PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Adarsh Palm Acres Phase 3
Adarsh Developers · Devanahalli / Airport Road / Bagalur
DeveloperAdarsh Developers · #21 in Bengaluru by RERA registrations
LocalityDevanahalli / Airport Road / Bagalur
AddressSy no 201/1, 202/2, 215/1, 215/2, 217/1, 217/10 & 217/11 Gattihalli village , Sarjapura hobli , Anekal Taluk, Bangalore urban dist. Pin 560099
Typevilla · premium
StatusUnder construction · handover Sep 2031
Homes196 units
Land30.9 acres
Launched2025
RERAPRM/KA/RERA/1251/309/PR/181025/008181
Home analysed: 3 BHK · ~2,865 sq ft (2019 carpet). Financing: 75% loan at 8.5% over 20 years, 8-year hold, interiors fitted before letting. 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
49/100
Evidence confidence56%
3 BHK · ~2,865 sq ft (2019 carpet)
Price growth per year, next 5 yrs model
11.1%
likely range 7.6%–14.5% · over 10 yrs 9.7%/yr
Net-wealth CAGR, 8-yr hold
6.5%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
12.0%
with 75% loan · all-cash 10.8% · with 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
₹Cr
₹ psf × 2,865 sq ft · as of Sep 2026
Price edits apply to ·
Price edits apply to ·
All-in cost
₹2.99 Cr
+ other charges 8.0 L, GST 11.9 L, stamp/reg 15.7 L, interiors 34.4 L
Gross rental yield assumed
2.4%
rent starts in ~5.3 yr
In plain words
Why 49 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:
- +Layout, size, age, amenities, maintenance · 3/3 pts
Spacious layout (6 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹4.5 per sq ft a month. - +Expected price growth (5-yr CAGR model) · 10/26 pts
We expect prices here to rise about 11.1% a year for the next 5 years (explained below). - +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. - −Schools, hospitals, daily needs · -2/3 pts
Schools, hospitals and daily shopping are limited in this area. - −Resale liquidity · -2/4 pts
Plenty of buyers can afford a ₹2.29 Cr home, and homes in Devanahalli / Airport Road / Bagalur take time to resell. Reselling before handover needs the builder’s permission. - −Employment access · -4/10 pts
Drive times right now: Manyata Tech Park 40 min, Hebbal (Kirloskar) 45 min, ITPL Whitefield 59 min; Electronic City Ph-1 96 min. About 15 million sq ft of new offices are planned nearby in 3 years.
All 11 checks
- •Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹8,000 vs ~₹8,500 per sq ft). - •Rental demand & yield · -3/8 pts
Rent pays back 2.4% of the price every year, well below the usual 3% in Bengaluru. Tenant demand here is thin. - •Resale liquidity · -2/4 pts
Plenty of buyers can afford a ₹2.29 Cr home, and homes in Devanahalli / Airport Road / Bagalur take time to resell. Reselling before handover needs the builder’s permission. - −Employment access · -4/10 pts
Drive times right now: Manyata Tech Park 40 min, Hebbal (Kirloskar) 45 min, ITPL Whitefield 59 min; Electronic City Ph-1 96 min. About 15 million sq ft of new offices are planned nearby in 3 years. - −Metro, bus, rail & airport · -1/9 pts
No working metro nearby (nearest 15 km). Airport is about 20 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 · -4/16 pts
Adarsh Developers has finished 17+ projects and delivered on time about 39% of the time. This phase is 2% built, with handover promised for 2031-09-30: delays would push your rent start back. - +Layout, size, age, amenities, maintenance · 3/3 pts
Spacious layout (6 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹4.5 per sq ft a month. - •Water, flooding, noise, infrastructure · -0/9 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) · 10/26 pts
We expect prices here to rise about 11.1% a year for the next 5 years (explained below).
Why prices should grow ~11.1% 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.
- + 1.2%Add 1.2%: prices here rose 14.0% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.4%Subtract 0.4%: at ₹8,000 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.4%Add 2.4%: 15 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%Supply and demand are balanced here (17 months of unsold stock).
- + 0.3%Add 0.3% for new roads, metro and water lines, weighted by how likely they are to actually finish: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Satellite Town Ring Road (construction, 2028); Bagalur ITIR / Aerospace expansion (planned, 2030).
- + 1.6%Add 1.6% for this project itself: unfinished homes are worth more once they are complete.
- = 11.1%Result: about 11.1% a year, so a home worth ₹2.37 Cr today would be worth about ₹4.01 Cr in 5 years. We are 56% confident in the evidence behind this.
Which exit suits you?
For an unfinished flat the answer depends on whether you sell at handover or hold, and whether you spend on interiors. Same price, same loan; only the strategy changes:
| Strategy | Hold | IRR / yr | Wealth CAGR / yr | Cash you put in | Net rent | Net sale | Apply |
|---|---|---|---|---|---|---|---|
| Sell at handover, no interiors best IRR Take delivery in 2031-09-30 and sell the bare flat (5 yr hold). Needs builder NOC or registration first; no rent. | 5 yrs | 21.9% | 13.3% | ₹96.9 L | ₹-1.2 L | ₹2.08 Cr | |
| Hold bare, rent unfurnished Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value. | 8 yrs | 14.8% | 8.6% | ₹1.61 Cr | ₹2.8 L | ₹3.28 Cr | |
| Hold, do interiors, rent & sell fitted selected Spend ₹1,200/sq ft on interiors, earn full rent, recover ~40% of interiors cost at sale (fading over 10 yrs). | 8 yrs | 12.0% | 6.5% | ₹1.94 Cr | ₹4.3 L | ₹3.38 Cr |
IRR and CAGR are per year over the hold shown. A short hold can show a high IRR on a small absolute gain; compare the net-sale column too. Selling before registration usually needs the builder’s transfer NOC and a fee.
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 |
|---|---|---|---|---|---|---|
| 3 BHK ~2,865 sq ft (2019 carpet) | 2,019 sq ft | 2,865 sq ft | ₹8,000 assumed | ₹2.29 Cr | ₹48,000 assumed | 46 |
| 4 BHK ~4,275 sq ft (3012 carpet) | 3,012 sq ft | 4,275 sq ft | ₹8,000 assumed | ₹3.42 Cr | ₹72,000 assumed | 146 |
| 2 BHK ~8,360 sq ft (5888 carpet) | 5,888 sq ft | 8,360 sq ft | ₹8,000 assumed | ₹6.69 Cr | ₹1,40,500 assumed | 4 |
Highlights
- Adarsh Developers · Devanahalli / Airport Road / Bagalur · 196 homes on 30.9 acres
- Under construction: 2% complete, RERA completion 2031-09-30
- 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
₹/sq ft
₹ Cr
sq ft
% of base
%
%
%
₹/sq ft
FinancingLoan 75% · cash 25% · EMI ₹1.6 L/mo
% loan
% p.a.
years
%
Rent & running costs
₹
% p.a.
%
months
months
₹/sq ft/mo
% of rent
% of rent
% of value
Interiors & exit
%
%
years
% p.a. (blank = model)
%
%
Returns over 8 years · with interiors
Cash you put in₹1.94 Cr
Exit value (yr 8)₹5.11 Cr
Net sale after loan & costs₹3.38 Cr
Net rent after opex₹4.3 L
Loan (75% of price)₹1.87 Cr
EMI / month₹1.6 L
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -41.5 L | 18.7 L | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -22.8 L |
| Yr 1 | -44.8 L | 33.6 L | 0.0 L | 0.0 L | -3.0 L | 0.0 L | -14.2 L |
| Yr 2 | -44.8 L | 33.6 L | 0.0 L | 0.0 L | -5.9 L | 0.0 L | -17.1 L |
| Yr 3 | -44.8 L | 33.6 L | 0.0 L | 0.0 L | -8.7 L | 0.0 L | -19.9 L |
| Yr 4 | -44.8 L | 33.6 L | 0.0 L | 0.0 L | -11.6 L | 0.0 L | -22.8 L |
| Yr 5 | -79.2 L | 33.6 L | 0.0 L | -1.2 L | -14.4 L | 0.0 L | -61.2 L |
| Yr 6 | 0.0 L | 0.0 L | 3.6 L | -3.0 L | -19.5 L | 0.0 L | -18.8 L |
| Yr 7 | 0.0 L | 0.0 L | 5.7 L | -3.4 L | -19.5 L | 0.0 L | -17.1 L |
| Yr 8 | 0.0 L | 0.0 L | 6.0 L | -3.5 L | -19.5 L | 3.38 Cr | 3.21 Cr |
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
−0.2 pts vs avg
₹8,000 psf vs premium comps ₹8,500 (-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
−2.6 pts vs avg
Gross yield 2.5% (₹17 psf/month); locality rental demand 6/10.
Resale liquidity
−1.6 pts vs avg
Locality resale depth 6/10; ticket ₹2.29 Cr narrows the buyer pool; UC resale needs builder NOC; 196-home project; RERA sales pace ratio 1.
Employment access
−3.5 pts vs avg
Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 40 min, Hebbal (Kirloskar) 45 min, ITPL Whitefield 59 min, MG Road (CBD) 60 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).
Metro, bus, rail & airport
−0.8 pts vs avg
none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~20 min by road now (Google Maps); .
Schools, hospitals, daily needs
−2.0 pts vs avg
Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
Builder delivery & handover risk
−4.1 pts vs avg
Adarsh Developers: 17+ projects, on-time 39% (derived); handover 2031-09-30 (RERA); within the RERA timeline, work on schedule (-15 pts).
Layout, size, age, amenities, maintenance
+3.1 pts vs avg
6 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹6,578 per sq ft (premium spec).
Water, flooding, noise, infrastructure
−0.1 pts vs avg
Plotted-development heavy; social infrastructure still thin
Legal, title & approvals
+0.6 pts vs avg
RERA registered; litigation: none reported; approvals: Plan BIAAPA/TP 01/DP/17/2012-13 dated 2021-01-13; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
Expected price growth (5-yr CAGR model)
+9.8 pts vs avg
Model 5-yr price CAGR 11.1% (range 7.6–14.5%).
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) | 2.8 | 1.5 | 0.8 | 0.5 | 0.3 | 0.1 | 45% |
| Affordability ceiling | -0.7 | -0.5 | -0.3 | -0.2 | -0.2 | -0.1 | 60% |
| Employment access & office pipeline | 2.4 | 2.4 | 2.4 | 2.4 | 2.4 | 2.4 | 55% |
| Supply–demand balance | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Infrastructure delivery (probability-weighted) | 0.4 | 0.4 | 0.3 | 0.2 | 0.2 | 0.0 | 55% |
| Project-specific adjustments | 1.6 | 1.6 | 1.6 | 1.6 | 1.6 | 0.0 | 50% |
| Total growth | 12.5% | 11.4% | 10.8% | 10.4% | 10.3% | 8.5% | 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 14.0% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹8,000 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 15 msf office pipeline (3 yr) on 8 msf stock; 30-min jobs index 0.45.
Supply–demand balance: 17 months of unsold inventory; new-launch/absorption ratio 1.36 (from 45 under-construction RERA filings in this locality: 7,627 unsold homes, 1616.1 sold per month).
Infrastructure delivery (probability-weighted): Blue Line KR Puram–Hebbal–Airport (construction, 2027, p=0.65); Satellite Town Ring Road (construction, 2028, p=0.6); Bagalur ITIR / Aerospace expansion (planned, 2030, p=0.5)
Project-specific adjustments: Remaining construction risk (98% work left) re-rates toward ready comps by handover (~7.8% over 5.0 yr). Sales pace from RERA filings: 17% of 196 homes booked with 17% of the build timeline elapsed (pace ratio 1); fast sellers re-rate, slow sellers discount.
Locality evidence: ₹5,400 (Jun 2023) → ₹8,000 (Jun 2026) = 14.0% 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/1251/309/PR/181025/008181 and 3 quarterly filings. 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 watch6 positive
Open printable due-diligence report ↗Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints9/10
no litigation and no complaints on the RERA file
Money to finish6/10
finance cost is 8% of the registered budget; last quarter withdrew ₹0.41 cr against ₹0.00 cr collected (−1); only 19% of homes booked (−1)
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/1251/309/PR/181025/008181 · Adarsh Nivaas Private Limited
Construction2%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked33 / 173
140 still available
Sold vs built19% vs 2%
Sales and construction are broadly in step.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
No litigation declaredNo complaintsNBFC finance 8% of budgetEscrow: Union Bank of IndiaJoint-development land
Credit ratings of the people behind it
No public credit rating located for the promoter.
Adarsh Nivaas Private Limited: no public rating located
Complaints & disputes on record
On this project00 open
On the promoter entity3all projects
Court cases declared0no stay recorded
At a glance
On its original RERA date
On its original RERA completion date: 2031-09-30
2% built, 19% booked
2% built per the latest filing; 33/173 homes booked
No complaints on this project
No RERA complaints on this project; 3 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹579 cr — where it goes
Approvals ₹3.5 cr · 1%Construction & on-site ₹494 cr · 85%Finance (NBFC) ₹45 cr · 8%Other / taxes ₹37 cr · 6%
No litigation declaredBorrowing declared: YesEscrow at Union Bank of India16 recorded land-owner shares
Red flags to resolve in writing
1
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 — 2031-09-30 — 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 · 12 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/309/PR/181025/008181 · promoter Adarsh Nivaas Private Limited (Company) · U45203KA2009PTC051268
Dates
Start 2025-09-10 · original completion 2031-09-30 · no extensions
Progress
2% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 33 of 173 homes booked (140 available)
Registered cost
Total ₹579 cr · construction ₹494 cr · NBFC principal+interest ₹45.00 cr (8%)
Borrowing / mortgage declared
Borrowing: Yes
RERA bank account
Union Bank of India, Kasturba Road, Bangalore (70% construction account)
Plan sanction
BIAAPA/TP 01/DP/17/2012-13 dated 2021-01-13 · BIAPPA - Bangalore Airport Area Planning Authority
Land & towers
30.90 acres (1,25,045 sq m) · Villa No 9 1 homes, 1 floors; Villa No 109 1 homes, 1 floors; Villa No 146 1 homes, 1 floors; Villa No 154 1 homes, 1 floors; Villa No 155 1 homes, 1 floors; Villa No 156 1 homes, 1 floors; Villa No 157 1 homes, 1 floors; Villa No 158 1 homes, 1 floors; Villa No 159 1 homes, 1 floors; Villa No 160 1 homes, 1 floors; Villa No 161 1 homes, 1 floors; Villa No 162 1 homes, 1 floors; Villa No 163 1 homes, 1 floors; Villa No 164 1 homes, 1 floors; Villa No 165 1 homes, 1 floors; Villa No 166 1 homes, 1 floors; Villa No 167 1 homes, 1 floors; Villa No 168 1 homes, 1 floors; Villa No 169 1 homes, 1 floors; Villa No 170 1 homes, 1 floors; Villa No 171 1 homes, 1 floors; Villa No 172 1 homes, 1 floors; Villa No 173 1 homes, 1 floors; Villa No 174 1 homes, 1 floors; Villa No 175 1 homes, 1 floors; Villa No 176 1 homes, 1 floors; Villa No 177 1 homes, 1 floors; Villa No 178 1 homes, 1 floors; Villa No 179 1 homes, 1 floors; Villa No 180 1 homes, 1 floors; Villa No 181 1 homes, 1 floors; Villa No 182 1 homes, 1 floors; Villa No 183 1 homes, 1 floors; Villa No 184 1 homes, 1 floors; Villa No 185 1 homes, 1 floors; Villa No 186 1 homes, 1 floors; Villa No 187 1 homes, 1 floors; Villa No 188 1 homes, 1 floors; Villa No 189 1 homes, 1 floors; Villa No 190 1 homes, 1 floors; Villa No 191 1 homes, 1 floors; Villa No 192 1 homes, 1 floors; Villa No 193 1 homes, 1 floors; Villa No 194 1 homes, 1 floors; Villa No 195 1 homes, 1 floors; Villa No 196 1 homes, 1 floors; Villa No 197 1 homes, 1 floors; Villa No 198 1 homes, 1 floors; Villa No 199 1 homes, 1 floors; Villa No 200 1 homes, 1 floors; Villa No 201 1 homes, 1 floors; Villa No 202 1 homes, 1 floors; Villa No 203 1 homes, 1 floors; Villa No 204 1 homes, 1 floors; Villa No 205 1 homes, 1 floors; Villa No 206 1 homes, 1 floors; Villa No 207 1 homes, 1 floors; Villa No 208 1 homes, 1 floors; Villa No 209 1 homes, 1 floors; Villa No 210 1 homes, 1 floors; Villa No 211 1 homes, 1 floors; Villa No 212 1 homes, 1 floors; Villa No 213 1 homes, 1 floors; Villa No 214 1 homes, 1 floors; Villa No 215 1 homes, 1 floors; Villa No 216 1 homes, 1 floors; Villa No 217 1 homes, 1 floors; Villa No 218 1 homes, 1 floors; Villa No 219 1 homes, 1 floors; Villa No 220 1 homes, 1 floors; Villa No 221 1 homes, 1 floors; Villa No 222 1 homes, 1 floors; Villa No 223 1 homes, 1 floors; Villa No 224 1 homes, 1 floors; Villa No 225 1 homes, 1 floors; Villa No 226 1 homes, 1 floors; Villa No 227 1 homes, 1 floors; Villa No 228 1 homes, 1 floors; Villa No 229 1 homes, 1 floors; Villa No 230 1 homes, 1 floors; Villa No 231 1 homes, 1 floors; Villa No 232 1 homes, 1 floors; Villa No 233 1 homes, 1 floors; Villa No 234 1 homes, 1 floors; Villa No 235 1 homes, 1 floors; Villa No 236 1 homes, 1 floors; Villa No 237 1 homes, 1 floors; Villa No 238 1 homes, 1 floors; Villa No 239 1 homes, 1 floors; Villa No 240 1 homes, 1 floors; Villa No 241 1 homes, 1 floors; Villa No 242 1 homes, 1 floors; Villa No 243 1 homes, 1 floors; Villa No 244 1 homes, 1 floors; Villa No 245 1 homes, 1 floors; Villa No 246 1 homes, 1 floors; Villa No 247 1 homes, 1 floors; Villa No 248 1 homes, 1 floors; Villa No 249 1 homes, 1 floors; Villa No 250 1 homes, 1 floors; Villa No 251 1 homes, 1 floors; Villa No 252 1 homes, 1 floors; Villa No 253 1 homes, 1 floors; Villa No 254 1 homes, 1 floors; Villa No 255 1 homes, 1 floors; Villa No 256 1 homes, 1 floors; Villa No 257 1 homes, 1 floors; Villa No 258 1 homes, 1 floors; Villa No 259 1 homes, 1 floors; Villa No 260 1 homes, 1 floors; Villa No 261 1 homes, 1 floors; Villa No 262 1 homes, 1 floors; Villa No 263 1 homes, 1 floors; Villa No 264 1 homes, 1 floors; Villa No 265 1 homes, 1 floors; Villa No 266 1 homes, 1 floors; Villa no 267 1 homes, 1 floors; Villa No 268 1 homes, 1 floors; Villa No 269 1 homes, 1 floors; Villa No 270 1 homes, 1 floors; Villa No 271 1 homes, 1 floors; Villa No 272 1 homes, 1 floors; Villa No 273 1 homes, 1 floors; Villa No 274 1 homes, 1 floors; Villa No 275 1 homes, 1 floors; Villa No 276 1 homes, 1 floors; Villa No 277 1 homes, 1 floors; Villa No 278 1 homes, 1 floors; Villa No 279 1 homes, 1 floors; Villa No 280 1 homes, 1 floors; Villa No 281 1 homes, 1 floors; Villa No 282 1 homes, 1 floors; Villa No 283 1 homes, 1 floors; Villa No 284 1 homes, 1 floors; Villa No 285 1 homes, 1 floors; Villa No286 1 homes, 1 floors; Villa No 394 1 homes, 1 floors; Villa No 395 1 homes, 1 floors; Villa No 396 1 homes, 1 floors; Villa No 397 1 homes, 1 floors; Villa No 398 1 homes, 1 floors; Villa No 399 1 homes, 1 floors; Villa No 400 1 homes, 1 floors; Villa No 401 1 homes, 1 floors; Villa No 402 1 homes, 1 floors; Villa No 403 1 homes, 1 floors; Villa No 404 1 homes, 1 floors; Villa No 405 1 homes, 1 floors; Villa No 406 1 homes, 1 floors; Villa No 407 1 homes, 1 floors; Villa No 408 1 homes, 1 floors; Villa No 409 1 homes, 1 floors; Villa No 410 1 homes, 1 floors; Villa No 411 1 homes, 1 floors; Villa No 412 1 homes, 1 floors; Villa No 413 1 homes, 1 floors; Villa No 414 1 homes, 1 floors; Villa No 415 1 homes, 1 floors; Villa No 416 1 homes, 1 floors; Villa No 417 1 homes, 1 floors; Villa No 418 1 homes, 1 floors; Villa No 419 1 homes, 1 floors; Villa No 420 1 homes, 1 floors; Villa No 421 1 homes, 1 floors; Villa No 422 1 homes, 1 floors; Villa No 423 1 homes, 1 floors; Villa No 424 1 homes, 1 floors; Villa No 425 1 homes, 1 floors; Villa No 426 1 homes, 1 floors; Villa No 427 1 homes, 1 floors; Villa No 428 1 homes, 1 floors; Villa No 429 1 homes, 1 floors; Villa No 430 1 homes, 1 floors; Villa No 431 1 homes, 1 floors; Villa No 432 1 homes, 1 floors; Villa No 433 1 homes, 1 floors; Villa No 434 1 homes, 1 floors; Villa No 435 1 homes, 1 floors; Villa No 436 1 homes, 1 floors; Villa No 437 1 homes, 1 floors; Villa No 438 1 homes, 1 floors; Villa No 439 1 homes, 1 floors; Villa No 440 1 homes, 1 floors; Villa No 441 1 homes, 1 floors; Villa No 442 1 homes, 1 floors; Villa No 443 1 homes, 1 floors; Villa No 444 1 homes, 1 floors; Villa No 445 1 homes, 1 floors; Villa No 446 1 homes, 1 floors; Villa No 447 1 homes, 1 floors; Villa No 448 1 homes, 1 floors; Villa No 449 1 homes, 1 floors; Villa No 450 1 homes, 1 floors; Villa No 451 1 homes, 1 floors; Villa No 452 1 homes, 1 floors; Villa No 453 1 homes, 1 floors
Land owners / co-promoters
M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 60/2); M/S.Bangalore Best Reality (P) Ltd,Rep by , its Director Mr. Nischay Jayeshankar (31.0%, Sy 60/3); M/S.Bangalore Best Reality (P) Ltd,Rep by , its Director Mr. Nischay Jayeshankar (31.0%, Sy 60/4P); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 61); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/2); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/3); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/1); M/s.Adarsh Nivaas Pvt.Ltd., Rep by its Director Mr.B.M Jayeshankar (100.0%, Sy 126/1) +8 more
Litigation declared
None declared in filings
K-RERA complaints
0 on this registration (0 open) · 3 on the promoter entity across all its projects
Completion applied
19/12/2020
Source: Karnataka RERA project record PRM/KA/RERA/1251/309/PR/181025/008181, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/181025/008181 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records PRM/KA/RERA/1251/309/PR/181025/008181 (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
Airport city / KIADB aerospace parkBagalur ITIR plannedManyata 25 km
Measured drive times below
Office space
Existing8 msf
Coming in 3 yrs15 msf
Jobs within 30 min5/10
Getting around
Metro today
none; Blue Line airport terminal station under construction
none within 5 km
Metro planned
Airport City (Blue Line)
~2027 70% likely ~4,000 m estimate
Rail
—
estimate
Airport
20 min by road now · 6.2 km
Google Maps
Buses
7/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| Kempegowda Airport (KIA) | 20 min | 6.2 |
| Manyata Tech Park | 40 min | 13.7 |
| Hebbal (Kirloskar) | 45 min | 15.8 |
| ITPL Whitefield | 59 min | 21 |
| MG Road (CBD) | 60 min | 21.6 |
| Koramangala (Forum) | 71 min | 25.9 |
| ORR Bellandur (Ecospace) | 73 min | 26.4 |
| Electronic City Ph-1 | 96 min | 35.2 |
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 14.0%/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 | 4,200 | Platform estimate (interim, not observed) | 40% | derived |
| Jun 2023 | 5,400 | Platform estimate (interim, not observed) | 45% | derived |
| Jun 2025 | 7,000 | Platform estimate (interim, not observed) | 50% | derived |
| Jun 2026 | 8,000 | Platform estimate (interim, not observed) | 50% | derived |
Luxury comps₹11,000
Premium comps₹8,500
Mid comps₹6,500
Unsold stock17 months
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹7,737 vs actual ₹8,000 (-3.3%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.7% p.a. vs actual 14% 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-development heavy; social infrastructure still thin
Legal & approvals
Registration 008181
RERA PRM/KA/RERA/1251/309/PR/181025/008181
possession Sep 2031
Litigation
none reported
observed
Approvals
Plan BIAAPA/TP 01/DP/17/2012-13 dated 2021-01-13
observed
Title
not verified
assumed
Product
Land30.9 acres
Homes196
Density6/acre
Launched2025
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 | Conflicting values |
|---|---|---|---|---|---|---|
| Address | Sy no 201/1, 202/2, 215/1, 215/2, 217/1, 217/10 & 217/11 Gattihalli village , Sarjapura hobli , Anekal Taluk, Bangalore urban dist. Pin 560099 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 30.9 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 196 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Launch year | 2025 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Possession · Registration 008181 | 2031-09-30 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · 3 BHK · ~2,865 sq ft (2019 carpet) | 8000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Ticket · 3 BHK · ~2,865 sq ft (2019 carpet) | 22920000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | derived | |
| Rent · 3 BHK · ~2,865 sq ft (2019 carpet) | 48000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Carpet area | 2019 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed | |
| Builder on-time rate | 0.39 | 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 BIAAPA/TP 01/DP/17/2012-13 dated 2021-01-13 | 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.