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PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Ivory Phase 2 At Brigade Orchards

Brigade Group · Devanahalli / Airport Road / Bagalur

DeveloperBrigade Group · #3 in Bengaluru by RERA registrations

LocalityDevanahalli / Airport Road / Bagalur

AddressSy No. 41(P), Rayasandra Village, , Devanahalli Taluk, Bangalore

Typeapartment · premium

StatusUnder construction · handover Dec 2027

Homes487 units

Land3.49 acres

Launched2023

RERAPRM/KA/RERA/1250/303/PR/151223/006485

Home analysed: 1 BHK · ~475 sq ft (334 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

56/100

Evidence confidence57%

1 BHK · ~475 sq ft (334 carpet)

Price growth per year, next 5 yrs model

10.3%

likely range 6.8%–13.7% · over 10 yrs 9.3%/yr

Net-wealth CAGR, 8-yr hold

6.2%

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

Cash-flow IRR, 8-yr hold

9.1%

with 75% loan · all-cash 9.3% · 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 × 475 sq ft · as of Sep 2026
Price edits apply to ·

All-in cost

₹51.0 L

+ other charges 1.4 L, GST 2.0 L, stamp/reg 2.7 L, interiors 5.7 L

Gross rental yield assumed

3.7%

rent starts in ~1.6 yr

In plain words

Why 56 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 · 11/16 pts
Brigade Group has finished 250+ projects and delivered on time about 80% of the time. This phase is 83% built, with handover promised for 2027-12-31: delays would push your rent start back.
+
Rental demand & yield · 2/8 pts
Rent pays back 3.7% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is thin.
+
Expected price growth (5-yr CAGR model) · 3/26 pts
We expect prices here to rise about 10.3% a year for the next 5 years (explained below).
−
Employment access · -8/10 pts
Drive times right now: Manyata Tech Park 67 min, Hebbal (Kirloskar) 72 min, ITPL Whitefield 76 min; Electronic City Ph-1 119 min. About 15 million sq ft of new offices are planned nearby in 3 years.
−
Schools, hospitals, daily needs · -2/3 pts
Schools, hospitals and daily shopping are limited in this area.
−
Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹8,250 vs ~₹8,500 per sq ft).

All 11 checks

•
Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹8,250 vs ~₹8,500 per sq ft).
+
Rental demand & yield · 2/8 pts
Rent pays back 3.7% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is thin.
+
Resale liquidity · 0/4 pts
Plenty of buyers can afford a ₹39.2 L home, and homes in Devanahalli / Airport Road / Bagalur take time to resell. Reselling before handover needs the builder’s permission.
−
Employment access · -8/10 pts
Drive times right now: Manyata Tech Park 67 min, Hebbal (Kirloskar) 72 min, ITPL Whitefield 76 min; Electronic City Ph-1 119 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 16 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 · 11/16 pts
Brigade Group has finished 250+ projects and delivered on time about 80% of the time. This phase is 83% built, with handover promised for 2027-12-31: delays would push your rent start back.
+
Layout, size, age, amenities, maintenance · 0/3 pts
Dense layout (139 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 · 0/5 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) · 3/26 pts
We expect prices here to rise about 10.3% a year for the next 5 years (explained below).

Why prices should grow ~10.3% 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 ₹8,250 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).
+ 0.8%Add 0.8% for this project itself: unfinished homes are worth more once they are complete.
= 10.3%Result: about 10.3% a year, so a home worth ₹40.6 L today would be worth about ₹66.1 L 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 2027-12-31 and sell the bare flat (2 yr hold). Needs builder NOC or registration first; no rent.	2 yrs	14.2%	9.9%	₹9.6 L	₹26,085	₹18.2 L
Hold bare, rent unfurnished Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value.	8 yrs	12.1%	8.1%	₹28.7 L	₹5.4 L	₹55.6 L
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	9.1%	6.2%	₹33.5 L	₹6.5 L	₹56.5 L

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
1 BHK ~475 sq ft (334 carpet)	334 sq ft	475 sq ft	₹8,250 assumed	₹39.2 L	₹12,500 assumed	17
1 BHK ~520 sq ft (366 carpet)	366 sq ft	520 sq ft	₹8,250 assumed	₹42.9 L	₹13,000 assumed	30
1 BHK ~640 sq ft (452 carpet)	452 sq ft	640 sq ft	₹8,250 assumed	₹52.8 L	₹15,500 assumed	66
1 BHK ~655 sq ft (463 carpet)	463 sq ft	655 sq ft	₹8,250 assumed	₹54.0 L	₹15,500 assumed	30
2 BHK ~780 sq ft (549 carpet)	549 sq ft	780 sq ft	₹8,250 assumed	₹64.3 L	₹18,000 assumed	2
2 BHK ~885 sq ft (624 carpet)	624 sq ft	885 sq ft	₹8,250 assumed	₹73.0 L	₹19,500 assumed	140
3 BHK ~1,055 sq ft (743 carpet)	743 sq ft	1,055 sq ft	₹8,250 assumed	₹87.0 L	₹22,500 assumed	129
3 BHK ~1,225 sq ft (861 carpet)	861 sq ft	1,225 sq ft	₹8,250 assumed	₹1.01 Cr	₹25,000 assumed	13
3 BHK ~1,270 sq ft (893 carpet)	893 sq ft	1,270 sq ft	₹8,250 assumed	₹1.05 Cr	₹25,500 assumed	60

Highlights

Brigade · Devanahalli / Airport Road / Bagalur · 487 homes on 3.5 acres
Under construction: 83% complete, RERA completion 2027-12-31
No litigation declared · 1 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 ₹27,719/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₹33.5 L

Exit value (yr 8)₹84.2 L

Net sale after loan & costs₹56.5 L

Net rent after opex₹6.5 L

Loan (75% of price)₹31.9 L

EMI / month₹27,719

Year	Purchase	Loan in	Rent (net of vacancy)	Opex	Debt service	Sale − loan	Net cash
Today	-7.1 L	3.2 L	0.0 L	0.0 L	0.0 L	0.0 L	-3.9 L
Yr 1	-19.2 L	14.4 L	0.0 L	0.0 L	-0.9 L	0.0 L	-5.7 L
Yr 2	-24.9 L	14.4 L	0.6 L	-0.3 L	-2.1 L	0.0 L	-12.3 L
Yr 3	0.0 L	0.0 L	1.5 L	-0.6 L	-3.3 L	0.0 L	-2.4 L
Yr 4	0.0 L	0.0 L	1.6 L	-0.6 L	-3.3 L	0.0 L	-2.4 L
Yr 5	0.0 L	0.0 L	1.6 L	-0.6 L	-3.3 L	0.0 L	-2.3 L
Yr 6	0.0 L	0.0 L	1.7 L	-0.7 L	-3.3 L	0.0 L	-2.3 L
Yr 7	0.0 L	0.0 L	1.8 L	-0.7 L	-3.3 L	0.0 L	-2.2 L
Yr 8	0.0 L	0.0 L	1.9 L	-0.7 L	-3.3 L	56.5 L	54.3 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

−0.3 pts vs avg

this home 5.8/10 · Bengaluru average 6.2 · confidence 35%

₹8,250 psf vs premium comps ₹8,500 (-3%; 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

+2.4 pts vs avg

this home 7.1/10 · Bengaluru average 6.0 · confidence 38%

Gross yield 3.8% (₹26 psf/month); locality rental demand 6/10.

Resale liquidity

+0.3 pts vs avg

this home 7.8/10 · Bengaluru average 7.6 · confidence 60%

Locality resale depth 6/10; ticket ₹0.39 Cr narrows the buyer pool; UC resale needs builder NOC; 487-home project gives deep resale comps; RERA sales pace ratio 1.46.

Employment access

−7.6 pts vs avg

this home 1.5/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 67 min, Hebbal (Kirloskar) 72 min, ITPL Whitefield 76 min, MG Road (CBD) 87 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).

Metro, bus, rail & airport

−0.8 pts vs avg

this home 4.3/10 · Bengaluru average 4.8 · confidence 60%

none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~16 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

+10.7 pts vs avg

this home 7.9/10 · Bengaluru average 3.7 · confidence 70%

Brigade Group: 250+ projects, on-time 80% (observed); handover 2027-12-31 (RERA); within the RERA timeline, work on schedule (15 pts).

Layout, size, age, amenities, maintenance

+0.3 pts vs avg

this home 7.6/10 · Bengaluru average 7.3 · confidence 55%

139 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹4,231 per sq ft (premium spec).

Water, flooding, noise, infrastructure

−0.1 pts vs avg

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

Plotted-development heavy; social infrastructure still thin

Legal, title & approvals

+0.0 pts vs avg

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

RERA registered; litigation: none reported; approvals: Plan STRRPA/TP/CC/77/2021-22 dated 2021-08-26; title: not verified. Due-diligence report lists 1 red flag (−1.1 pts).

Expected price growth (5-yr CAGR model)

+3.2 pts vs avg

this home 6.5/10 · Bengaluru average 6.0 · confidence 56%

Model 5-yr price CAGR 10.3% (range 6.8–13.7%).

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	0.6	0.0	0.0	0.0	50%
Total growth	12.6%	11.5%	9.8%	8.8%	8.7%	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 ₹8,250 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 (17% work left) re-rates toward ready comps by handover (~1.4% over 1.3 yr). Sales pace from RERA filings: 100% of 487 homes booked with 68% of the build timeline elapsed (pace ratio 1.46); 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/1250/303/PR/151223/006485 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 red4 watch4 positive

Open printable due-diligence report ↗

Delivery timeline9/10

no extensions, no overdue dates on the RERA file

Legal & complaints8.5/10

1 RERA complaint on the project (−0.5); 1 still open

Money to finish9/10

finance cost is 0% of the registered budget; last quarter: collected ₹8.81 cr, withdrew ₹5.03 cr; 100% of homes booked (+1)

Developer strength9/10

ICRA AA/Stable (Brigade Enterprises Ltd)

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

Registration

PRM/KA/RERA/1250/303/PR/151223/006485 · BCV Developers Pvt Ltd

On original date

Construction83%

quarterly filing Q1 2026-27 (submitted 2026-07-15)

Homes booked487 / 487

0 still available

Sold vs built100% vs 83%

Sales and construction are broadly in step.

Money through the RERA account

Collected from buyersWithdrawn for construction

Latest milestones

Wardrobe, Showcase, Kitchen cabinet, Puja
0%
Electrification, Water supply and Sanitary
70%
Basic work of Water supply, Sanitary and E
90%
Dadoing, Skirting, Flooring, Tiles work
90%
Fire prevention and fire fighting fitting
90%
Weather Proof work
95%

No litigation declared1 complaints · 1 openEscrow: Axis BankJoint-development land

Credit ratings of the people behind it

Complaints & disputes on record

On this project11 open

On the promoter entity15all projects

Court cases declared0no stay recorded

What complainants raise

Builder not Signing the Agreement To Sell without giving POA and Under taking letter which

At a glance

On its original RERA date

On its original RERA completion date: 2027-12-31

83% built, 100% booked

83% built per the latest filing; 487/487 homes booked

1 RERA complaints, 1 open

1 RERA complaints on this project (1 open); 15 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹215 cr — where it goes

Approvals ₹1.2 cr · 1%Construction & on-site ₹197.3 cr · 92%Other / taxes ₹16.2 cr · 8%

Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))

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

No litigation declaredBorrowing declared: NoEscrow at Axis Bank2 recorded land-owner sharesOwners’ association: not formed

Complaint log (K-RERA) · 1 on this project

Mar 2024Builder not Signing the Agreement To Sell without giving POA and Under taking letter which is clubbed togetheropen

Complaints by status

Open / under enquiry

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 — 2027-12-31 — 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 line2 sections · 14 items

RERA file · Registration

Registration

PRM/KA/RERA/1250/303/PR/151223/006485 · promoter BCV Developers Pvt Ltd (Company) · U45201KA2008PTC045861

Dates

Start 2023-12-05 · original completion 2027-12-31 · no extensions

Progress

83% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 487 of 487 homes booked (0 available)

Registered cost

Total ₹215 cr · construction ₹197 cr

Borrowing / mortgage declared

Borrowing: No

RERA bank account

Axis Bank, Malleshwaram (70% construction account)

Plan sanction

STRRPA/TP/CC/77/2021-22 dated 2021-08-26 · Local Planing Authority

Land & towers

3.49 acres (14,134 sq m) · J 143 homes, 14 floors; K 170 homes, 14 floors; L 174 homes, 14 floors

Land owners / co-promoters

STUDIO UNIT (3%, Sy 28); No. of Basement (1%, Sy Total No. of Parking)

Litigation declared

None declared in filings

K-RERA complaints

1 on this registration (1 open) · 15 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/1250/303/PR/151223/006485, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2024-03-26 · 00319/2024

Builder not Signing the Agreement To Sell without giving POA and Under taking letter which is clubbed together with ATS — POSTED FOR ORDERS AUTHORITY FULLBENCH

Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1250/303/PR/151223/006485 (registration file, quarterly updates, complaint register), fetched 2026-09-15
PropertyLens locality model (market-level estimates)
Karnataka RERA project records PRM/KA/RERA/1250/303/PR/151223/006485 (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

16 min by road now · 4.6 km

Google Maps

Buses

7/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
Kempegowda Airport (KIA)	16 min	4.6
Manyata Tech Park	67 min	24
Hebbal (Kirloskar)	72 min	26.3
ITPL Whitefield	76 min	27.9
MG Road (CBD)	87 min	31.7
ORR Bellandur (Ecospace)	95 min	35
Koramangala (Forum)	97 min	35.8
Electronic City Ph-1	119 min	44.1

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 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 006485

RERA PRM/KA/RERA/1250/303/PR/151223/006485

possession Dec 2027

Litigation

none reported

observed

Approvals

Plan STRRPA/TP/CC/77/2021-22 dated 2021-08-26

observed

Title

not verified

assumed

Product

Land3.49 acres

Homes487

Density139/acre

Launched2023

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. 41(P), Rayasandra Village, , Devanahalli Taluk, Bangalore	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Land area (acres)	3.49	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Total units	487	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Launch year	2023	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Possession · Registration 006485	2027-12-31	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Price psf · 1 BHK · ~475 sq ft (334 carpet)	8250	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Ticket · 1 BHK · ~475 sq ft (334 carpet)	3918750	Platform estimate (interim, not observed)	Sep 2026	35%	derived
Rent · 1 BHK · ~475 sq ft (334 carpet)	12500	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Carpet area	334	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	observed
Builder on-time rate	0.8	Brigade Group (developer website)	Aug 2026	70%	observed
Litigation	none reported	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Approvals	Plan STRRPA/TP/CC/77/2021-22 dated 2021-08-26	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.