CAGR model): 4.0/10 (city average 6.0, −12.6 points), confidence 56%. Model 5-yr price CAGR 8.3% (range 4.9–11.8%).

## Why prices should grow about 8.3% 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 11.9% 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.
- + 2.4%: Add 2.4%: 4 million sq ft of new offices nearby means more people wanting homes here.
- − 0.7%: Subtract 0.7%: many new homes are being built here (20 months of unsold stock), which keeps prices in check.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Satellite Town Ring Road (construction, 2028).
- − 0.5%: Subtract 0.5% for this project itself: unfinished homes are worth more once they are complete.
- = 8.3%: Result: about 8.3% a year, so a home worth ₹41.2 L today would be worth about ₹61.4 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹40.6 L. Exit value in year 8: ₹77.8 L. Net sale after loan and costs: ₹51.7 L. Net rent after running costs: ₹7.8 L. Loan: ₹32.4 L (EMI ₹0.3 L per month). All-in cost: ₹55.8 L (other charges ₹1.4 L, GST ₹2.1 L, stamp duty and registration ₹2.7 L, interiors ₹9.8 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -29.0%, net-wealth CAGR -29.0%, cash in ₹13.7 L, net rent ₹0.3 L, net sale ₹12.8 L.
- Hold bare, rent unfurnished (8 years): IRR 7.3%, net-wealth CAGR 5.4%, cash in ₹32.0 L, net rent ₹6.4 L, net sale ₹51.0 L. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 3.1%, net-wealth CAGR 2.5%, cash in ₹40.6 L, net rent ₹7.8 L, net sale ₹51.7 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/180328/002366 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 3× — from 2021-09-30 to 2026-09-30
- 93% built per the latest filing; 13/6869 homes booked
- [WATCH] 4 RERA complaints on this project (1 open); 9 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 3/10. 3 extensions on the registration (−6)
- Legal & complaints: 7/10. 4 RERA complaints on the project (−2); 1 still open
- Money to finish: 7/10. finance cost is 0% of the registered budget; last quarter: collected ₹7.54 cr, withdrew ₹7.32 cr; only 0% of homes booked (−1)
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. Registration extended 3 times: original completion 2021-09-30, now 2026-09-30.

### Complaints and disputes
- 4 complaints on this project at K-RERA (1 open); 9 on the promoter entity across projects. Subjects raised: Sipani Properties is denying registration of the apartment that I booked in Sipani Royal H; Extra maintenence charges with penalty; Delivery date exceeds as per agreement; Booking Amount Not Refunded.

### Credit ratings
- sipani properties pvt ltd: no public rating located

### 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 — 2026-09-30 — 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/1251/308/PR/180328/002366 · promoter sipani properties pvt ltd (Company) · EX/PRM/KA/RERA/1251/308/PR/220902/002366
- Dates: Start 2017-11-15 · original completion 2021-09-30 · 3 extensions: Covid Extension → 2022-06-30, Section 6 Extension → 2023-06-30, Further Extension → 2026-09-30 [red]
- Progress: 93% complete per quarterly filing Q1 2026-27 (submitted 2026-07-24) · 13 of 6869 homes booked (6856 available)
- Registered cost: Total ₹159 cr · land ₹4.17 cr · construction ₹118 cr
- RERA bank account: HDFC, kasturba road (70% construction account)
- Land & towers: 9.74 acres (39,406 sq m) · A WING 98 homes, 14 floors; B wing 98 homes, 14 floors; C Wing 98 homes, 14 floors; D wing 98 homes, 14 floors; E Wing 98 homes, 14 floors; F Wing 98 homes, 14 floors; G wing 98 homes, 14 floors; H wing 98 homes, 14 floors; I wing 98 homes, 14 floors; J wing 98 homes, 14 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 4 on this registration (1 open) · 9 on the promoter entity across all its projects [amber]
- Owners’ association: Formed
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 4 on this project**
- 2025-04-11 · 00621/2025: Sipani Properties is denying registration of the apartment that I booked in Sipani Royal Heritage — UNDER ENQUIRY AUTHORITY BENCH5 [amber]
- 2025-01-30 · 00232/2025: Extra maintenence charges with penalty — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2022-01-19 · CMP/220119/0008828: Delivery date exceeds as per agreement — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2020-07-01 · CMP/200701/0006099: Booking Amount Not Refunded — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/180328/002366 (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 ₹4,850 per sq ft × 820 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹13,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹3.5 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/sipani-royal-heritage-phase-i-002366.json; printable due-diligence report at https://property-lens.ai/dd/sipani-royal-heritage-phase-i-002366.

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