# The Edge — Arvind SmartSpaces, Yeshwanthpur / Tumkur Road / Nagasandra, Bengaluru

Source: https://property-lens.ai/p/the-edge-002822 (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: 45/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 8.1% per year over 5 years (likely range 4.7%–11.6%); 7.8% per year over 10 years.
- Net-wealth CAGR: 4.2% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 5.5% (all-cash 7.1%). Gross rental yield: 2.8%.
- Status: ready to move in. Type: apartment, premium segment. Developer: Arvind SmartSpaces (#128 in Bengaluru by RERA registrations).
- Address: Adj. Shell Petrol Pump, Opp. Nagasandra Metro Station, Nagasandra, Tumkur Main Road, Bengaluru 560073. Homes: 116. Land: 1.02 acres. Launched: 2019.
- RERA registrations: PRM/KA/RERA/1251/309/PR/190823/002822.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Showrooms & Professional | 968 | 1,375 | ₹9,800 (assumed) | ₹1.35 Cr | ₹32,500 (assumed) |
| Showrooms & Offices | 6,689 | 9,500 | ₹9,800 (assumed) | ₹9.31 Cr | ₹1,90,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹9,800 psf vs premium comps ₹9,800 (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: 5.6/10 (city average 6.0, −0.9 points), confidence 38%. Gross yield 2.9% (₹24 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.9/10 (city average 7.6, +0.6 points), confidence 60%. Locality resale depth 8/10; ticket ₹1.35 Cr narrows the buyer pool; 116-home project; RERA sales pace ratio 0.59.
- Employment access: 3.3/10 (city average 5.2, −3.9 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Hebbal (Kirloskar) 31 min, Manyata Tech Park 38 min, MG Road (CBD) 40 min, Koramangala (Forum) 49 min; 0 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 7.4/10 (city average 4.8, +4.8 points), confidence 60%. Green Line Yeshwanthpur–Nagasandra–Madavara; no planned station within 2 km; airport ~77 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: 6.5/10 (city average 3.7, +7.0 points), confidence 60%. Arvind SmartSpaces: 4+ projects, on-time 54% (derived); ready.
- Layout, size, age, amenities, maintenance: 5.7/10 (city average 7.3, −2.1 points), confidence 55%. 113 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹1,470 per sq ft (basic 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: 8.5/10 (city average 7.4, +2.3 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 0 red flags (−0.3 pts).
- Expected price growth (5-yr CAGR model): 3.7/10 (city average 6.0, −14.3 points), confidence 56%. Model 5-yr price CAGR 8.1% (range 4.7–11.6%).

## Why prices should grow about 8.1% 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).
- − 0.3%: Subtract 0.3% for this project itself: it is priced above its neighbours or is ageing.
- = 8.1%: Result: about 8.1% a year, so a home worth ₹1.39 Cr today would be worth about ₹2.06 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.17 Cr. Exit value in year 8: ₹2.57 Cr. Net sale after loan and costs: ₹1.71 Cr. Net rent after running costs: ₹19.6 L. Loan: ₹1.05 Cr (EMI ₹0.9 L per month). All-in cost: ₹1.61 Cr (other charges ₹4.7 L, GST ₹0.0 L, stamp duty and registration ₹9.2 L, interiors ₹11.0 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 6.9%, net-wealth CAGR 5.1%, cash in ₹1.09 Cr, net rent ₹16.1 L, net sale ₹1.70 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 5.5%, net-wealth CAGR 4.2%, cash in ₹1.17 Cr, net rent ₹19.6 L, net sale ₹1.71 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/190823/002822 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2019-06-29 → 2027-03-30 after 1 extension (original 2026-06-30)
- [WATCH] 1 RERA complaints on this project (0 open); 7 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: 8.5/10. 1 RERA complaint on the project (−0.5)
- Money to finish: 8/10. finance cost is 0% of the registered budget; last quarter: collected ₹12.68 cr, withdrew ₹13.20 cr
- Developer strength: 5/10. no public credit rating for the promoter

### Red flags to resolve in writing
None recorded.

### Complaints and disputes
- 1 complaints on this project at K-RERA (0 open); 7 on the promoter entity across projects. Subjects raised: Claim of Booking Amount.

### Credit ratings
- Arvind SmartSpaces 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. 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/1251/309/PR/190823/002822 · promoter Arvind SmartSpaces Limited (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2019-06-29 · original completion 2026-06-30 · 1 extension: Covid Extension → 2027-03-30 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹63.25 cr · land ₹15.75 cr · construction ₹47.50 cr
- RERA bank account: YES BANK, C. G. Road Branch (70% construction account)
- Money at registration: collected ₹4.16 cr · spent ₹27.97 cr · balance ₹0.08 cr
- Land & towers: 1.02 acres (4,140 sq m) · A 116 homes, 13 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 1 on this registration (0 open) · 7 on the promoter entity across all its projects [amber]
- Owners’ association: Formed

**Complaint log (K-RERA) · 1 on this project**
- 2023-01-19 · 00097/2023: Claim of Booking Amount — DISPOSED AUTHORITY BENCH5 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/190823/002822 (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 ₹9,800 per sq ft × 1,375 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹32,500 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/the-edge-002822.json; printable due-diligence report at https://property-lens.ai/dd/the-edge-002822.

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