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PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Aashrithaa Divine Phase III

Aashrithaa Properties · Attibele / Anekal / Chandapura

DeveloperAashrithaa Properties · #133 in Bengaluru by RERA registrations

LocalityAttibele / Anekal / Chandapura

AddressSy. Nos. 124/2,124/10,122/2,124/5,124/6,127/2,129/1,129/10 and 129/11 situated at Nosenoor Village, , Jigani Hobli, Anekal Taluk,

Typeplot · mid

StatusUnder construction · handover Dec 2028

Homesnot filed

Landnot filed

Launched2026

RERAPRM/KA/RERA/1251/310/PR/180726/008825

Home analysed: Plot · 1199 sq ft. Financing: 75% loan at 8.5% over 20 years, 8-year hold. Every number states whether it was observed from a source or assumed. Score of 50 = the average analysed Bengaluru project; 12 points = one standard deviation.

Investment score

41/100

Evidence confidence55%

Plot · 1199 sq ft

Price growth per year, next 5 yrs model

10.4%

likely range 7.0%–13.9% · over 10 yrs 10.1%/yr

Net-wealth CAGR, 8-yr hold

7.8%

your cash in → cash back incl. sale, per year

Cash-flow IRR, 8-yr hold

12.9%

with 75% loan · all-cash 11.2% · no interiors

Three numbers, three questions. Price growth: what will the home be worth? Net-wealth CAGR: what will my money have earned after every cost? Cash-flow IRR: the same, but counting when each rupee moves. Tap i on any of them.

Price · edit here or below assumed

Total price in crore₹Cr

Price per sq ft₹ psf × 1,200 sq ft · as of Sep 2026
Price edits apply to ·

All-in cost

₹34.6 L

+ other charges 0.6 L, GST 0.0 L, stamp/reg 2.1 L

Gross rental yield assumed

0.0%

vacant plot: no rent assumed

In plain words

Why 41 out of 100

Each home is marked on 11 things a careful buyer checks, then compared with every project we analyse in Bengaluru: 50 is the average project, 62 beats about five in six. Here is what lifts this one and what drags it:

+
Builder delivery & handover risk · 7/16 pts
Aashrithaa Properties has finished 4+ projects and delivered on time about 83% of the time. This phase is 95% built, with handover promised for 2028-12-31: delays would push your rent start back.
+
Price vs comparables · 1/3 pts
Cheaper than similar mid homes nearby: ₹2,650 vs about ₹5,000 per sq ft.
+
Expected price growth (5-yr CAGR model) · 5/26 pts
We expect prices here to rise about 10.4% a year for the next 5 years (explained below).
−
Employment access · -8/10 pts
Drive times right now: Electronic City Ph-1 31 min, ORR Bellandur (Ecospace) 55 min, Koramangala (Forum) 58 min; Manyata Tech Park 89 min. About 4 million sq ft of new offices are planned nearby in 3 years.
−
Rental demand & yield · -6/8 pts
A plot earns no rent, so this scores low by design.
−
Schools, hospitals, daily needs · -2/3 pts
Schools, hospitals and daily shopping are limited in this area.

All 11 checks

+
Price vs comparables · 1/3 pts
Cheaper than similar mid homes nearby: ₹2,650 vs about ₹5,000 per sq ft.
−
Rental demand & yield · -6/8 pts
A plot earns no rent, so this scores low by design.
•
Resale liquidity · -2/4 pts
Plenty of buyers can afford a ₹31.8 L home, and homes in Attibele / Anekal / Chandapura take time to resell. Reselling before handover needs the builder’s permission.
−
Employment access · -8/10 pts
Drive times right now: Electronic City Ph-1 31 min, ORR Bellandur (Ecospace) 55 min, Koramangala (Forum) 58 min; Manyata Tech Park 89 min. About 4 million sq ft of new offices are planned nearby in 3 years.
−
Metro, bus, rail & airport · -4/9 pts
No working metro nearby (nearest 7 km). Airport is about 134 minutes by road right now.
•
Schools, hospitals, daily needs · -2/3 pts
Schools, hospitals and daily shopping are limited in this area.
•
Builder delivery & handover risk · 7/16 pts
Aashrithaa Properties has finished 4+ projects and delivered on time about 83% of the time. This phase is 95% built, with handover promised for 2028-12-31: delays would push your rent start back.
•
Layout, size, age, amenities, maintenance · -0/3 pts
Moderately dense layout (60 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹3.5 per sq ft a month.
•
Water, flooding, noise, infrastructure · -1/9 pts
Low flood risk; water supply is mostly borewell or tankers; noise is manageable.
+
Legal, title & approvals · 1/5 pts
Registered with Karnataka RERA; no court cases reported; land title not yet verified by us, so get a lawyer to check. The due-diligence report below flags 1 item in red.
•
Expected price growth (5-yr CAGR model) · 5/26 pts
We expect prices here to rise about 10.4% a year for the next 5 years (explained below).

Why prices should grow ~10.4% a year for the next 5 years

We build the forecast step by step, starting from what Bengaluru homes normally do and adjusting for this area and this project:

+ 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).
+ 1.6%Add 1.6% for this project itself: unfinished homes are worth more once they are complete.
= 10.4%Result: about 10.4% a year, so a home worth ₹32.4 L today would be worth about ₹53.2 L in 5 years. We are 56% confident in the evidence behind this.

Homes on offer

Every unit type on the RERA inventory or price list. Prices marked “assumed” are locality-model estimates until a listing is verified.

Home	Carpet	Super built-up	Price / sq ft	Price	Rent / month	Units
Plot 1199 sq ft	1,199 sq ft	1,200 sq ft	₹2,650 assumed	₹31.8 L	—	48
Plot 1350 sq ft	1,350 sq ft	1,350 sq ft	₹2,650 assumed	₹35.8 L	—	16
Plot 1396 sq ft	1,396 sq ft	1,395 sq ft	₹2,650 assumed	₹37.0 L	—	51
Plot 1499 sq ft	1,499 sq ft	1,500 sq ft	₹2,650 assumed	₹39.8 L	—	45

Highlights

Aashrithaa Properties · Attibele / Anekal / Chandapura · unit count not filed
Under construction: 95% complete, RERA completion 2028-12-31
No litigation declared · 0 complaints on this registration

Assumptions used prefilled

These are the inputs behind every number above. Open the project page to change any of them.

Purchase

Price per sq ft assumed

₹/sq ft

Total price (base) derived

₹ Cr

Super built-up area assumed

sq ft

Other charges (car park, deposits) assumed

% of base

GST assumed

Stamp duty + registration assumed

Purchase brokerage assumed

Fit-out assumed

₹/sq ft

FinancingLoan 75% · cash 25% · EMI ₹21,112/mo

Loan share of price (rest is your cash) assumed

% loan

Interest rate assumed

% p.a.

Tenure assumed

years

Processing fee assumed

Rent & running costs

Maintenance assumed

₹/sq ft/mo

Property tax assumed

% of rent

Insurance assumed

% of value

Interiors & exit

Do interiors (fit-out)? assumed

Rent uplift from interiors assumed

Interiors cost recovered at sale assumed

Handover (YYYY-MM) observed

Holding period assumed

years

Override price growth assumed

% p.a. (blank = model)

Selling costs assumed

Capital-gains tax assumed

Returns over 8 years · no interiors

Cash you put in₹24.6 L

Exit value (yr 8)₹70.3 L

Net sale after loan & costs₹47.7 L

Net rent after opex₹-87,100

Loan (75% of price)₹24.3 L

EMI / month₹21,112

Year	Purchase	Loan in	Opex	Debt service	Sale − loan	Net cash
Today	-5.5 L	2.4 L	0.0 L	0.0 L	0.0 L	-3.1 L
Yr 1	-9.7 L	7.3 L	0.0 L	-0.5 L	0.0 L	-2.9 L
Yr 2	-9.7 L	7.3 L	0.0 L	-1.1 L	0.0 L	-3.6 L
Yr 3	-9.7 L	7.3 L	-0.1 L	-1.8 L	0.0 L	-4.3 L
Yr 4	0.0 L	0.0 L	-0.1 L	-2.5 L	0.0 L	-2.7 L
Yr 5	0.0 L	0.0 L	-0.1 L	-2.5 L	0.0 L	-2.7 L
Yr 6	0.0 L	0.0 L	-0.2 L	-2.5 L	0.0 L	-2.7 L
Yr 7	0.0 L	0.0 L	-0.2 L	-2.5 L	0.0 L	-2.7 L
Yr 8	0.0 L	0.0 L	-0.2 L	-2.5 L	47.7 L	45.0 L

Pre-tax unless capital-gains tax is set. Rent enters the cash flows once. Net-wealth CAGR = (cash returned incl. sale ÷ cash put in)^(1/years) − 1. IRR uses the dated cash flows.

Score factors

Bars show points added or taken away versus the average analysed Bengaluru project (score 50).

Price vs comparables

+0.8 pts vs avg

this home 7.2/10 · Bengaluru average 6.2 · confidence 35%

₹2,650 psf vs mid comps ₹5,000 (-47%; 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

−5.9 pts vs avg

this home 3.0/10 · Bengaluru average 6.0 · confidence 38%

Gross yield 0.0% (₹0 psf/month); locality rental demand 6/10.

Resale liquidity

−2.1 pts vs avg

this home 6.4/10 · Bengaluru average 7.6 · confidence 50%

Locality resale depth 6/10; ticket ₹0.32 Cr narrows the buyer pool; UC resale needs builder NOC.

Employment access

−7.8 pts vs avg

this home 1.4/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 31 min, ORR Bellandur (Ecospace) 55 min, Koramangala (Forum) 58 min, MG Road (CBD) 70 min; 0 of 7 major hubs within 30 min; 4 msf office pipeline (3 yr).

Metro, bus, rail & airport

−3.7 pts vs avg

this home 2.7/10 · Bengaluru average 4.8 · confidence 60%

Yellow Line Bommasandra (5–10 km); no planned station within 2 km; airport ~134 min by road now (Google Maps); .

Schools, hospitals, daily needs

−2.0 pts vs avg

this home 5.0/10 · Bengaluru average 7.0 · confidence 50%

Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).

Builder delivery & handover risk

+7.4 pts vs avg

this home 6.7/10 · Bengaluru average 3.7 · confidence 60%

Aashrithaa Properties: 4+ projects, on-time 83% (derived); handover 2028-12-31 (RERA); within the RERA timeline, work on schedule (74 pts).

Layout, size, age, amenities, maintenance

−0.4 pts vs avg

this home 7.0/10 · Bengaluru average 7.3 · confidence 50%

60 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed).

Water, flooding, noise, infrastructure

−0.6 pts vs avg

this home 5.5/10 · Bengaluru average 5.8 · confidence 50%

Plotted and affordable belt; water via borewells

Legal, title & approvals

+0.6 pts vs avg

this home 7.7/10 · Bengaluru average 7.4 · confidence 55%

RERA registered; litigation: none reported; approvals: Plan LAO/156/2025-26 dated 2026-04-09; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).

Expected price growth (5-yr CAGR model)

+4.5 pts vs avg

this home 6.7/10 · Bengaluru average 6.0 · confidence 56%

Model 5-yr price CAGR 10.4% (range 7.0–13.9%).

Price growth model, year by year

Nominal growth per year. Parts add up; momentum fades, infrastructure is weighted by delivery probability and dated.

Component	Yr 1	Yr 2	Yr 3	Yr 4	Yr 5	Yr 6	Confidence
Bengaluru long-run nominal trend	6.0	6.0	6.0	6.0	6.0	6.0	80%
Locality momentum (mean-reverting)	2.1	1.1	0.6	0.3	0.2	0.1	45%
Affordability ceiling	0.0	0.0	0.0	0.0	0.0	0.0	60%
Employment access & office pipeline	2.4	2.4	2.4	2.4	2.4	2.4	55%
Supply–demand balance	-1.0	-0.8	-0.6	-0.5	-0.4	-0.3	50%
Infrastructure delivery (probability-weighted)	0.5	0.3	0.1	0.0	0.0	0.0	55%
Project-specific adjustments	1.7	1.7	1.7	1.5	1.5	1.5	50%
Total growth	11.7%	10.7%	10.2%	9.8%	9.7%	9.7%	56%

Bengaluru long-run nominal trend: City-wide 2013-25 nominal residential trend ≈ inflation + real income growth.

Locality momentum (mean-reverting): Trailing 3.0-yr locality CAGR 11.9% vs 6.0% trend; 35% carried forward, halving each year.

Affordability ceiling: Ticket at ₹2,650 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.

Employment access & office pipeline: 4 msf office pipeline (3 yr) on 6 msf stock; 30-min jobs index 0.45.

Supply–demand balance: 20 months of unsold inventory; new-launch/absorption ratio 1.28 (from 27 under-construction RERA filings in this locality: 4,714 unsold homes, 510.7 sold per month).

Infrastructure delivery (probability-weighted): Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025, p=1); Satellite Town Ring Road (construction, 2028, p=0.6)

Project-specific adjustments: Remaining construction risk (5% work left) re-rates toward ready comps by handover (~0.4% over 2.3 yr). Land in expansion corridors historically outpaces built stock; no depreciation.

Locality evidence: ₹4,500 (Jun 2023) → ₹6,300 (Jun 2026) = 11.9% p.a. Sources: Platform estimate (interim, not observed).

Financial & legal due diligence

What the public record says

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/180726/008825. Prices and rents are locality estimates, not verified listings. Compiled Sep 2026 from the Karnataka RERA file, company registers, rating agencies, tribunal records and press. Facts only; anything that deserves a written answer before signing is flagged.

0 red1 watch5 positive

Open printable due-diligence report ↗

Delivery timeline9/10

project reported ≥95% complete

Legal & complaints9/10

no litigation and no complaints on the RERA file

Money to finish8/10

finance cost is 0% of the registered budget

Developer strength5/10

no public credit rating for the promoter

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration

PRM/KA/RERA/1251/310/PR/180726/008825 · AASHRITHAA PROPERTIES PRIVATE LIMITED

On original date

Construction95%

registration-time status

No litigation declaredNo complaintsEscrow: KOTAK MAHINDRA BANKJoint-development land

Credit ratings of the people behind it

No public credit rating located for the promoter.

AASHRITHAA PROPERTIES PRIVATE LIMITED: no public rating located

Complaints & disputes on record

On this project00 open

On the promoter entity0all projects

Court cases declared0no stay recorded

At a glance

On its original RERA date

On its original RERA completion date: 2028-12-31

95% built

95% built per the latest filing

No complaints on this project

No RERA complaints on this project; 0 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹14.56 cr — where it goes

Approvals ₹1.4 cr · 10%Construction & on-site ₹4.2 cr · 29%Other / taxes ₹9 cr · 62%

No litigation declaredBorrowing declared: NoEscrow at KOTAK MAHINDRA BANK13 recorded land-owner shares

Red flags to resolve in writing

Legal

Joint-development land: confirm which units fall in the owners’ share.

Questions to put to the developer before you sign

Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
Confirm the price list, floor-rise and other charges for the exact unit.
Which date is contractual — 2028-12-31 — and what is the per-month delay compensation?
Confirm there is no litigation on the land or approvals beyond the RERA declaration.
What is the land owners’ share of built area and is the unit in the developer’s share?

Full record: every filed number, line by line1 sections · 10 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/310/PR/180726/008825 · promoter AASHRITHAA PROPERTIES PRIVATE LIMITED (Company) · U70102KA2008PTC046851

Dates

Start 2026-02-10 · original completion 2028-12-31 · no extensions

Progress

95% complete per registration-time status

Registered cost

Total ₹14.56 cr · construction ₹4.16 cr

Borrowing / mortgage declared

Borrowing: No

RERA bank account

KOTAK MAHINDRA BANK, KR ROAD BANGALORE (70% construction account)

Plan sanction

LAO/156/2025-26 dated 2026-04-09 · BMRDA - Bangalore Metropolitan Region Development Authority

Land owners / co-promoters

Bhaveen K (51.0%, Sy 124/10); V Ramachandra Reddy (70.0%, Sy 122/2); Ganesh N (70.0%, Sy 124/5); Narasimha Reddy (70.0%, Sy 124/6); Krishna Reddy N (68.0%, Sy 127/2); Venugopal Reddy (51.0%, Sy 129/1); Krishna Reddy N (68.0%, Sy 129/10); Bhaveen K (51.0%, Sy 129/11) +5 more

Litigation declared

None declared in filings

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/180726/008825, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1251/310/PR/180726/008825 (registration file, quarterly updates, complaint register), fetched 2026-09-15
PropertyLens locality model (market-level estimates)
Karnataka RERA project records PRM/KA/RERA/1251/310/PR/180726/008825 (registration file, quarterly updates, complaint register), fetched Sep 2026.

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.

Evidence

Location, jobs & transit3 hubs · metro none nearby

Job hubs nearby

Electronic City 8–12 kmHosur 10 kmBommasandra / Jigani industrial

Measured drive times below

Office space

Existing6 msf

Coming in 3 yrs4 msf

Jobs within 30 min5/10

Getting around

Metro today

Yellow Line Bommasandra (5–10 km)

none within 5 km

Metro planned

No station planned within 2 km

Rail

—

estimate

Airport

134 min by road now · 50.1 km

Google Maps

Buses

7/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
Electronic City Ph-1	31 min	10.4
ORR Bellandur (Ecospace)	55 min	19.6
Koramangala (Forum)	58 min	20.6
MG Road (CBD)	70 min	25.2
ITPL Whitefield	76 min	27.8
Hebbal (Kirloskar)	87 min	32
Manyata Tech Park	89 min	32.7
Kempegowda Airport (KIA)	134 min	50.1

Google Maps driving time with live traffic, measured Sep 2026. Refreshed monthly.

Location used: Google Maps match “”. Bus coverage and planned-station distances are still interim estimates.

Price historylocality 11.9%/yr

No dated project-level price series yet; only the latest observation is on file.

Locality · average ₹/sq ft

Date	₹ psf	Source	Confidence	Kind
Jun 2021	3,600	Platform estimate (interim, not observed)	40%	derived
Jun 2023	4,500	Platform estimate (interim, not observed)	45%	derived
Jun 2025	5,600	Platform estimate (interim, not observed)	50%	derived
Jun 2026	6,300	Platform estimate (interim, not observed)	50%	derived

Luxury comps₹8,000

Premium comps₹6,500

Mid comps₹5,000

Unsold stock20 months

Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹6,151 vs actual ₹6,300 (-2.4%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.1% p.a. vs actual 11.9% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.

Environment, legal & productflood ok · water risk · RERA yes

Flood risklow

Water supplytankers/borewell

Quietok

Roads & drainspatchy

Plotted and affordable belt; water via borewells

Legal & approvals

Registration 008825

RERA PRM/KA/RERA/1251/310/PR/180726/008825

possession Dec 2028

Litigation

none reported

observed

Approvals

Plan LAO/156/2025-26 dated 2026-04-09

observed

Title

not verified

assumed

Product

Landnull acres

Homesnull

Density60/acre

Launched2026

Sources & data gapswhat we know, from where, and what is missing

Automated analysis: unit mix and carpet areas come from the RERA inventory table; prices and rents are locality-model estimates until listings are verified.

Field	Value	Source class	Date	Conf.	Kind
Address	Sy. Nos. 124/2,124/10,122/2,124/5,124/6,127/2,129/1,129/10 and 129/11 situated at Nosenoor Village, , Jigani Hobli, Anekal Taluk,	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Land area (acres)		Platform estimate (interim, not observed)	Sep 2026	20%	assumed
Total units		Platform estimate (interim, not observed)	Sep 2026	20%	assumed
Launch year	2026	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Possession · Registration 008825	2028-12-31	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Price psf · Plot · 1199 sq ft	2650	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Ticket · Plot · 1199 sq ft	3180000	Platform estimate (interim, not observed)	Sep 2026	35%	derived
Rent · Plot · 1199 sq ft	0	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Carpet area	1199	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	observed
Builder on-time rate	0.83	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	derived
Litigation	none reported	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Approvals	Plan LAO/156/2025-26 dated 2026-04-09	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	observed

Commercial listing portals are shown as “Listing portal (aggregated)”; full provenance is retained internally. Official developer and Karnataka RERA sources are named.