PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Mahindra Blossom
Mahindra Lifespaces · Whitefield (Hoodi / Varthur Road)
DeveloperMahindra Lifespaces · #59 in Bengaluru by RERA registrations
LocalityWhitefield (Hoodi / Varthur Road)
AddressKATHA NO. 5120, MUNICIPAL NO. 363, SY NO. 149 & 150, PATTANDUR AGRAHARA VILLAGE, K R PURAM HOBLI, WARD NO.83, E PID NO. 3958103673
Typeapartment · premium
StatusUnder construction · handover Oct 2030
Homes735 units
Land9.37 acres
Launched2026
RERATOR/PRM/KA/RERA/1251/446/PR/260615/008348
Home analysed: 3 BHK · ~1,500 sq ft (assumed). 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
79/100
Evidence confidence56%
3 BHK · ~1,500 sq ft (assumed)
Price growth per year, next 5 yrs model
11.4%
likely range 7.9%–14.8% · over 10 yrs 9.5%/yr
Net-wealth CAGR, 8-yr hold
7.7%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
13.6%
with 75% loan · all-cash 11.6% · 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 × 1,500 sq ft · as of Sep 2026
Price edits apply to ·
Price edits apply to ·
All-in cost
₹2.22 Cr
+ other charges 6.2 L, GST 9.1 L, stamp/reg 12.0 L, interiors 18.0 L
Gross rental yield assumed
2.9%
rent starts in ~4.4 yr
In plain words
Why 79 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 · 4/4 pts
Plenty of buyers can afford a ₹1.76 Cr home, and homes in Whitefield resell quickly. Reselling before handover needs the builder’s permission. - +Schools, hospitals, daily needs · 2/3 pts
Schools, hospitals and daily shopping are excellent in this area. - +Expected price growth (5-yr CAGR model) · 12/26 pts
We expect prices here to rise about 11.4% a year for the next 5 years (explained below). - −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 1 item in red. - −Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹11,750 vs ~₹12,500 per sq ft). - •Layout, size, age, amenities, maintenance · -0/3 pts
Dense layout (78 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹4.5 per sq ft a month.
All 11 checks
- •Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹11,750 vs ~₹12,500 per sq ft). - +Rental demand & yield · 3/8 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 · 4/4 pts
Plenty of buyers can afford a ₹1.76 Cr home, and homes in Whitefield resell quickly. Reselling before handover needs the builder’s permission. - •Employment access · 1/10 pts
Drive times right now: ITPL Whitefield 9 min, ORR Bellandur (Ecospace) 31 min, Manyata Tech Park 45 min; Electronic City Ph-1 52 min. About 9 million sq ft of new offices are planned nearby in 3 years. - •Metro, bus, rail & airport · 3/9 pts
The nearest working metro is ~1.5 km away. Airport is about 67 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 · 6/16 pts
Mahindra Lifespaces has finished 8+ projects and delivered on time about 89% of the time. This phase is 2% built, with handover promised for 2030-10-31: delays would push your rent start back. - +Layout, size, age, amenities, maintenance · -0/3 pts
Dense layout (78 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 · 1/9 pts
Low flood risk; water supply is partly piped, partly tankers; 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 1 item in red. - +Expected price growth (5-yr CAGR model) · 12/26 pts
We expect prices here to rise about 11.4% a year for the next 5 years (explained below).
Why prices should grow ~11.4% 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.
- + 0.7%Add 0.7%: prices here rose 10.6% 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.
- + 1.6%Add 1.6%: 9 million sq ft of new offices nearby means more people wanting homes here.
- + 0.3%Add 0.3%: few unsold homes in the area (15 months of stock), so sellers have the upper hand.
- + 0.1%Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Purple Line Whitefield extension (2023) (operational, 2023); Peripheral Ring Road (planned, 2030); Cauvery Stage V water (construction, 2027).
- + 2.6%Add 2.6% for this project itself: unfinished homes are worth more once they are complete.
- = 11.4%Result: about 11.4% a year, so a home worth ₹1.82 Cr today would be worth about ₹3.12 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 best IRR Take delivery in 2030-10-31 and sell the bare flat (5 yr hold). Needs builder NOC or registration first; no rent. | 5 yrs | 23.5% | 14.4% | ₹74.5 L | ₹1.5 L | ₹1.64 Cr | |
| Hold bare, rent unfurnished Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value. | 8 yrs | 15.4% | 9.2% | ₹1.18 Cr | ₹9.3 L | ₹2.50 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 | 13.6% | 7.7% | ₹1.34 Cr | ₹11.3 L | ₹2.55 Cr |
IRR and CAGR are per year over the hold shown. A short hold can show a high IRR on a small absolute gain; compare the net-sale column too. Selling before registration usually needs the builder’s transfer NOC and a fee.
Homes on offer
Every unit type on the RERA inventory or price list. Prices marked “assumed” are locality-model estimates until a listing is verified.
| Home | Carpet | Super built-up | Price / sq ft | Price | Rent / month | Units |
|---|---|---|---|---|---|---|
| 3 BHK ~1,500 sq ft (assumed) | 1,111 sq ft | 1,500 sq ft | ₹11,750 assumed | ₹1.76 Cr | ₹44,500 assumed | — |
Highlights
- Mahindra Lifespaces · Whitefield (Hoodi / Varthur Road) · 735 homes on 9.4 acres
- Under construction: 2% complete, RERA completion 2030-10-31
- No litigation declared · 15 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 ₹1.2 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₹1.34 Cr
Exit value (yr 8)₹3.91 Cr
Net sale after loan & costs₹2.55 Cr
Net rent after opex₹11.3 L
Loan (75% of price)₹1.44 Cr
EMI / month₹1.2 L
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -31.9 L | 14.4 L | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -17.5 L |
| Yr 1 | -34.5 L | 25.9 L | 0.0 L | 0.0 L | -2.3 L | 0.0 L | -10.9 L |
| Yr 2 | -34.5 L | 25.9 L | 0.0 L | 0.0 L | -4.5 L | 0.0 L | -13.1 L |
| Yr 3 | -34.5 L | 25.9 L | 0.0 L | 0.0 L | -6.7 L | 0.0 L | -15.3 L |
| Yr 4 | -34.5 L | 25.9 L | 0.0 L | 0.0 L | -8.9 L | 0.0 L | -17.5 L |
| Yr 5 | -52.5 L | 25.9 L | 3.0 L | -1.2 L | -11.1 L | 0.0 L | -36.0 L |
| Yr 6 | 0.0 L | 0.0 L | 5.3 L | -2.3 L | -15.0 L | 0.0 L | -12.0 L |
| Yr 7 | 0.0 L | 0.0 L | 5.6 L | -2.4 L | -15.0 L | 0.0 L | -11.8 L |
| Yr 8 | 0.0 L | 0.0 L | 5.9 L | -2.5 L | -15.0 L | 2.55 Cr | 2.44 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
₹11,750 psf vs premium comps ₹12,500 (-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
+2.5 pts vs avg
Gross yield 3.0% (₹30 psf/month); locality rental demand 9/10.
Resale liquidity
+3.8 pts vs avg
Locality resale depth 9/10; ticket ₹1.76 Cr narrows the buyer pool; UC resale needs builder NOC; 735-home project gives deep resale comps; RERA sales pace ratio 4.7.
Employment access
+1.4 pts vs avg
Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 9 min, ORR Bellandur (Ecospace) 31 min, Manyata Tech Park 45 min, MG Road (CBD) 45 min; 1 of 7 major hubs within 30 min; 9 msf office pipeline (3 yr).
Metro, bus, rail & airport
+2.5 pts vs avg
Purple Line stations Hoodi–Kadugodi; no planned station within 2 km; airport ~67 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
+6.1 pts vs avg
Mahindra Lifespaces: 8+ projects, on-time 89% (derived); handover 2030-10-31 (RERA); within the RERA timeline, work on schedule (-13 pts).
Layout, size, age, amenities, maintenance
−0.0 pts vs avg
78 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed).
Water, flooding, noise, infrastructure
+1.3 pts vs avg
Cauvery Stage V reached parts of Whitefield in 2024-25; Varthur/Hoodi low-lying pockets flood
Legal, title & approvals
−2.4 pts vs avg
RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−2.3 pts).
Expected price growth (5-yr CAGR model)
+12.2 pts vs avg
Model 5-yr price CAGR 11.4% (range 7.9–14.8%).
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) | 1.6 | 0.9 | 0.5 | 0.3 | 0.1 | 0.1 | 45% |
| Affordability ceiling | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 60% |
| Employment access & office pipeline | 1.6 | 1.6 | 1.6 | 1.6 | 1.6 | 1.6 | 55% |
| Supply–demand balance | 0.5 | 0.4 | 0.3 | 0.3 | 0.2 | 0.2 | 50% |
| Infrastructure delivery (probability-weighted) | 0.2 | 0.2 | 0.1 | 0.1 | 0.1 | 0.0 | 55% |
| Project-specific adjustments | 3.1 | 3.1 | 3.1 | 1.9 | 1.9 | 0.0 | 50% |
| Total growth | 13.0% | 12.2% | 11.6% | 10.1% | 9.9% | 7.8% | 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 10.6% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹11,750 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 9 msf office pipeline (3 yr) on 45 msf stock; 30-min jobs index 0.90.
Supply–demand balance: 15 months of unsold inventory; new-launch/absorption ratio 0.68 (from 21 under-construction RERA filings in this locality: 3,823 unsold homes, 226.4 sold per month).
Infrastructure delivery (probability-weighted): Purple Line Whitefield extension (2023) (operational, 2023, p=1); Peripheral Ring Road (planned, 2030, p=0.4); Cauvery Stage V water (construction, 2027, p=0.7)
Project-specific adjustments: Remaining construction risk (98% work left) re-rates toward ready comps by handover (~7.8% over 4.1 yr). Sales pace from RERA filings: 70% of 735 homes booked with 15% of the build timeline elapsed (pace ratio 4.7); fast sellers re-rate, slow sellers discount.
Locality evidence: ₹9,600 (Jun 2023) → ₹13,000 (Jun 2026) = 10.6% p.a. Sources: Platform estimate (interim, not observed).
Financial & legal due diligence
What the public record says
Automated from the Karnataka RERA file TOR/PRM/KA/RERA/1251/446/PR/260615/008348 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.
2 red15 watch4 positive
Open printable due-diligence report ↗Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints6/10
15 RERA complaints on the project (−3); 15 still open
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹44.52 cr, withdrew ₹9.65 cr
Developer strength9/10
CRISIL AA/Stable (Mahindra Lifespace Developers)
Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.
Registration
TOR/PRM/KA/RERA/1251/446/PR/260615/008348 · MAHINDRA BLOSSOM DEVELOPERS LIMITED
Construction2%
quarterly filing Q1 2026-27 (submitted 2026-07-14)
Homes booked518 / 735
217 still available
Sold vs built70% vs 2%
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 work0%
- Retaining wall 0%
- Plinth level Beam0%
- Sub-structure flooring 0%
- RCC or MS Framed structure0%
- Masonry construction: Bricks, Concrete blo0%
No litigation declared15 complaints · 15 openEscrow: KOTAK MAHINDRA BANK
Credit ratings of the people behind it
Complaints & disputes on record
On this project1515 open
On the promoter entity15all projects
Court cases declared0no stay recorded
What complainants raise
- Complaint seeking cancellation of allotment of Apartment, refund of amounts paid without d
- MISMATCH IN AFS ON K-RERA VS ALLOTTEE DRAFT: ILLEGAL INCLUSION OF ANNEXURE 8, AND SEEKING
- Material deviation from K-RERA uploaded AFS: Annexure 8 added with blanket consent for lay
- MISMATCH IN AFS ON K-RERA VS ALLOTTEE DRAFT: ILLEGAL INCLUSION OF ANNEXURE 8, AND SEEKING
At a glance
On its original RERA date
On its original RERA completion date: 2030-10-31
2% built, 70% booked
2% built per the latest filing; 518/735 homes booked
15 RERA complaints, 15 open
15 RERA complaints on this project (15 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 ₹1206 cr — where it goes
Land ₹386.7 cr · 32%Construction & on-site ₹819.3 cr · 68%
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: not statedEscrow at KOTAK MAHINDRA BANKOwners’ association: not formed
Complaint log (K-RERA) · 15 on this project
- Sep 2026Complaint seeking cancellation of allotment of Apartment, refund of amounts paid without deduction, interest aopen
- Sep 2026MISMATCH IN AFS ON K-RERA VS ALLOTTEE DRAFT: ILLEGAL INCLUSION OF ANNEXURE 8, AND SEEKING COERCIVE BLANKET CONopen
- Aug 2026Material deviation from K-RERA uploaded AFS: Annexure 8 added with blanket consent for layout/FSI changes, addopen
- Aug 2026MISMATCH IN AFS ON K-RERA VS ALLOTTEE DRAFT: ILLEGAL INCLUSION OF ANNEXURE 8, AND SEEKING COERCIVE BLANKET CONopen
- Aug 2026Material discrepancy between the Agreement for Sale uploaded on the Karnataka RERA website and the Agreement fopen
- Aug 2026Complaint for Refund of Amount Paid Due to Non Disclosure of Material Information and Failure to Process Canceopen
- Aug 2026MISMATCH in AFS on RERA vs mine, no club house amenities approved+ Compelling to sign additional consent form open
- Aug 2026Discrepancy material between agreement for sale uploaded on K-RERA website and the agreement shared to purchasopen
- Aug 2026Complaint against Builder for Violation of Section 13 – Excess Advance Collectionopen
- Aug 2026Discrepancy Between the Agreement Uploaded on K-RERA site and the Agreement Shared to Purchaser, illegal and popen
- Aug 2026Forcing buyers to sign an agreement different from the one registered with RERA, demanding a 25% payment beforopen
- Jul 2026MATERIAL DISCREPANCY IN AFS:ILLEGAL INCLUSION OF VIOLATIVE ANNEXURE8, RAISING UNLAWFUL DEMANDS EXCEEDING 10% Popen
Red flags to resolve in writing
1
Timeline
15 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 — 2030-10-31 — 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 line2 sections · 25 items
RERA file · Registration
Registration
TOR/PRM/KA/RERA/1251/446/PR/260615/008348 · promoter MAHINDRA BLOSSOM DEVELOPERS LIMITED (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2026-01-01 · original completion 2030-10-31 · no extensions
Progress
2% complete per quarterly filing Q1 2026-27 (submitted 2026-07-14) · 518 of 735 homes booked (217 available)
Registered cost
Total ₹1206 cr · land ₹387 cr · construction ₹819 cr
RERA bank account
KOTAK MAHINDRA BANK, MG Road Bengaluru (70% construction account)
Land & towers
9.37 acres (37,911 sq m) · Wing A 112 homes, 29 floors; Wing B 163 homes, 29 floors; Wing C 110 homes, 29 floors; Wing D 108 homes, 28 floors; Wing E 133 homes, 28 floors; Wing F 107 homes, 27 floors; RETAIL 2 homes, 1 floors
Litigation declared
None declared in filings
K-RERA complaints
15 on this registration (15 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 TOR/PRM/KA/RERA/1251/446/PR/260615/008348, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 15 on this project
2026-09-03 · 01100/2026
Complaint seeking cancellation of allotment of Apartment, refund of amounts paid without deduction, interest and relief against disputed cancellation charges — SCRUTINY COMPLETED
2026-09-01 · 01086/2026
MISMATCH IN AFS ON K-RERA VS ALLOTTEE DRAFT: ILLEGAL INCLUSION OF ANNEXURE 8, AND SEEKING COERCIVE BLANKET CONSENT FOR UNAPPROVED COMMERCIAL EXPANSION (SEC 14) — ALL IN VIOLATION OF RERA ACT, 2016 — SCRUTINY COMPLETED
2026-08-25 · 01054/2026
Material deviation from K-RERA uploaded AFS: Annexure 8 added with blanket consent for layout/FSI changes, additional floors and increased project density. — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-08-24 · 01038/2026
MISMATCH IN AFS ON K-RERA VS ALLOTTEE DRAFT: ILLEGAL INCLUSION OF ANNEXURE 8, AND SEEKING COERCIVE BLANKET CONSENT FOR UNAPPROVED COMMERCIAL EXPANSION (SEC 14) — ALL IN VIOLATION OF RERA ACT, 2016 — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-08-18 · 01015/2026
Material discrepancy between the Agreement for Sale uploaded on the Karnataka RERA website and the Agreement for Sale presented for execution. — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-08-14 · 01007/2026
Complaint for Refund of Amount Paid Due to Non Disclosure of Material Information and Failure to Process Cancellation — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-08-13 · 01001/2026
MISMATCH in AFS on RERA vs mine, no club house amenities approved+ Compelling to sign additional consent form which favours promoter — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-08-12 · 00995/2026
Discrepancy material between agreement for sale uploaded on K-RERA website and the agreement shared to purchaser: included annexure 8 which is illegal as per the clauses violation of the RERA ACT,2016 — POSTED FOR ORDERS AUTHORITY FULLBENCH
2026-08-07 · 00974/2026
Complaint against Builder for Violation of Section 13 – Excess Advance Collection — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-08-06 · 00970/2026
Discrepancy Between the Agreement Uploaded on K-RERA site and the Agreement Shared to Purchaser, illegal and predatory nature of Annexure 8 Containing Clauses Violative of The RERA Act, 2018 — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-08-04 · 00954/2026
Forcing buyers to sign an agreement different from the one registered with RERA, demanding a 25% payment before execution of agreement, withholding project details are clear violations of the RERA Act — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-07-29 · 00914/2026
MATERIAL DISCREPANCY IN AFS:ILLEGAL INCLUSION OF VIOLATIVE ANNEXURE8, RAISING UNLAWFUL DEMANDS EXCEEDING 10% PRIOR TO AGREEMENT EXECUTION, SEEKING AMBIGUOUS CONSENT FOR UNSPECIFIED FUTURE CONSTRUCTION — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-07-28 · 00903/2026
Complaint regarding execution of an Agreement for Sale materially different from the Proforma Agreement disclosed on the K-RERA Portal and containing clauses contrary to the RERA Act, 2016 — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-07-27 · 00868/2026
Material deviation from RERA-disclosed Agreement, misrepresentation of independent parking and undisclosed overriding terms, — UNDER ENQUIRY AUTHORITY FULLBENCH
2026-07-17 · 00830/2026
LLEGAL ANNEXURE 8 IN AGREEMENT; NON-SHARING OF MASTER LAYOUT; ILLEGAL FSI CLAUSE; COERCIVE FORFEITURE THREAT — ALL IN VIOLATION OF RERA ACT, 2016 — UNDER ENQUIRY 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 TOR/PRM/KA/RERA/1251/446/PR/260615/008348 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records TOR/PRM/KA/RERA/1251/446/PR/260615/008348 (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 & transit4 hubs · metro 1.5 km
Job hubs nearby
ITPL 2–5 kmEPIP ZoneBrookefieldBagmane / Prestige Tech Parks
Measured drive times below
Office space
Existing45 msf
Coming in 3 yrs9 msf
Jobs within 30 min9/10
Getting around
Metro today
Purple Line stations Hoodi–Kadugodi
~1,500 m estimate
Metro planned
No station planned within 2 km
Rail
—
estimate
Airport
67 min by road now · 24.1 km
Google Maps
Buses
7/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| ITPL Whitefield | 9 min | 1.8 |
| ORR Bellandur (Ecospace) | 31 min | 10.5 |
| Manyata Tech Park | 45 min | 15.7 |
| MG Road (CBD) | 45 min | 15.9 |
| Koramangala (Forum) | 47 min | 16.4 |
| Hebbal (Kirloskar) | 50 min | 17.7 |
| Electronic City Ph-1 | 52 min | 18.6 |
| Kempegowda Airport (KIA) | 67 min | 24.1 |
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 10.6%/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 | 9,600 | Platform estimate (interim, not observed) | 45% | derived |
| Jun 2025 | 11,500 | Platform estimate (interim, not observed) | 50% | derived |
| Jun 2026 | 13,000 | Platform estimate (interim, not observed) | 50% | derived |
Luxury comps₹15,500
Premium comps₹12,500
Mid comps₹9,500
Unsold stock15 months
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹12,705 vs actual ₹13,000 (-2.3%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.3% p.a. vs actual 10.6% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.
Environment, legal & productflood ok · water risk · RERA yes
Flood risklow
Water supplymixed
Quietok
Roads & drainsgood
Cauvery Stage V reached parts of Whitefield in 2024-25; Varthur/Hoodi low-lying pockets flood
Legal & approvals
Registration 008348
RERA TOR/PRM/KA/RERA/1251/446/PR/260615/008348
possession Oct 2030
Litigation
none reported
observed
Approvals
RERA registered
observed
Title
not verified
assumed
Product
Land9.37 acres
Homes735
Density78/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 | Conflicting values |
|---|---|---|---|---|---|---|
| Address | KATHA NO. 5120, MUNICIPAL NO. 363, SY NO. 149 & 150, PATTANDUR AGRAHARA VILLAGE, K R PURAM HOBLI, WARD NO.83, E PID NO. 3958103673 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 9.37 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 735 | 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 008348 | 2030-10-31 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · 3 BHK · ~1,500 sq ft (assumed) | 11750 | Platform estimate (interim, not observed) | Sep 2026 | 30% | assumed | |
| Ticket · 3 BHK · ~1,500 sq ft (assumed) | 17625000 | Platform estimate (interim, not observed) | Sep 2026 | 30% | derived | |
| Rent · 3 BHK · ~1,500 sq ft (assumed) | 44500 | Platform estimate (interim, not observed) | Sep 2026 | 30% | assumed | |
| Carpet area | 1111 | Platform estimate (interim, not observed) | Sep 2026 | 30% | assumed | |
| Builder on-time rate | 0.89 | 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.