PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Lgcl Pueblo
LGCL Urban Homes · Marathahalli / Kundalahalli / Varthur
DeveloperLGCL Urban Homes · #57 in Bengaluru by RERA registrations
LocalityMarathahalli / Kundalahalli / Varthur
AddressSy. No. 36/2, 36/3, 36/4 & 40/2, Naganathapura Village, Begur Hobli,
Typeapartment · mid
StatusUnder construction · handover Jun 2019
Homes59 units
Land3.48 acres
Launched2015
RERAPRM/KA/RERA/1251/310/PR/171014/000286
Home analysed: 4 BHK · ~2,595 sq ft (1923 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
53/100
Evidence confidence56%
4 BHK · ~2,595 sq ft (1923 carpet)
Price growth per year, next 5 yrs model
10.3%
likely range 6.8%–13.8% · over 10 yrs 8.9%/yr
Net-wealth CAGR, 8-yr hold
4.8%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
6.2%
with 75% loan · all-cash 7.3% · 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
₹Cr
₹ psf × 2,595 sq ft · as of Sep 2026
Price edits apply to ·
Price edits apply to ·
All-in cost
₹2.90 Cr
+ other charges 7.9 L, GST 11.6 L, stamp/reg 15.3 L, interiors 31.1 L
Gross rental yield assumed
2.9%
rent starts in ~0.3 yr
In plain words
Why 53 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 (17 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹3.5 per sq ft a month. - +Employment access · 5/10 pts
Drive times right now: ITPL Whitefield 13 min, ORR Bellandur (Ecospace) 24 min, Koramangala (Forum) 41 min; Hebbal (Kirloskar) 51 min. About 7 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 excellent in this area. - −Legal, title & approvals · -4/5 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 2 items in red. - −Builder delivery & handover risk · -8/16 pts
LGCL Urban Homes has finished 9+ projects and delivered on time about 57% of the time. This phase is 52% built, with handover promised for 2019-06-30: delays would push your rent start back. - −Water, flooding, noise, infrastructure · -1/9 pts
Some flood risk in heavy rain; water supply is partly piped, partly tankers; noticeable traffic or aircraft noise.
All 11 checks
- •Price vs comparables · -0/3 pts
Priced about the same as similar mid homes nearby (₹8,650 vs ~₹9,200 per sq ft). - •Rental demand & yield · 1/8 pts
Rent pays back 2.9% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is very strong. - +Resale liquidity · 0/4 pts
Plenty of buyers can afford a ₹2.24 Cr home, and homes in Marathahalli / Kundalahalli / Varthur resell quickly. Reselling before handover needs the builder’s permission. - +Employment access · 5/10 pts
Drive times right now: ITPL Whitefield 13 min, ORR Bellandur (Ecospace) 24 min, Koramangala (Forum) 41 min; Hebbal (Kirloskar) 51 min. About 7 million sq ft of new offices are planned nearby in 3 years. - •Metro, bus, rail & airport · 2/9 pts
The nearest working metro is ~1.5 km away. Airport is about 75 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 · -8/16 pts
LGCL Urban Homes has finished 9+ projects and delivered on time about 57% of the time. This phase is 52% built, with handover promised for 2019-06-30: delays would push your rent start back. - +Layout, size, age, amenities, maintenance · 3/3 pts
Spacious layout (17 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 · -1/9 pts
Some flood risk in heavy rain; water supply is partly piped, partly tankers; noticeable traffic or aircraft noise. - •Legal, title & approvals · -4/5 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 2 items 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.
- + 0.8%Add 0.8%: prices here rose 11.6% 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%: 7 million sq ft of new offices nearby means more people wanting homes here.
- + 0.5%Add 0.5%: few unsold homes in the area (12 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: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Purple Line Whitefield extension (2023) (operational, 2023); Peripheral Ring Road (planned, 2030).
- + 1.5%Add 1.5% 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 ₹2.32 Cr today would be worth about ₹3.79 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 Take delivery in 2019-06-30 and sell the bare flat (1 yr hold). Needs builder NOC or registration first; no rent. | 1 yrs | -5.2% | -5.2% | ₹77.2 L | ₹1.5 L | ₹90.7 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 | 8.7% | 6.4% | ₹1.86 Cr | ₹29.4 L | ₹3.19 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 | 6.2% | 4.8% | ₹2.12 Cr | ₹35.4 L | ₹3.22 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 |
|---|---|---|---|---|---|---|
| 4 BHK ~2,595 sq ft (1923 carpet) | 1,923 sq ft | 2,595 sq ft | ₹8,650 assumed | ₹2.24 Cr | ₹56,500 assumed | 16 |
Highlights
- LGCL Urban Homes · Marathahalli / Kundalahalli / Varthur · 59 homes on 3.5 acres
- Under construction: 52% complete, RERA completion 2019-06-30
- No litigation declared · 24 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₹2.12 Cr
Exit value (yr 8)₹4.71 Cr
Net sale after loan & costs₹3.22 Cr
Net rent after opex₹35.4 L
Loan (75% of price)₹1.83 Cr
EMI / month₹1.6 L
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -2.91 Cr | 1.83 Cr | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -1.08 Cr |
| Yr 1 | 0.0 L | 0.0 L | 4.3 L | -2.3 L | -19.1 L | 0.0 L | -17.1 L |
| Yr 2 | 0.0 L | 0.0 L | 6.8 L | -2.8 L | -19.1 L | 0.0 L | -15.0 L |
| Yr 3 | 0.0 L | 0.0 L | 7.1 L | -2.9 L | -19.1 L | 0.0 L | -14.8 L |
| Yr 4 | 0.0 L | 0.0 L | 7.5 L | -3.0 L | -19.1 L | 0.0 L | -14.6 L |
| Yr 5 | 0.0 L | 0.0 L | 7.8 L | -3.1 L | -19.1 L | 0.0 L | -14.3 L |
| Yr 6 | 0.0 L | 0.0 L | 8.2 L | -3.2 L | -19.1 L | 0.0 L | -14.0 L |
| Yr 7 | 0.0 L | 0.0 L | 8.6 L | -3.3 L | -19.1 L | 0.0 L | -13.8 L |
| Yr 8 | 0.0 L | 0.0 L | 9.1 L | -3.5 L | -19.1 L | 3.22 Cr | 3.08 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
₹8,650 psf vs mid comps ₹9,200 (-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
+0.8 pts vs avg
Gross yield 3.0% (₹22 psf/month); locality rental demand 9/10.
Resale liquidity
+0.1 pts vs avg
Locality resale depth 8/10; ticket ₹2.24 Cr narrows the buyer pool; UC resale needs builder NOC; 59-home project.
Employment access
+5.0 pts vs avg
Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 13 min, ORR Bellandur (Ecospace) 24 min, Koramangala (Forum) 41 min, MG Road (CBD) 42 min; 2 of 7 major hubs within 30 min; 7 msf office pipeline (3 yr).
Metro, bus, rail & airport
+2.2 pts vs avg
Purple Line Kundalahalli / Nallurhalli; ORR Blue Line stations ~2027; airport ~75 min by road now (Google Maps); .
Schools, hospitals, daily needs
+1.6 pts vs avg
Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
Builder delivery & handover risk
−8.0 pts vs avg
LGCL Urban Homes: 9+ projects, on-time 57% (derived); handover 2019-06-30 (RERA); 87 months past the RERA completion date, work behind schedule (-48 pts).
Layout, size, age, amenities, maintenance
+2.8 pts vs avg
17 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹9,240 per sq ft (premium spec).
Water, flooding, noise, infrastructure
−0.9 pts vs avg
Varthur lake catchment; ORR congestion
Legal, title & approvals
−4.1 pts vs avg
RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
Expected price growth (5-yr CAGR model)
+3.5 pts vs avg
Model 5-yr price CAGR 10.3% (range 6.8–13.8%).
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) | 2.0 | 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 | 0.8 | 0.6 | 0.5 | 0.4 | 0.3 | 0.3 | 50% |
| Infrastructure delivery (probability-weighted) | 0.4 | 0.4 | 0.1 | 0.1 | 0.1 | 0.0 | 55% |
| Project-specific adjustments | 7.7 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Total growth | 18.1% | 9.4% | 8.4% | 8.1% | 7.8% | 7.6% | 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 11.6% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹8,650 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 7 msf office pipeline (3 yr) on 50 msf stock; 30-min jobs index 0.90.
Supply–demand balance: 12 months of unsold inventory; new-launch/absorption ratio 0.9 (from 24 under-construction RERA filings in this locality: 3,352 unsold homes, 376.9 sold per month).
Infrastructure delivery (probability-weighted): Blue Line KR Puram–Hebbal–Airport (construction, 2027, p=0.65); Purple Line Whitefield extension (2023) (operational, 2023, p=1); Peripheral Ring Road (planned, 2030, p=0.4)
Project-specific adjustments: Remaining construction risk (48% work left) re-rates toward ready comps by handover (~3.8% over 0.5 yr).
Locality evidence: ₹9,000 (Jun 2023) → ₹12,500 (Jun 2026) = 11.6% 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/171014/000286. 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.
3 red2 watch3 positive
Open printable due-diligence report ↗Delivery timeline7/10
a registration completion date has already passed (−2)
Legal & complaints6/10
24 RERA complaints on the project (−3); 1 still open
Money to finish6/10
finance cost is 0% of the registered budget; registration-time status shows spend above collections (₹-0.55 cr) (−2)
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/171014/000286 · LGCL Properties Pvt. Ltd.
Construction52%
registration-time status
Collected (at registration)₹23.01 Cr
Spent₹23.56 Cr
Balance with promoter₹-55.3 L
Delay declaredNo
No litigation declared24 complaints · 1 openEscrow: ICICI Bank
Credit ratings of the people behind it
No public credit rating located for the promoter.
LGCL Properties Pvt. Ltd.: no public rating located
Complaints & disputes on record
On this project241 open
On the promoter entity37all projects
Court cases declared0no stay recorded
What complainants raise
- Laundering of money from project bank account & non extention of project registration from
- Delay in delivery of more than 4 years
- Refund and Compensation
- Delay compensation as per RERA & handover of possession
At a glance
On its original RERA date
On its original RERA completion date: 2019-06-30
52% built
52% built per the latest filing
24 RERA complaints, 1 open
24 RERA complaints on this project (1 open); 37 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹43.63 cr — where it goes
Land ₹5.3 cr · 12%Construction & on-site ₹38.4 cr · 88%
No litigation declaredBorrowing declared: not statedEscrow at ICICI Bank
Complaint log (K-RERA) · 24 on this project
- Dec 2021Laundering of money from project bank account & non extention of project registration from 30.6.2019disposed
- Oct 2021Delay in delivery of more than 4 yearsdisposed
- Sep 2021Refund and Compensationdisposed
- May 2021Delay compensation as per RERA & handover of possessiondisposed
- Apr 2021Failure of the Builder to complete the projectdisposed
- Mar 2021Seeking for delay compensation as per RERA provisions and direct respondent to handover possession within 6 modisposed
- Jan 2021Breach of Joint Development Agreementdisposed
- Jan 2021Breach of Construction Agreement by Developer and inordinate delay in delivery of the projectdisposed
- Jul 2020Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Considedisposed
- Jul 2020Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Considedisposed
- Jul 2020The Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Condisposed
- Jul 2020The Home Buyers are awaiting for completion & Possession of the Project even after payment of 95 % of the Consdisposed
Red flags to resolve in writing
1
Timeline
RERA completion date 2019-06-30 has passed without a completion application.
2
Timeline
24 K-RERA complaints on this registration.
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 — 2019-06-30 — 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 line2 sections · 34 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/310/PR/171014/000286 · promoter LGCL Properties Pvt. Ltd. (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2015-06-02 · original completion 2019-06-30 · no extensions · current date has passed
Progress
52% complete per registration-time status
Registered cost
Total ₹43.63 cr · land ₹5.26 cr · construction ₹38.37 cr
RERA bank account
ICICI Bank, MG ROAD (70% construction account)
Money at registration
collected ₹23.01 cr · used ₹23.56 cr · balance ₹-0.55 cr · delay declared: No
Land & towers
3.48 acres (14,096 sq m) · LGCL PUEBLO 59 homes, 2 floors
Litigation declared
None declared in filings
K-RERA complaints
24 on this registration (1 open) · 37 on the promoter entity across all its projects
Completion applied
19/12/2020
Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/171014/000286, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 24 on this project
2021-12-04 · CMP/211204/0008678
Laundering of money from project bank account & non extention of project registration from 30.6.2019 — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-10-25 · CMP/211025/0008468
Delay in delivery of more than 4 years — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-09-09 · CMP/210909/0008315
Refund and Compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-05-13 · CMP/210513/0007949
Delay compensation as per RERA & handover of possession — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-04-02 · CMP/210402/0007858
Failure of the Builder to complete the project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-03-22 · CMP/210322/0007807
Seeking for delay compensation as per RERA provisions and direct respondent to handover possession within 6 months — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-01-29 · CMP/210129/0007446
Breach of Joint Development Agreement — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-01-28 · CMP/210128/0007513
Breach of Construction Agreement by Developer and inordinate delay in delivery of the project — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006162
Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006165
Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006170
The Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006171
The Home Buyers are awaiting for completion & Possession of the Project even after payment of 95 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006172
The Home Buyers are awaiting for completion & Possession of the Project even after payment of 95 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006173
The Home Buyers are awaiting for completion & Possession of the Project even after payment of 95 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006174
The Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-14 · CMP/200714/0006163
The Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-13 · CMP/200713/0006155
Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-13 · CMP/200713/0006156
Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-13 · CMP/200713/0006157
Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-07-13 · CMP/200713/0006158
Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house — POSTED FOR ORDERS AUTHORITY FULLBENCH
2020-07-13 · CMP/200713/0006160
Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-03-27 · CMP/200327/0005798
The Home Buyers are awaiting for completion & Possession of the Project even after payment of 100 % of the Consideration amount towards the purchase of the house. — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2020-03-07 · CMP/200307/0005447
delay in handover — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2019-10-12 · CMP/191012/0004428
Seeking for delay compensation as per RERA provisions and direct respondent to handover possession within 6 months — DISPOSED AO (ADJUDICATING OFFICER)
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/1251/310/PR/171014/000286 (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/171014/000286 (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 1.5 km
Job hubs nearby
ORR Marathahalli–BellandurITPL 5 kmBrookefield / AECS
Measured drive times below
Office space
Existing50 msf
Coming in 3 yrs7 msf
Jobs within 30 min9/10
Getting around
Metro today
Purple Line Kundalahalli / Nallurhalli
~1,500 m estimate
Metro planned
ORR Blue Line stations
~2027 65% likely ~2,000 m estimate
Rail
—
estimate
Airport
75 min by road now · 27.2 km
Google Maps
Buses
7/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| ITPL Whitefield | 13 min | 3.4 |
| ORR Bellandur (Ecospace) | 24 min | 7.6 |
| Koramangala (Forum) | 41 min | 14.3 |
| MG Road (CBD) | 42 min | 14.8 |
| Electronic City Ph-1 | 44 min | 15.2 |
| Manyata Tech Park | 46 min | 16.3 |
| Hebbal (Kirloskar) | 51 min | 18 |
| Kempegowda Airport (KIA) | 75 min | 27.2 |
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 11.6%/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 | 6,800 | Platform estimate (interim, not observed) | 40% | derived |
| Jun 2023 | 9,000 | Platform estimate (interim, not observed) | 45% | derived |
| Jun 2025 | 11,200 | Platform estimate (interim, not observed) | 50% | derived |
| Jun 2026 | 12,500 | Platform estimate (interim, not observed) | 50% | derived |
Luxury comps₹15,000
Premium comps₹12,000
Mid comps₹9,200
Unsold stock12 months
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹12,374 vs actual ₹12,500 (-1%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.4% p.a. vs actual 11.6% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.
Environment, legal & productflood ok · water risk · RERA yes
Flood risksome risk
Water supplymixed
Quietnoisy
Roads & drainspatchy
Varthur lake catchment; ORR congestion
Legal & approvals
Registration 000286
RERA PRM/KA/RERA/1251/310/PR/171014/000286
possession Jun 2019
Litigation
none reported
observed
Approvals
RERA registered
observed
Title
not verified
assumed
Product
Land3.48 acres
Homes59
Density17/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 | Conflicting values |
|---|---|---|---|---|---|---|
| Address | Sy. No. 36/2, 36/3, 36/4 & 40/2, Naganathapura Village, Begur Hobli, | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 3.48 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 59 | 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 000286 | 2019-06-30 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · 4 BHK · ~2,595 sq ft (1923 carpet) | 8650 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Ticket · 4 BHK · ~2,595 sq ft (1923 carpet) | 22446750 | Platform estimate (interim, not observed) | Sep 2026 | 35% | derived | |
| Rent · 4 BHK · ~2,595 sq ft (1923 carpet) | 56500 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Carpet area | 1923 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed | |
| Builder on-time rate | 0.57 | 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.