# SNR Verity — SNR Square, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/snr-verity-002181 (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 55%.
- Projected price growth: 8.9% per year over 5 years (likely range 5.4%–12.4%); 8.7% per year over 10 years.
- Net-wealth CAGR: 6.1% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 7.8% (all-cash 8.2%). Gross rental yield: 3.3%.
- Status: ready to move in. Type: apartment, mid segment. Developer: SNR Square (#124 in Bengaluru by RERA registrations).
- Address: SNR Verity, Sy No.120/2, Bagalur Road, Thindlu Village, Sarjapur Hobli, Anekal Taluk. Homes: 128. Land: 1 acres. Launched: 2014.
- RERA registrations: PRM/KA/RERA/1251/308/PR/171208/002181.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,111 | 1,500 | ₹9,000 (assumed) | ₹1.35 Cr | ₹39,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 30%. ₹9,000 psf vs mid comps ₹9,000 (0%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 6.9/10 (city average 6.0, +2.0 points), confidence 34%. Gross yield 3.5% (₹26 psf/month); locality rental demand 8/10.
- Resale liquidity: 8.7/10 (city average 7.6, +2.0 points), confidence 50%. Locality resale depth 8/10; ticket ₹1.35 Cr narrows the buyer pool; 128-home project.
- Employment access: 3.2/10 (city average 5.2, −4.1 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 44 min, Electronic City Ph-1 44 min, ITPL Whitefield 46 min, Koramangala (Forum) 62 min; 0 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 2.7/10 (city average 4.8, −3.7 points), confidence 60%. none operational (nearest Purple/Yellow lines 8–10 km); Phase 3A Sarjapur line ~2033; airport ~107 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 6.5/10 (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: 4.6/10 (city average 3.7, +2.2 points), confidence 60%. SNR Square: 5+ projects, on-time 47% (derived); ready.
- Layout, size, age, amenities, maintenance: 5.7/10 (city average 7.3, −2.1 points), confidence 50%. 128 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed).
- Water, flooding, noise, infrastructure: 4.9/10 (city average 5.8, −1.8 points), confidence 50%. Heavy tanker dependence pending Cauvery Stage V; Varthur lake catchment
- 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): 4.7/10 (city average 6.0, −8.0 points), confidence 56%. Model 5-yr price CAGR 8.9% (range 5.4–12.4%).

## Why prices should grow about 8.9% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.3%: Add 1.3%: prices here rose 14.5% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.5%: Subtract 0.5%: at ₹9,000 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.6%: Add 2.6%: 12 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: Peripheral Ring Road (planned, 2030); Cauvery Stage V water (construction, 2027); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.0%: No extra project-level adjustment.
- = 8.9%: Result: about 8.9% a year, so a home worth ₹1.40 Cr today would be worth about ₹2.14 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.12 Cr. Exit value in year 8: ₹2.74 Cr. Net sale after loan and costs: ₹1.88 Cr. Net rent after running costs: ₹26.1 L. Loan: ₹1.05 Cr (EMI ₹0.9 L per month). All-in cost: ₹1.62 Cr (other charges ₹4.7 L, GST ₹0.0 L, stamp duty and registration ₹9.2 L, interiors ₹12.0 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 9.3%, net-wealth CAGR 7.0%, cash in ₹1.04 Cr, net rent ₹22.0 L, net sale ₹1.87 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 7.8%, net-wealth CAGR 6.1%, cash in ₹1.12 Cr, net rent ₹26.1 L, net sale ₹1.88 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/171208/002181. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2014-05-05 → 2019-03-12 after 1 extension (original 2018-12-31)
- [RED FLAG] 8 RERA complaints on this project (0 open); 8 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. 8 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. 8 K-RERA complaints on this registration.

### Complaints and disputes
- 8 complaints on this project at K-RERA (0 open); 8 on the promoter entity across projects. Subjects raised: Requesting to refund full amount with interest and loan interest as after taking house we ; Ceiling Leakage in All Rooms of the top Floor Flat/in All Flats and major cracks on the Ce; WATER SEEPAGE FROM ROOF AND ALL THE WALLS, CRACKS APPEARED ON ALL THE WALLS SOON AFTER THE; Water seepage Issues; Ceiling (roof) and walls waterproofing is not completed for Flat A302 SNR Verity; Celing (roof) and walls waterproofing is not completed for Flat A302 SNR Verity.

### Credit ratings
- SNR Square 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. 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/1251/308/PR/171208/002181 · promoter SNR Square Pvt Ltd (Company) · EX/PRM/KA/RERA/1251/308/PR/220711/002181
- Dates: Start 2014-05-05 · original completion 2018-12-31 · 1 extension: Section 6 Extension → 2019-03-12 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹22.00 cr · land ₹8.00 cr · construction ₹14.00 cr
- RERA bank account: Indian Bank, HSR Layout (70% construction account)
- Land & towers: 1.00 acres (4,047 sq m) · A 24 homes, 3 floors; B 32 homes, 3 floors; C 32 homes, 3 floors; D 40 homes, 3 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 8 on this registration (0 open) · 8 on the promoter entity across all its projects [red]

**Complaint log (K-RERA) · 8 on this project**
- 2024-06-04 · 00541/2024: Requesting to refund full amount with interest and loan interest as after taking house we are suffering from mental, emotional and physical threats in unleavable life threatening condition — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2024-05-16 · 00450/2024: Ceiling Leakage in All Rooms of the top Floor Flat/in All Flats and major cracks on the Ceiling and walls Full compensation sought as builder unable to fix roof leakage problem — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2023-11-27 · 01757/2023: WATER SEEPAGE FROM ROOF AND ALL THE WALLS, CRACKS APPEARED ON ALL THE WALLS SOON AFTER THE ALLOTMENT, — DISPOSED AO (ADJUDICATING OFFICER)
- 2023-10-05 · 01535/2023: Water seepage Issues — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2023-05-22 · 00795/2023: Ceiling (roof) and walls waterproofing is not completed for Flat A302 SNR Verity — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2022-11-07 · CMP/221107/0010209: Celing (roof) and walls waterproofing is not completed for Flat A302 SNR Verity — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-03-01 · CMP/210301/0007711: Amenities pending & RERA registration expired — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
- 2021-02-15 · CMP/210215/0007638: Delay in possession, agreement breach, sale area dispute — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/171208/002181 (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 ₹9,000 per sq ft × 1,500 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹39,000 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/snr-verity-002181.json; printable due-diligence report at https://property-lens.ai/dd/snr-verity-002181.

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