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PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Jayanagar Commercial

Radiant Structures · Jayanagar / Basavanagudi / Banashankari

DeveloperRadiant Structures · #165 in Bengaluru by RERA registrations

LocalityJayanagar / Basavanagudi / Banashankari

AddressNO 5 3RD BLOCK, JAYANAGAR

Typeapartment · mid

StatusUnder construction · handover Mar 2018

Homes4 units

Land0.22 acres

Launched2015

RERAPRM/KA/RERA/1251/310/PR/171019/000739

Home analysed: Home · ~6,745 sq ft (4994 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

60/100

Evidence confidence56%

Home · ~6,745 sq ft (4994 carpet)

Price growth per year, next 5 yrs model

9.9%

likely range 6.4%–13.4% · over 10 yrs 8.8%/yr

Net-wealth CAGR, 8-yr hold

4.8%

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

Cash-flow IRR, 8-yr hold

6.3%

with 75% loan · all-cash 7.4% · 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 × 6,745 sq ft · as of Sep 2026
Price edits apply to ·

All-in cost

₹9.50 Cr

+ other charges 26.3 L, GST 38.9 L, stamp/reg 51.4 L, interiors 80.9 L

Gross rental yield assumed

2.7%

rent starts in ~0.3 yr

In plain words

Why 60 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:

+
Schools, hospitals, daily needs · 3/3 pts
Schools, hospitals and daily shopping are excellent in this area.
+
Employment access · 6/10 pts
Drive times right now: Koramangala (Forum) 13 min, MG Road (CBD) 19 min, ORR Bellandur (Ecospace) 32 min; ITPL Whitefield 51 min. About 2 million sq ft of new offices are planned nearby in 3 years.
+
Water, flooding, noise, infrastructure · 4/9 pts
Low flood risk; water supply is reliable piped supply; noise is manageable.
−
Resale liquidity · -4/4 pts
A limited pool of buyers can afford a ₹7.52 Cr home, and homes in Jayanagar / Basavanagudi / Banashankari resell quickly. Reselling before handover needs the builder’s permission.
−
Builder delivery & handover risk · -5/16 pts
Radiant Structures has finished 4+ projects and delivered on time about 40% of the time. This phase is 80% built, with handover promised for 2018-03-31: delays would push your rent start back.
−
Price vs comparables · -0/3 pts
Priced about the same as similar mid homes nearby (₹11,150 vs ~₹11,500 per sq ft).

All 11 checks

•
Price vs comparables · -0/3 pts
Priced about the same as similar mid homes nearby (₹11,150 vs ~₹11,500 per sq ft).
•
Rental demand & yield · 0/8 pts
Rent pays back 2.7% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is very strong.
•
Resale liquidity · -4/4 pts
A limited pool of buyers can afford a ₹7.52 Cr home, and homes in Jayanagar / Basavanagudi / Banashankari resell quickly. Reselling before handover needs the builder’s permission.
+
Employment access · 6/10 pts
Drive times right now: Koramangala (Forum) 13 min, MG Road (CBD) 19 min, ORR Bellandur (Ecospace) 32 min; ITPL Whitefield 51 min. About 2 million sq ft of new offices are planned nearby in 3 years.
+
Metro, bus, rail & airport · 4/9 pts
A metro station is a short walk away (~1000 m). Airport is about 90 minutes by road right now.
+
Schools, hospitals, daily needs · 3/3 pts
Schools, hospitals and daily shopping are excellent in this area.
−
Builder delivery & handover risk · -5/16 pts
Radiant Structures has finished 4+ projects and delivered on time about 40% of the time. This phase is 80% built, with handover promised for 2018-03-31: delays would push your rent start back.
+
Layout, size, age, amenities, maintenance · 1/3 pts
Spacious layout (18 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹3.5 per sq ft a month.
+
Water, flooding, noise, infrastructure · 4/9 pts
Low flood risk; water supply is reliable piped supply; 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) · 0/26 pts
We expect prices here to rise about 9.9% a year for the next 5 years (explained below).

Why prices should grow ~9.9% 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.
+ 1.3%Add 1.3%: 2 million sq ft of new offices nearby means more people wanting homes here.
+ 0.9%Add 0.9%: few unsold homes in the area (11 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: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029).
+ 0.6%Add 0.6% for this project itself: unfinished homes are worth more once they are complete.
= 9.9%Result: about 9.9% a year, so a home worth ₹7.78 Cr today would be worth about ₹12.48 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 Take delivery in 2018-03-31 and sell the bare flat (1 yr hold). Needs builder NOC or registration first; no rent.	1 yrs	-16.4%	-16.4%	₹2.59 Cr	₹5.1 L	₹2.75 Cr
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	8.2%	6.0%	₹6.28 Cr	₹92.2 L	₹10.52 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	6.3%	4.8%	₹6.93 Cr	₹1.11 Cr	₹10.58 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
Home ~6,745 sq ft (4994 carpet)	4,994 sq ft	6,745 sq ft	₹11,150 assumed	₹7.52 Cr	₹1,72,500 assumed	4

Highlights

Radiant Structures · Jayanagar / Basavanagudi / Banashankari · 4 homes on 0.2 acres
Under construction: 80% complete, RERA completion 2018-03-31
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 ₹5.3 L/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₹6.93 Cr

Exit value (yr 8)₹15.61 Cr

Net sale after loan & costs₹10.58 Cr

Net rent after opex₹1.11 Cr

Loan (75% of price)₹6.13 Cr

EMI / month₹5.3 L

Year	Purchase	Loan in	Rent (net of vacancy)	Opex	Debt service	Sale − loan	Net cash
Today	-9.53 Cr	6.13 Cr	0.0 L	0.0 L	0.0 L	0.0 L	-3.40 Cr
Yr 1	0.0 L	0.0 L	13.1 L	-6.7 L	-63.8 L	0.0 L	-57.4 L
Yr 2	0.0 L	0.0 L	20.6 L	-8.0 L	-63.8 L	0.0 L	-51.2 L
Yr 3	0.0 L	0.0 L	21.7 L	-8.4 L	-63.8 L	0.0 L	-50.5 L
Yr 4	0.0 L	0.0 L	22.8 L	-8.7 L	-63.8 L	0.0 L	-49.8 L
Yr 5	0.0 L	0.0 L	23.9 L	-9.1 L	-63.8 L	0.0 L	-49.0 L
Yr 6	0.0 L	0.0 L	25.1 L	-9.5 L	-63.8 L	0.0 L	-48.2 L
Yr 7	0.0 L	0.0 L	26.4 L	-9.9 L	-63.8 L	0.0 L	-47.4 L
Yr 8	0.0 L	0.0 L	27.7 L	-10.3 L	-63.8 L	10.58 Cr	10.12 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

−0.3 pts vs avg

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

₹11,150 psf vs mid comps ₹11,500 (-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

+0.3 pts vs avg

this home 6.1/10 · Bengaluru average 6.0 · confidence 38%

Gross yield 2.8% (₹26 psf/month); locality rental demand 9/10.

Resale liquidity

−3.5 pts vs avg

this home 5.6/10 · Bengaluru average 7.6 · confidence 50%

Locality resale depth 9/10; ticket ₹7.52 Cr narrows the buyer pool; UC resale needs builder NOC; 4-home project has thin resale comps.

Employment access

+6.1 pts vs avg

this home 8.2/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-16): Koramangala (Forum) 13 min, MG Road (CBD) 19 min, ORR Bellandur (Ecospace) 32 min, Hebbal (Kirloskar) 35 min; 2 of 7 major hubs within 30 min; 2 msf office pipeline (3 yr).

Metro, bus, rail & airport

+4.2 pts vs avg

this home 7.1/10 · Bengaluru average 4.8 · confidence 60%

Green Line Jayanagar / Banashankari; Yellow Line RV Road; no planned station within 2 km; airport ~90 min by road now (Google Maps); .

Schools, hospitals, daily needs

+2.6 pts vs avg

this home 9.5/10 · Bengaluru average 7.0 · confidence 50%

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

Builder delivery & handover risk

−5.2 pts vs avg

this home 1.7/10 · Bengaluru average 3.7 · confidence 60%

Radiant Structures: 4+ projects, on-time 40% (derived); handover 2018-03-31 (RERA); 102 months past the RERA completion date, work on schedule (-20 pts).

Layout, size, age, amenities, maintenance

+0.8 pts vs avg

this home 7.9/10 · Bengaluru average 7.3 · confidence 55%

18 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹1,954 per sq ft (basic spec).

Water, flooding, noise, infrastructure

+4.0 pts vs avg

this home 7.8/10 · Bengaluru average 5.8 · confidence 50%

Mature, well-serviced

Legal, title & approvals

+0.6 pts vs avg

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

RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).

Expected price growth (5-yr CAGR model)

+0.4 pts vs avg

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

Model 5-yr price CAGR 9.9% (range 6.4–13.4%).

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	1.3	1.3	1.3	1.3	1.3	1.3	55%
Supply–demand balance	1.3	1.0	0.8	0.7	0.5	0.4	50%
Infrastructure delivery (probability-weighted)	0.4	0.3	0.2	0.2	0.0	0.0	55%
Project-specific adjustments	3.2	0.0	0.0	0.0	0.0	0.0	50%
Total growth	14.3%	9.8%	9.0%	8.5%	8.0%	7.9%	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 ₹11,150 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.

Employment access & office pipeline: 2 msf office pipeline (3 yr) on 12 msf stock; 30-min jobs index 0.85.

Supply–demand balance: 11 months of unsold inventory; new-launch/absorption ratio 0.4.

Infrastructure delivery (probability-weighted): Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025, p=1); Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029, p=0.55)

Project-specific adjustments: Remaining construction risk (20% work left) re-rates toward ready comps by handover (~1.6% over 0.5 yr).

Locality evidence: ₹12,500 (Jun 2023) → ₹17,500 (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/171019/000739. 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.

1 red1 watch4 positive

Open printable due-diligence report ↗

Delivery timeline7/10

a registration completion date has already passed (−2)

Legal & complaints9/10

no litigation and no complaints on the RERA file

Money to finish8/10

finance cost is 0% of the registered budget

Developer strength5/10

no public credit rating for the promoter

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

Registration

PRM/KA/RERA/1251/310/PR/171019/000739 · RADIANT STRUCTURES PVT LTD

Past RERA date

Construction80%

registration-time status

No litigation declaredNo complaintsEscrow: ANDHRA BANK

Credit ratings of the people behind it

No public credit rating located for the promoter.

RADIANT STRUCTURES PVT LTD: no public rating located

Complaints & disputes on record

On this project00 open

On the promoter entity26all projects

Court cases declared0no stay recorded

At a glance

On its original RERA date

On its original RERA completion date: 2018-03-31

80% built

80% built per the latest filing

No complaints on this project

No RERA complaints on this project; 26 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹6.01 cr — where it goes

Construction & on-site ₹5.3 cr · 88%Other / taxes ₹0.7 cr · 12%

No litigation declaredBorrowing declared: not statedEscrow at ANDHRA BANK

Red flags to resolve in writing

Timeline

RERA completion date 2018-03-31 has passed without a completion application.

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 — 2018-03-31 — 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 · 9 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/310/PR/171019/000739 · promoter RADIANT STRUCTURES PVT LTD (Company) · Proposed Project End Date at the time of registration :

Dates

Start 2015-04-06 · original completion 2018-03-31 · no extensions · current date has passed

Progress

80% complete per registration-time status

Registered cost

Total ₹6.01 cr · construction ₹5.27 cr

RERA bank account

ANDHRA BANK, Bannerghatta Road (70% construction account)

Land & towers

0.22 acres (892 sq m) · JAYANAGAR COMMERCIAL 4 homes, 123 floors

Litigation declared

None declared in filings

K-RERA complaints

0 on this registration (0 open) · 26 on the promoter entity across all its projects

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171019/000739, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171019/000739 (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/171019/000739 (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 walkable

Job hubs nearby

Jayanagar commercialKoramangala 6 kmElectronic City 14 km

Measured drive times below

Office space

Existing12 msf

Coming in 3 yrs2 msf

Jobs within 30 min9/10

Getting around

Metro today

Green Line Jayanagar / Banashankari; Yellow Line RV Road

~1,000 m estimate

Metro planned

No station planned within 2 km

Rail

—

estimate

Airport

90 min by road now · 32.9 km

Google Maps

Buses

7/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
Koramangala (Forum)	13 min	3.4
MG Road (CBD)	19 min	5.8
ORR Bellandur (Ecospace)	32 min	10.7
Hebbal (Kirloskar)	35 min	11.9
Electronic City Ph-1	37 min	12.8
Manyata Tech Park	39 min	13.6
ITPL Whitefield	51 min	18.1
Kempegowda Airport (KIA)	90 min	32.9

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

Location used: recorded coordinates (estimate). 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	10,000	Platform estimate (interim, not observed)	40%	derived
Jun 2023	12,500	Platform estimate (interim, not observed)	45%	derived
Jun 2025	15,500	Platform estimate (interim, not observed)	50%	derived
Jun 2026	17,500	Platform estimate (interim, not observed)	50%	derived

Luxury comps₹22,000

Premium comps₹15,500

Mid comps₹11,500

Unsold stock11 months

Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹17,143 vs actual ₹17,500 (-2%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.8% 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

Mature, well-serviced

Legal & approvals

Registration 000739

RERA PRM/KA/RERA/1251/310/PR/171019/000739

possession Mar 2018

Litigation

none reported

observed

Approvals

RERA registered

observed

Title

not verified

assumed

Product

Land0.22 acres

Homes4

Density18/acre

Launched2015

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	NO 5 3RD BLOCK, JAYANAGAR	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Land area (acres)	0.22	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Total units	4	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Launch year	2015	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Possession · Registration 000739	2018-03-31	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Price psf · Home · ~6,745 sq ft (4994 carpet)	11150	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Ticket · Home · ~6,745 sq ft (4994 carpet)	75206750	Platform estimate (interim, not observed)	Sep 2026	35%	derived
Rent · Home · ~6,745 sq ft (4994 carpet)	172500	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Carpet area	4994	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	observed
Builder on-time rate	0.4	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	RERA registered	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.