Brigade Sanctuary
Brigade Group · Varthur–Sarjapur Road (Kodathi / Chikkavaderapura)
Home analysed: 3 BHK + 2T · ~1,424 sq ft. 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.
Price edits apply to ·
In plain words
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:
- +Schools, hospitals, daily needs · 3/3 pts
Schools: Greenwood High, Delhi Public School, Bangalore East, Inventure Academy. Hospitals: Swastik Hospitals (1.2 km), Spandana Heart & Super Speciality Hospital (3.7 km). Daily needs: Dommasandra Market (2 km), Healthy Buddha (2 km); malls: Natura Walk (2.9 km), Nexus Whitefield (7.2 km). - +Builder delivery & handover risk · 9/15 pts
Brigade Group has finished 250+ projects and delivered on time about 80% of the time. This phase is 70% built, with handover promised for 2027-12: delays would push your rent start back. - +Employment access · 4/9 pts
Drive times right now: ORR Bellandur (Ecospace) 23 min, ITPL Whitefield 27 min, Electronic City Ph-1 33 min; Hebbal (Kirloskar) 58 min. About 12 million sq ft of new offices are planned nearby in 3 years. - −Legal, title & approvals · -3/5 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 3 items in red. - −Layout, size, age, amenities, maintenance · -1/3 pts
Dense layout (91 homes per acre); about 66% of the area you pay for is usable carpet area. Maintenance ~₹4.5 per sq ft a month. - −Metro, bus, rail & airport · -3/9 pts
No working metro nearby (nearest 10 km). Airport is about 78 minutes by road right now.
All 11 checks
- •Price vs comparables · 1/9 pts
Priced about the same as similar premium homes nearby (₹11,750 vs ~₹12,000 per sq ft). - •Rental demand & yield · 2/8 pts
Rent pays back 3.3% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is very strong. - +Resale liquidity · 1/4 pts
Plenty of buyers can afford a ₹1.67 Cr home, and homes in Varthur–Sarjapur Road resell at a normal pace. Reselling before handover needs the builder’s permission. - +Employment access · 4/9 pts
Drive times right now: ORR Bellandur (Ecospace) 23 min, ITPL Whitefield 27 min, Electronic City Ph-1 33 min; Hebbal (Kirloskar) 58 min. About 12 million sq ft of new offices are planned nearby in 3 years. - −Metro, bus, rail & airport · -3/9 pts
No working metro nearby (nearest 10 km). Airport is about 78 minutes by road right now. - +Schools, hospitals, daily needs · 3/3 pts
Schools: Greenwood High, Delhi Public School, Bangalore East, Inventure Academy. Hospitals: Swastik Hospitals (1.2 km), Spandana Heart & Super Speciality Hospital (3.7 km). Daily needs: Dommasandra Market (2 km), Healthy Buddha (2 km); malls: Natura Walk (2.9 km), Nexus Whitefield (7.2 km). - +Builder delivery & handover risk · 9/15 pts
Brigade Group has finished 250+ projects and delivered on time about 80% of the time. This phase is 70% built, with handover promised for 2027-12: delays would push your rent start back. - •Layout, size, age, amenities, maintenance · -1/3 pts
Dense layout (91 homes per acre); about 66% of the area you pay for is usable carpet area. Maintenance ~₹4.5 per sq ft a month. - •Water, flooding, noise, infrastructure · -2/8 pts
Some flood risk in heavy rain; water supply is mostly borewell or tankers; noise is manageable. - •Legal, title & approvals · -3/5 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 3 items in red. - •Expected price growth (5-yr CAGR model) · -3/24 pts
We expect prices here to rise about 9.4% a year for the next 5 years (explained below).
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.
- + 1.3%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 ₹11,750 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.
- − 1.0%Subtract 1.0%: many new homes are being built here (22 months of unsold stock), which keeps prices in check.
- + 0.3%Add 0.3% for new roads, metro and water lines, weighted by how likely they are to actually finish: Varthur–Sarjapur road widening (construction, 2027); Cauvery Stage V water to 110 villages (construction, 2027); Peripheral Ring Road (Sarjapur–Whitefield) (planned, 2030).
- + 0.8%Add 0.8% for this project itself: unfinished homes are worth more once they are complete.
- = 9.4%Result: about 9.4% a year, so a home worth ₹1.73 Cr today would be worth about ₹2.72 Cr in 5 years. We are 58% 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 Take delivery in 2027-12 and sell the bare flat (2 yr hold). Needs builder NOC or registration first; no rent. | 2 yrs | 8.4% | 5.9% | ₹40.9 L | ₹1.1 L | ₹74.2 L | |
| Hold bare, rent unfurnished best IRR Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value. | 8 yrs | 10.8% | 7.1% | ₹1.24 Cr | ₹21.4 L | ₹2.25 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 | 8.8% | 5.9% | ₹1.38 Cr | ₹25.5 L | ₹2.28 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 + 2T ~1,424 sq ft | 950 sq ft | 1,424 sq ft | ₹11,750 derived | ₹1.67 Cr | ₹47,000 assumed | — |
| 3 BHK + 3T ~1,728 sq ft | 1,150 sq ft | 1,728 sq ft | ₹11,750 derived | ₹2.03 Cr | ₹57,000 assumed | — |
| 4 BHK + 4T + M ~2,491 sq ft | 1,650 sq ft | 2,491 sq ft | ₹11,300 derived | ₹2.81 Cr | ₹80,000 assumed | — |
| 3.5 BHK + study 2,027 sq ft | 1,350 sq ft | 2,027 sq ft | ₹12,300 derived | ₹2.50 Cr | ₹65,000 assumed | — |
| 1 BHK 656 sq ft (424 carpet) | 424 sq ft | 656 sq ft | ₹12,100 derived | ₹79.0 L | ₹22,000 assumed | — |
Highlights
- Listed developer with strong on-time record; finishing works under way, target handover Dec 2027
- Priced at the locality's premium band (~₹11,300–12,100 psf) with 500+ retained trees
- High density (1,275 units) and weak transit until Phase 3A metro (2033) cap the upside
Assumptions used prefilled
These are the inputs behind every number above. Open the project page to change any of them.
Purchase
FinancingLoan 75% · cash 25% · EMI ₹1.2 L/mo
Rent & running costs
Interiors & exit
Returns over 8 years · with interiors
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -30.3 L | 13.6 L | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -16.7 L |
| Yr 1 | -81.8 L | 61.4 L | 0.0 L | 0.0 L | -3.8 L | 0.0 L | -24.2 L |
| Yr 2 | -98.9 L | 61.4 L | 2.2 L | -1.0 L | -9.0 L | 0.0 L | -45.2 L |
| Yr 3 | 0.0 L | 0.0 L | 5.6 L | -2.1 L | -14.2 L | 0.0 L | -10.7 L |
| Yr 4 | 0.0 L | 0.0 L | 5.9 L | -2.2 L | -14.2 L | 0.0 L | -10.5 L |
| Yr 5 | 0.0 L | 0.0 L | 6.2 L | -2.3 L | -14.2 L | 0.0 L | -10.3 L |
| Yr 6 | 0.0 L | 0.0 L | 6.5 L | -2.4 L | -14.2 L | 0.0 L | -10.1 L |
| Yr 7 | 0.0 L | 0.0 L | 6.8 L | -2.5 L | -14.2 L | 0.0 L | -9.9 L |
| Yr 8 | 0.0 L | 0.0 L | 7.2 L | -2.6 L | -14.2 L | 2.28 Cr | 2.18 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 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) | 3.0 | 1.6 | 0.9 | 0.5 | 0.3 | 0.1 | 55% |
| Affordability ceiling | -0.9 | -0.6 | -0.4 | -0.3 | -0.2 | -0.1 | 60% |
| Employment access & office pipeline | 2.6 | 2.6 | 2.6 | 2.6 | 2.6 | 2.6 | 55% |
| Supply–demand balance | -1.5 | -1.2 | -1.0 | -0.8 | -0.6 | -0.5 | 50% |
| Infrastructure delivery (probability-weighted) | 0.3 | 0.4 | 0.3 | 0.3 | 0.1 | 0.3 | 55% |
| Project-specific adjustments | 1.9 | 1.9 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Total growth | 11.4% | 10.8% | 8.4% | 8.3% | 8.2% | 8.5% | 58% |
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 14.5% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹11,750 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 12 msf office pipeline (3 yr) on 18 msf stock; 30-min jobs index 0.60.
Supply–demand balance: 22 months of unsold inventory; new-launch/absorption ratio 1.6.
Infrastructure delivery (probability-weighted): Varthur–Sarjapur road widening (construction, 2027, p=0.6); Cauvery Stage V water to 110 villages (construction, 2027, p=0.7); Phase 3A metro Sarjapur line (planned, 2033, p=0.45); Peripheral Ring Road (Sarjapur–Whitefield) (planned, 2030, p=0.45); Infosys / Wipro campus expansion Sarjapur (planned, 2029, p=0.6)
Project-specific adjustments: Remaining construction risk (30% work left) re-rates toward ready comps by handover (~2.4% over 1.3 yr).
Locality evidence: ₹8,000 (Jun 2023) → ₹12,000 (Jun 2026) = 14.5% p.a. Sources: Industry research / press (Anarock, Knight Frank, Colliers via press), Listing portal (aggregated).
What the public record says
RERA PRM/KA/RERA/1251/446/PR/041123/006372. Public records only; the project’s quarterly RERA certificates were not retrieved. 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.
Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.
- Weather Proof work25%
- Internal and External work including lands30%
- Elevation work40%
- Painting45%
- Basic work of Water supply, Sanitary and E50%
- Electrification, Water supply and Sanitary53%
- Non- Registration of Agreement to sell, Non Disclosure of Litigation, Illlegal payment dem
- Non-registration of agreement, non-disclosure of litigation, illegal payment demands, and
- Refusal by Brigade to refund the paid booking amount dishonouring the signed and agreed te
On its original RERA completion date: 2028-12-31
69% built per the latest filing; 1275/1275 homes booked
3 RERA complaints on this project (0 open); 43 on the promoter overall
2 court cases declared in RERA filings (no stay recorded)
Developer is Brigade Enterprises Ltd, a listed company rated ICRA AA (Stable), upgraded from AA− on 31 Jul 2025; CRISIL moved its outlook to Positive in Mar 2025.
Group liquidity: ₹1,944 cr of free cash and liquid investments at 31 Mar 2025; residential adequacy ratio 95%; 86% of external debt sits in the leasing business, not in homes.
RERA completion is 31 Dec 2028; the developer targets Dec 2027 and reported finishing works across all towers in Aug 2026. No extension recorded.
No NCLT proceeding located. Historical RERA refund orders exist on other Brigade projects (e.g. Chennai, 2021–23); none located for this project.
Piped Cauvery water is not yet connected in this belt; land-ownership structure (own vs joint development) not confirmed from the RERA file.
Group finances and ratings
Project record
Insolvency and complaints
RERA file · Towers A–H
Complaint log (K-RERA) · 3 on this project
- Nov 2025Non- Registration of Agreement to sell, Non Disclosure of Litigation, Illlegal payment demands, Lack of title disposed
- Sep 2025Non-registration of agreement, non-disclosure of litigation, illegal payment demands, and lack of title indemndisposed
- Dec 2024Refusal by Brigade to refund the paid booking amount dishonouring the signed and agreed terms at the time of bdisposed
Red flags to resolve in writing
Twelve-month gap between the marketed handover (Dec 2027) and the RERA date (Dec 2028): the RERA date governs.
Project-level escrow, quarterly progress and land-ownership documents were not reviewed.
Water supply depends on a pending Cauvery Stage V connection.
Questions to put to the developer before you sign
- Share the latest CA Form 4 and architect Form 5 for the registration, including the escrow deposit ratio.
- Is the land freehold or joint development, and if the latter, which units fall in the owners’ share?
- What per-month compensation applies if handover passes Dec 2027, and is Dec 2027 written into the agreement?
- What is the interim water arrangement and its cost until Cauvery water is connected?
Full record: every filed number, line by line6 sections · 33 items
Who you contract with
Group finances and ratings
Project record
Insolvency and complaints
RERA file · Towers A–H
Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/041123/006372, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 3 on this project
Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.
Sources & caveats4 sources
- ICRA rating rationale for Brigade Enterprises Ltd, 31 Jul 2025
- CRISIL rating action, 28 Mar 2025 (press)
- Brigade Group project page (Aug 2026); Karnataka RERA registration number as reported by listings
- Public RERA case records for other Brigade projects
- Karnataka RERA project records PRM/KA/RERA/1251/446/PR/041123/006372 (registration file, quarterly updates, complaint register), fetched Sep 2026.
Caveats. Group figures are consolidated and from Mar 2025. Project-level RERA filings, OC and court registers were not retrieved. Nothing here is legal, tax or investment advice.
Evidence
Location, jobs & transit5 hubs · metro none nearby
| Destination | Drive now | Road km |
|---|---|---|
| ORR Bellandur (Ecospace) | 23 min | 12.9 |
| ITPL Whitefield | 27 min | 13.7 |
| Electronic City Ph-1 | 33 min | 21.6 |
| Koramangala (Forum) | 36 min | 18.8 |
| MG Road (CBD) | 46 min | 24.4 |
| Manyata Tech Park | 51 min | 28.6 |
| Hebbal (Kirloskar) | 58 min | 34.6 |
| Kempegowda Airport (KIA) | 78 min | 47 |
Google Maps driving time with live traffic, measured Sep 2026. Refreshed monthly.
Schools (well-rated, ≤5 km)
- Greenwood High0.5 km
- Delhi Public School, Bangalore East2.8 km
- Inventure Academy0.5 km
- The International School Bangalore (TISB)0.4 km
- Oakridge International School Bangalore0.9 km
- Vagdevi Vilas School Marathahalli6.9 km
Hospitals (≤7 km)
- Swastik Hospitals1.2 km · ★ 4.1 (536)
- Spandana Heart & Super Speciality Hospital3.7 km · ★ 4.7 (5,344)
- Kshema Hospital3.2 km · ★ 4.7 (708)
- The Eye Foundation4.1 km · ★ 4.8 (1,252)
- SPARSH Hospital Sarjapur Road5.3 km · ★ 4.7 (2,236)
Supermarkets (≤3 km)
- Dommasandra Market2 km · ★ 4.3 (737)
- Healthy Buddha2 km · ★ 4.1 (342)
Malls (≤9 km)
- Natura Walk2.9 km · ★ 4.5 (948)
- Nexus Whitefield7.2 km · ★ 4.2 (41,446)
- Dress Circle Shopping Mall- Whitefield8.3 km · ★ 4.8 (13,217)
- Mango hypermarket6.3 km · ★ 4.3 (4,967)
Ranked by rating, review count and distance; preschools, coaching centres and clinics are filtered out. Distances are straight-line.
Location used: Google Maps match “Brigade Sanctuary”. Bus coverage and planned-station distances are still interim estimates.
Price historylocality 14.5%/yr
No dated project-level price series yet; only the latest observation is on file.
| Date | ₹ psf | Source | Confidence | Kind |
|---|---|---|---|---|
| Dec 2021 | 6,050 | Industry research / press (Anarock, Knight Frank, Colliers via press) | 65% | observed |
| Jun 2023 | 8,000 | Listing portal (aggregated) | 55% | observed |
| Jun 2025 | 10,800 | Industry research / press (Anarock, Knight Frank, Colliers via press) | 65% | observed |
| Jun 2026 | 12,000 | Listing portal (aggregated) | 55% | observed |
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹11,798 vs actual ₹12,000 (-1.7%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 8.4% p.a. vs actual 14.5% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.
Environment, legal & productflood ok · water risk · RERA yes
Cauvery water not yet connected in this belt; expect tanker/borewell dependence until Stage V rollout Varthur lake catchment; heavy borewell/tanker dependence pending Cauvery Stage V rollout; Varthur–Sarjapur road widening incomplete
Sources & data gapswhat we know, from where, and what is missing
Developer publishes only starting prices (Aug 2026); per-configuration sizes for 3/4 BHK come from listings; 3.5 BHK price from a listing. Broker sites quote a higher 2026 band (₹13,500–14,000 psf) than the developer’s own “onwards” prices — shown as a conflict, developer value used.
| Field | Value | Source class | Date | Conf. | Kind | Conflicting values |
|---|---|---|---|---|---|---|
| Address | Varthur–Sarjapur Road, Chikkavaderapura (near Kodathi), Bengaluru 562125 | Brigade Group (developer website) | Aug 2026 | 80% | observed | |
| Land area (acres) | 14 | Brigade Group (developer website) | Aug 2026 | 90% | observed | 20 (Listing portal (aggregated)) |
| Total units | 1275 | Brigade Group (developer website) | Aug 2026 | 90% | observed | |
| Launch year | 2023 | Karnataka RERA (number as reported; registry lookup pending) | 80% | observed | ||
| Possession · Towers A–H (single integrated phase) | 2027-12 | Listing portal (aggregated) | Sep 2026 | 60% | observed | 2028-12 (Karnataka RERA (number as reported; registry lookup pending)) |
| Price psf · 3 BHK + 2T · ~1,424 sq ft | 11750 | Brigade Group (developer website) | Aug 2026 | 70% | derived | 13750 (Listing portal (aggregated)) |
| Ticket · 3 BHK + 2T · ~1,424 sq ft | 16700000 | Brigade Group (developer website) | Aug 2026 | 80% | observed | |
| Rent · 3 BHK + 2T · ~1,424 sq ft | 47000 | Platform estimate (interim, not observed) | 45% | assumed | ||
| Carpet area | 950 | Platform estimate (interim, not observed) | 40% | assumed | ||
| Builder on-time rate | 0.8 | Brigade Group (developer website) | Aug 2026 | 70% | observed | |
| Litigation | none reported | Listing portal (aggregated) | 50% | observed | ||
| Approvals | RERA registered Nov 2023 | Karnataka RERA (number as reported; registry lookup pending) | 70% | observed |
Commercial listing portals are shown as “Listing portal (aggregated)”; full provenance is retained internally. Official developer and Karnataka RERA sources are named.