# Skylark Dasos — Skylark, Electronic City / Hosur Road / Bommasandra, Bengaluru

Source: https://property-lens.ai/p/skylark-dasos-001922 (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: 34/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 8.0% per year over 5 years (likely range 4.5%–11.5%); 7.5% per year over 10 years.
- Net-wealth CAGR: 2.3% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 2.9% (all-cash 5.6%). Gross rental yield: 3.9%.
- Status: under construction, RERA handover 2023-09-30. Type: apartment, mid segment. Developer: Skylark (#105 in Bengaluru by RERA registrations).
- Address: Sy. No. 18/1, Khata No. 9, Kyalasanahalli,. Homes: 472. Land: 6.42 acres. Launched: 2018.
- RERA registrations: PRM/KA/RERA/1251/446/PR/180627/001922.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 842 | 1,135 | ₹5,850 (assumed) | ₹66.4 L | ₹22,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹5,850 psf vs mid comps ₹6,200 (-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: 7.8/10 (city average 6.0, +3.6 points), confidence 38%. Gross yield 4.1% (₹20 psf/month); locality rental demand 8/10.
- Resale liquidity: 8.0/10 (city average 7.6, +0.6 points), confidence 50%. Locality resale depth 7/10; ticket ₹0.66 Cr narrows the buyer pool; UC resale needs builder NOC; 472-home project gives deep resale comps.
- Employment access: 8.5/10 (city average 5.2, +6.7 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 10 min, ORR Bellandur (Ecospace) 22 min, Koramangala (Forum) 29 min, MG Road (CBD) 40 min; 3 of 7 major hubs within 30 min; 5 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.4/10 (city average 4.8, +1.2 points), confidence 60%. Yellow Line Electronic City / Bommasandra (Aug 2025); no planned station within 2 km; airport ~101 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.0/10 (city average 7.0, +0.0 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%. Skylark: 5+ projects, on-time 35% (derived); handover 2023-09-30 (RERA); 36 months past the RERA completion date, 1 extension.
- Layout, size, age, amenities, maintenance: 8.0/10 (city average 7.3, +0.8 points), confidence 55%. 73 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹4,227 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.1 points), confidence 50%. Industrial belt; borewell dependence; Hosur Road noise
- Legal, title & approvals: 5.4/10 (city average 7.4, −4.1 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
- Expected price growth (5-yr CAGR model): 3.6/10 (city average 6.0, −15.2 points), confidence 56%. Model 5-yr price CAGR 8.0% (range 4.5–11.5%).

## Why prices should grow about 8.0% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.0%: Add 1.0%: prices here rose 12.6% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%: Subtract 0.1%: at ₹5,850 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.2%: Add 1.2%: 5 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 (25 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); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.4%: Add 0.4% for this project itself: unfinished homes are worth more once they are complete.
- = 8.0%: Result: about 8.0% a year, so a home worth ₹68.7 L today would be worth about ₹1.01 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹63.7 L. Exit value in year 8: ₹1.24 Cr. Net sale after loan and costs: ₹79.9 L. Net rent after running costs: ₹14.5 L. Loan: ₹54.1 L (EMI ₹0.5 L per month). All-in cost: ₹90.3 L (other charges ₹2.3 L, GST ₹3.4 L, stamp duty and registration ₹4.5 L, interiors ₹13.6 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -25.8%, net-wealth CAGR -25.8%, cash in ₹22.8 L, net rent ₹0.6 L, net sale ₹21.9 L.
- Hold bare, rent unfurnished (8 years): IRR 6.3%, net-wealth CAGR 4.7%, cash in ₹52.1 L, net rent ₹12.1 L, net sale ₹78.9 L. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 2.9%, net-wealth CAGR 2.3%, cash in ₹63.7 L, net rent ₹14.5 L, net sale ₹79.9 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/180627/001922. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 1× — from 2022-12-31 to 2023-09-30 (already passed)
- [RED FLAG] 55 RERA complaints on this project (0 open); 55 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 5/10. 1 extension on the registration (−2); a registration completion date has already passed (−2)
- Legal & complaints: 6/10. 55 RERA complaints on the project (−3)
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
1. RERA completion date 2023-09-30 has passed without a completion application.
2. 55 K-RERA complaints on this registration.

### Complaints and disputes
- 55 complaints on this project at K-RERA (0 open); 55 on the promoter entity across projects. Subjects raised: Refund along with interest; Compensation amount for me personally and pay back paid amount with interest to pay loan f; Refund with compensation and court expenses; complaint against builder M/S.Royaume Builders and Promoters Private Limited; Construction is stuck since Feb 2019; Refund with Compensation.

### Credit ratings
- Royaume Builders and Promoters Private Limited: 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 — 2023-09-30 — 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/1251/446/PR/180627/001922 · promoter Royaume Builders and Promoters Private Limited (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2018-03-01 · original completion 2022-12-31 · 1 extension: Covid Extension → 2023-09-30 · current date has passed [red]
- Registered cost: Total ₹288 cr · land ₹61.44 cr · construction ₹227 cr
- RERA bank account: HDFC, Richmond (70% construction account)
- Land & towers: 6.42 acres (26,000 sq m) · Tower A OR Building 1 55 homes, 13 floors; Tower B OR Building 2 104 homes, 14 floors; Tower C OR Building 3B 152 homes, 17 floors; Tower D OR Building 3A 161 homes, 17 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 55 on this registration (0 open) · 55 on the promoter entity across all its projects [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 55 on this project**
- 2026-02-18 · 00138/2026: Refund along with interest — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2025-09-15 · 01168/2025: Compensation amount for me personally and pay back paid amount with interest to pay loan for bank — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2024-10-15 · 01008/2024: Refund with compensation and court expenses — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-08-12 · 00711/2024: complaint against builder M/S.Royaume Builders and Promoters Private Limited — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-03-06 · 00248/2024: Construction is stuck since Feb 2019 — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-10-11 · 01577/2023: Refund with Compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-10-11 · 01580/2023: promoter failed to complete the project within the specified timeline. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-10-06 · 01543/2023: Need refund for flat B805 since Skylark Dasos delivery date/RERA deadline is expired — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-08-17 · 01255/2023: Skylark Dasos project is completely stalled for almost 3 years and there is nil progress on the construction as site — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-07-28 · 01200/2023: Skylark Dasos Project stalled since year 2019 and allotted flat (C-108) not delivered on time — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-07-25 · 01168/2023: Written Submissions pertaining to Complaint lodged against builder M/s. Royaume Builders and Promoters Private Limited — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-06-05 · 00889/2023: Refund Request as the Construction Halted for more than 3 years. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-05-16 · 00734/2023: Project stalled — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-05-08 · 00715/2023: Skylark Dasos - Booking amount not refunded after 4 years — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-04-29 · 00613/2023: REFUND OF AMOUNT PAID FOR PURCHASE OF FLAT A601 IN SKYLARK DASOS — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-03-27 · 00378/2023: No Movement in Project since 5 years , No Refund of the money paid till date — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-03-23 · 00360/2023: Refund and Moderate a dialogue between the buyer representatives and the decision makers from Royaume Builders and Promoters PVT Ltd, at Skylark Dasos project management — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-03-23 · 00371/2023: No progress in construction, demand for refund. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-03-02 · 00281/2023: Refund of amount and compensation with interest — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-02-22 · 00230/2023: Refund and moderate a dialogue between the buyer representatives and the decision makers from the Royaume Builders and Promoters Pvt Ltd., at Skylark Dasos project management — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-02-15 · 00210/2023: No progress of project since 3years, escrow account fund has been misused — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-02-15 · 00211/2023: Skylark Dasos Project stalled — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-02-10 · 00198/2023: Cancellation of flat, Compensation should include amount paid to builder and loan interest paid to bank with interest — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-02-04 · 00166/2023: Seeking refund with interest and penalty — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
- 2023-01-24 · 00117/2023: Return of amount and compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/180627/001922 (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 ₹5,850 per sq ft × 1,135 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹22,500 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/skylark-dasos-001922.json; printable due-diligence report at https://property-lens.ai/dd/skylark-dasos-001922.

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