← Project pageChoose “Save as PDF” in the print dialog. Charts and colours are kept.

PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Godrej Vanantara

Godrej Properties · Bannerghatta Road / JP Nagar / Arekere

DeveloperGodrej Properties · #6 in Bengaluru by RERA registrations

LocalityBannerghatta Road / JP Nagar / Arekere

AddressSy No.64, 65/2, 66/ 1, 65/ 1, 66/2, 61 / 5, 61 /6, 61 /7, 61 /8, 68/ 4, , Hommadevanahal village, Begur Hobl, Bangalore South Taluk,Bangalore.

Typeapartment · premium

StatusUnder construction · handover May 2031

Homes2,008 units

Land36.13 acres

Launched2026

RERAPRM/KA/RERA/1251/310/PR/130526/008653

Home analysed: 2 BHK · ~1,225 sq ft (863 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

80/100

Evidence confidence56%

2 BHK · ~1,225 sq ft (863 carpet)

Price growth per year, next 5 yrs model

11.5%

likely range 8.1%–15.0% · over 10 yrs 9.5%/yr

Net-wealth CAGR, 8-yr hold

7.3%

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

Cash-flow IRR, 8-yr hold

13.1%

with 75% loan · all-cash 11.4% · 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

Total price in crore₹Cr

Price per sq ft₹ psf × 1,225 sq ft · as of Sep 2026
Price edits apply to ·

All-in cost

₹1.61 Cr

+ other charges 4.4 L, GST 6.6 L, stamp/reg 8.7 L, interiors 14.7 L

Gross rental yield assumed

3.2%

rent starts in ~5.0 yr

In plain words

Why 80 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:

+
Resale liquidity · 3/4 pts
Plenty of buyers can afford a ₹1.27 Cr home, and homes in Bannerghatta Road / JP Nagar / Arekere resell quickly. Reselling before handover needs the builder’s permission.
+
Expected price growth (5-yr CAGR model) · 14/26 pts
We expect prices here to rise about 11.5% a year for the next 5 years (explained below).
+
Schools, hospitals, daily needs · 2/3 pts
Schools, hospitals and daily shopping are excellent in this area.
−
Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹10,350 vs ~₹11,000 per sq ft).
−
Employment access · 0/10 pts
Drive times right now: Electronic City Ph-1 20 min, Koramangala (Forum) 32 min, ORR Bellandur (Ecospace) 37 min; Manyata Tech Park 64 min. About 3 million sq ft of new offices are planned nearby in 3 years.
−
Builder delivery & handover risk · 1/16 pts
Godrej Properties has finished 40+ projects and delivered on time about 55% of the time. This phase is 1% built, with handover promised for 2031-05-31: delays would push your rent start back.

All 11 checks

•
Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹10,350 vs ~₹11,000 per sq ft).
+
Rental demand & yield · 3/8 pts
Rent pays back 3.2% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is very strong.
+
Resale liquidity · 3/4 pts
Plenty of buyers can afford a ₹1.27 Cr home, and homes in Bannerghatta Road / JP Nagar / Arekere resell quickly. Reselling before handover needs the builder’s permission.
•
Employment access · 0/10 pts
Drive times right now: Electronic City Ph-1 20 min, Koramangala (Forum) 32 min, ORR Bellandur (Ecospace) 37 min; Manyata Tech Park 64 min. About 3 million sq ft of new offices are planned nearby in 3 years.
•
Metro, bus, rail & airport · 2/9 pts
The nearest working metro is ~2.5 km away; Pink Line Bannerghatta Road stations is planned for ~2027. Airport is about 112 minutes by road right now.
+
Schools, hospitals, daily needs · 2/3 pts
Schools, hospitals and daily shopping are excellent in this area.
−
Builder delivery & handover risk · 1/16 pts
Godrej Properties has finished 40+ projects and delivered on time about 55% of the time. This phase is 1% built, with handover promised for 2031-05-31: delays would push your rent start back.
+
Layout, size, age, amenities, maintenance · 1/3 pts
Moderately dense layout (56 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 · 2/9 pts
Low flood risk; water supply is reliable piped supply; noise is manageable.
+
Legal, title & approvals · 2/5 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 0 items in red.
+
Expected price growth (5-yr CAGR model) · 14/26 pts
We expect prices here to rise about 11.5% a year for the next 5 years (explained below).

Why prices should grow ~11.5% 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.
+ 1.2%Add 1.2%: 3 million sq ft of new offices nearby means more people wanting homes here.
+ 0.9%Add 0.9%: few unsold homes in the area (9 months of stock), so sellers have the upper hand.
+ 0.2%Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Pink Line Kalena Agrahara–Nagawara (construction, 2027); Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029).
+ 2.4%Add 2.4% for this project itself: unfinished homes are worth more once they are complete.
= 11.5%Result: about 11.5% a year, so a home worth ₹1.31 Cr today would be worth about ₹2.26 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
Sell at handover, no interiors best IRR Take delivery in 2031-05-31 and sell the bare flat (5 yr hold). Needs builder NOC or registration first; no rent.	5 yrs	23.5%	14.4%	₹53.6 L	₹-55,707	₹1.20 Cr
Hold bare, rent unfurnished Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value.	8 yrs	15.2%	9.0%	₹86.2 L	₹5.1 L	₹1.81 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	13.1%	7.3%	₹1.00 Cr	₹6.3 L	₹1.85 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
2 BHK ~1,225 sq ft (863 carpet)	863 sq ft	1,225 sq ft	₹10,350 assumed	₹1.27 Cr	₹34,500 assumed	562
3 BHK ~1,600 sq ft (1128 carpet)	1,128 sq ft	1,600 sq ft	₹10,350 assumed	₹1.66 Cr	₹42,500 assumed	310
3 BHK ~1,870 sq ft (1315 carpet)	1,315 sq ft	1,870 sq ft	₹10,350 assumed	₹1.94 Cr	₹47,500 assumed	1004
4 BHK ~2,835 sq ft (1997 carpet)	1,997 sq ft	2,835 sq ft	₹10,350 assumed	₹2.93 Cr	₹66,000 assumed	132

Highlights

Godrej Properties · Bannerghatta Road / JP Nagar / Arekere · 2008 homes on 36.1 acres
Under construction: 1% complete, RERA completion 2031-05-31
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 ₹89,681/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

Monthly rent (today) assumed

₹

Rent growth assumed

% p.a.

Vacancy assumed

Letting buffer assumed

months

Fit-out time assumed

months

Maintenance assumed

₹/sq ft/mo

Repairs assumed

% of rent

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 · with interiors

Cash you put in₹1.00 Cr

Exit value (yr 8)₹2.82 Cr

Net sale after loan & costs₹1.85 Cr

Net rent after opex₹6.3 L

Loan (75% of price)₹1.03 Cr

EMI / month₹89,681

Year	Purchase	Loan in	Rent (net of vacancy)	Opex	Debt service	Sale − loan	Net cash
Today	-23.0 L	10.3 L	0.0 L	0.0 L	0.0 L	0.0 L	-12.6 L
Yr 1	-24.8 L	18.6 L	0.0 L	0.0 L	-1.7 L	0.0 L	-7.9 L
Yr 2	-24.8 L	18.6 L	0.0 L	0.0 L	-3.3 L	0.0 L	-9.5 L
Yr 3	-24.8 L	18.6 L	0.0 L	0.0 L	-4.8 L	0.0 L	-11.0 L
Yr 4	-24.8 L	18.6 L	0.0 L	0.0 L	-6.4 L	0.0 L	-12.6 L
Yr 5	-39.5 L	18.6 L	0.0 L	-0.6 L	-8.0 L	0.0 L	-29.5 L
Yr 6	0.0 L	0.0 L	3.9 L	-1.8 L	-10.8 L	0.0 L	-8.6 L
Yr 7	0.0 L	0.0 L	4.1 L	-1.8 L	-10.8 L	0.0 L	-8.5 L
Yr 8	0.0 L	0.0 L	4.3 L	-1.9 L	-10.8 L	1.85 Cr	1.76 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

this home 5.9/10 · Bengaluru average 6.2 · confidence 35%

₹10,350 psf vs premium comps ₹11,000 (-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

+3.3 pts vs avg

this home 7.6/10 · Bengaluru average 6.0 · confidence 38%

Gross yield 3.3% (₹28 psf/month); locality rental demand 9/10.

Resale liquidity

+3.3 pts vs avg

this home 9.5/10 · Bengaluru average 7.6 · confidence 60%

Locality resale depth 8/10; ticket ₹1.27 Cr narrows the buyer pool; UC resale needs builder NOC; 2008-home project gives deep resale comps; RERA sales pace ratio 5.69.

Employment access

+0.1 pts vs avg

this home 5.3/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 20 min, Koramangala (Forum) 32 min, ORR Bellandur (Ecospace) 37 min, MG Road (CBD) 44 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).

Metro, bus, rail & airport

+1.9 pts vs avg

this home 5.8/10 · Bengaluru average 4.8 · confidence 60%

Green Line JP Nagar / Yelachenahalli; Pink Line Bannerghatta Road stations ~2027; airport ~112 min by road now (Google Maps); .

Schools, hospitals, daily needs

+1.6 pts vs avg

this home 8.5/10 · Bengaluru average 7.0 · confidence 50%

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

Builder delivery & handover risk

+0.9 pts vs avg

this home 4.1/10 · Bengaluru average 3.7 · confidence 60%

Godrej Properties: 40+ projects, on-time 55% (derived); handover 2031-05-31 (RERA); within the RERA timeline, work on schedule (-6 pts).

Layout, size, age, amenities, maintenance

+1.2 pts vs avg

this home 8.3/10 · Bengaluru average 7.3 · confidence 55%

56 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹6,656 per sq ft (premium spec).

Water, flooding, noise, infrastructure

+2.1 pts vs avg

this home 6.8/10 · Bengaluru average 5.8 · confidence 50%

Bannerghatta Road congestion; good BWSSB coverage in JP Nagar

Legal, title & approvals

+2.3 pts vs avg

this home 8.5/10 · Bengaluru average 7.4 · confidence 55%

RERA registered; litigation: none reported; approvals: Plan BDA/NA.MA/A.S/A.A-3/T.A-2/S/04/2026-27 dated 2026-05-02; title: not verified. Due-diligence report lists 0 red flags (−0.0 pts).

Expected price growth (5-yr CAGR model)

+13.5 pts vs avg

this home 8.1/10 · Bengaluru average 6.0 · confidence 56%

Model 5-yr price CAGR 11.5% (range 8.1–15.0%).

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	1.2	1.2	1.2	1.2	1.2	1.2	55%
Supply–demand balance	1.3	1.0	0.8	0.7	0.5	0.4	50%
Infrastructure delivery (probability-weighted)	0.2	0.4	0.2	0.2	0.0	0.0	55%
Project-specific adjustments	2.9	2.9	2.9	1.7	1.7	0.0	50%
Total growth	13.6%	12.6%	11.7%	10.1%	9.6%	7.7%	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 ₹10,350 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.

Employment access & office pipeline: 3 msf office pipeline (3 yr) on 20 msf stock; 30-min jobs index 0.80.

Supply–demand balance: 9 months of unsold inventory; new-launch/absorption ratio 0.63 (from 21 under-construction RERA filings in this locality: 1,617 unsold homes, 655.7 sold per month).

Infrastructure delivery (probability-weighted): Pink Line Kalena Agrahara–Nagawara (construction, 2027, p=0.6); Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029, p=0.55)

Project-specific adjustments: Remaining construction risk (99% work left) re-rates toward ready comps by handover (~7.9% over 4.7 yr). Sales pace from RERA filings: 85% of 2008 homes booked with 7% of the build timeline elapsed (pace ratio 5.69); fast sellers re-rate, slow sellers discount.

Locality evidence: ₹8,200 (Jun 2023) → ₹11,500 (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/130526/008653 and 1 quarterly filing. 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 finish9/10

finance cost is 0% of the registered budget; last quarter: collected ₹300 cr, withdrew ₹0.00 cr; 85% of homes booked (+1)

Developer strength9.2/10

ICRA AA+/Stable (Godrej Properties Ltd)

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

Registration

PRM/KA/RERA/1251/310/PR/130526/008653 · GODREJ IRISMARK PRIVATE LIMITED

On original date

Construction1%

quarterly filing Q1 2026-27 (submitted 2026-07-14)

Homes booked1713 / 2008

295 still available

Sold vs built85% vs 1%

Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.

Money through the RERA account

Collected from buyersWithdrawn for construction

Latest milestones

Foundation footing work
0%
Upto Plinth Level
0%
Sub-structure flooring
0%
Retaining wall
0%
RCC or MS Framed structure
0%
Masonry Construction
0%

No litigation declaredNo complaintsEscrow: HDFCJoint-development land

Credit ratings of the people behind it

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: 2031-05-31

1% built, 85% booked

1% built per the latest filing; 1713/2008 homes booked

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 ₹2627 cr — where it goes

Approvals ₹153.6 cr · 6%Construction & on-site ₹2,173 cr · 83%Other / taxes ₹300.1 cr · 11%

Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-14))

Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.

No litigation declaredBorrowing declared: YesEscrow at HDFC9 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

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 — 2031-05-31 — and what is the per-month delay compensation?
Confirm there is no litigation on the land or approvals beyond the RERA declaration.
Is the land freehold with the developer, and is any part mortgaged?

Full record: every filed number, line by line1 sections · 13 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/310/PR/130526/008653 · promoter GODREJ IRISMARK PRIVATE LIMITED (Company) · U68100MH2026PTC468577

Dates

Start 2026-05-15 · original completion 2031-05-31 · no extensions

Progress

1% complete per quarterly filing Q1 2026-27 (submitted 2026-07-14) · 1713 of 2008 homes booked (295 available)

Registered cost

Total ₹2627 cr · construction ₹2173 cr

Borrowing / mortgage declared

Borrowing: Yes

RERA bank account

HDFC, Kasturba Gandhi Marg Bengaluru (70% construction account)

Plan sanction

BDA/NA.MA/A.S/A.A-3/T.A-2/S/04/2026-27 dated 2026-05-02 · BDA - Bangalore Development Authority

Land & towers

36.13 acres (1,46,229 sq m) · Tower A 122 homes, 30 floors; Tower B 122 homes, 30 floors; Tower C 122 homes, 30 floors; Tower D 122 homes, 30 floors; Tower E 122 homes, 30 floors; Tower F 122 homes, 30 floors; Tower G 122 homes, 30 floors; Tower H 122 homes, 30 floors; Tower J 122 homes, 30 floors; Tower K 130 homes, 32 floors; Tower L 130 homes, 32 floors; Tower M 130 homes, 32 floors; Tower N 130 homes, 32 floors; Tower P 130 homes, 32 floors; Tower Q 130 homes, 32 floors; Tower R 130 homes, 32 floors

Land owners / co-promoters

Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 64); Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 65/2); Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 66/2); Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 66/1); Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 61/5); Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 61/6); Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 61/7); Godrej Irismark Pvt Ltd ( Formarly known as Godrej Irismark LLP) (100.0%, Sy 61/8) +1 more

Litigation declared

None declared in filings

K-RERA complaints

0 on this registration (0 open) · 0 on the promoter entity across all its projects

Owners’ association

Not yet formed

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/130526/008653, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1251/310/PR/130526/008653 (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/130526/008653 (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 2.5 km

Job hubs nearby

Bannerghatta Road IT parksElectronic City 10 kmKoramangala 8 km

Measured drive times below

Office space

Existing20 msf

Coming in 3 yrs3 msf

Jobs within 30 min8/10

Getting around

Metro today

Green Line JP Nagar / Yelachenahalli

~2,500 m estimate

Metro planned

Pink Line Bannerghatta Road stations

~2027 60% likely ~1,000 m estimate

Rail

—

estimate

Airport

112 min by road now · 41.7 km

Google Maps

Buses

7/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
Electronic City Ph-1	20 min	6.3
Koramangala (Forum)	32 min	10.8
ORR Bellandur (Ecospace)	37 min	12.8
MG Road (CBD)	44 min	15.3
ITPL Whitefield	61 min	22
Hebbal (Kirloskar)	61 min	22
Manyata Tech Park	64 min	23.2
Kempegowda Airport (KIA)	112 min	41.7

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	6,500	Platform estimate (interim, not observed)	40%	derived
Jun 2023	8,200	Platform estimate (interim, not observed)	45%	derived
Jun 2025	10,200	Platform estimate (interim, not observed)	50%	derived
Jun 2026	11,500	Platform estimate (interim, not observed)	50%	derived

Luxury comps₹14,000

Premium comps₹11,000

Mid comps₹8,500

Unsold stock9 months

Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹11,275 vs actual ₹11,500 (-2%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.5% 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 · piped water · RERA yes

Flood risklow

Water supplypiped

Quietok

Roads & drainsgood

Bannerghatta Road congestion; good BWSSB coverage in JP Nagar

Legal & approvals

Registration 008653

RERA PRM/KA/RERA/1251/310/PR/130526/008653

possession May 2031

Litigation

none reported

observed

Approvals

Plan BDA/NA.MA/A.S/A.A-3/T.A-2/S/04/2026-27 dated 2026-05-02

observed

Title

not verified

assumed

Product

Land36.13 acres

Homes2008

Density56/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 No.64, 65/2, 66/ 1, 65/ 1, 66/2, 61 / 5, 61 /6, 61 /7, 61 /8, 68/ 4, , Hommadevanahal village, Begur Hobl, Bangalore South Taluk,Bangalore.	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Land area (acres)	36.13	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Total units	2008	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Launch year	2026	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Possession · Registration 008653	2031-05-31	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Price psf · 2 BHK · ~1,225 sq ft (863 carpet)	10350	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Ticket · 2 BHK · ~1,225 sq ft (863 carpet)	12678750	Platform estimate (interim, not observed)	Sep 2026	35%	derived
Rent · 2 BHK · ~1,225 sq ft (863 carpet)	34500	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Carpet area	863	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	observed
Builder on-time rate	0.55	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 BDA/NA.MA/A.S/A.A-3/T.A-2/S/04/2026-27 dated 2026-05-02	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.