PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Ozone Polestar
Ozone Group · Hebbal / Thanisandra / Nagawara
DeveloperOzone Group · #51 in Bengaluru by RERA registrations
LocalityHebbal / Thanisandra / Nagawara
AddressSy no 78/5, Nagavara Village, Kasaba Hobli, Bangalore north taluk, Bangalore
Typeapartment · premium
StatusUnder construction · handover Dec 2021
Homes100 units
Land1.39 acres
Launched2017
RERAPRM/KA/RERA/1251/309/PR/171015/000386
Home analysed: Home · ~440 sq ft (310 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
59/100
Evidence confidence56%
Home · ~440 sq ft (310 carpet)
Price growth per year, next 5 yrs model
11.0%
likely range 7.6%–14.5% · over 10 yrs 9.7%/yr
Net-wealth CAGR, 8-yr hold
7.6%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
9.5%
with 75% loan · all-cash 9.1% · 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 × 440 sq ft · as of Sep 2026
Price edits apply to ·
Price edits apply to ·
All-in cost
₹65.0 L
+ other charges 1.8 L, GST 2.7 L, stamp/reg 3.5 L, interiors 5.3 L
Gross rental yield assumed
3.9%
rent starts in ~0.3 yr
In plain words
Why 59 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:
- +Employment access · 8/10 pts
Drive times right now: Manyata Tech Park 6 min, Hebbal (Kirloskar) 10 min, MG Road (CBD) 22 min; Electronic City Ph-1 61 min. About 12 million sq ft of new offices are planned nearby in 3 years. - +Rental demand & yield · 4/8 pts
Rent pays back 3.9% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is very strong. - +Expected price growth (5-yr CAGR model) · 9/26 pts
We expect prices here to rise about 11.0% a year for the next 5 years (explained below). - −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 · -10/16 pts
Ozone Group has finished 8+ projects and delivered on time about 44% of the time. This phase is 24% built, with handover promised for 2021-12-31: delays would push your rent start back. - −Metro, bus, rail & airport · -1/9 pts
No working metro nearby (nearest 6 km); Hebbal / Nagawara (Blue & Pink Line interchange) is planned for ~2027. Airport is about 57 minutes by road right now.
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 · 4/8 pts
Rent pays back 3.9% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is very strong. - +Resale liquidity · 0/4 pts
Plenty of buyers can afford a ₹51.7 L home, and homes in Hebbal / Thanisandra / Nagawara resell quickly. Reselling before handover needs the builder’s permission. - +Employment access · 8/10 pts
Drive times right now: Manyata Tech Park 6 min, Hebbal (Kirloskar) 10 min, MG Road (CBD) 22 min; Electronic City Ph-1 61 min. About 12 million sq ft of new offices are planned nearby in 3 years. - −Metro, bus, rail & airport · -1/9 pts
No working metro nearby (nearest 6 km); Hebbal / Nagawara (Blue & Pink Line interchange) is planned for ~2027. Airport is about 57 minutes by road right now. - +Schools, hospitals, daily needs · 1/3 pts
Schools, hospitals and daily shopping are good in this area. - −Builder delivery & handover risk · -10/16 pts
Ozone Group has finished 8+ projects and delivered on time about 44% of the time. This phase is 24% built, with handover promised for 2021-12-31: delays would push your rent start back. - +Layout, size, age, amenities, maintenance · 1/3 pts
Dense layout (72 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
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) · 9/26 pts
We expect prices here to rise about 11.0% a year for the next 5 years (explained below).
Why prices should grow ~11.0% 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 12.2% 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.
- + 2.2%Add 2.2%: 12 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%Supply and demand are balanced here (14 months of unsold stock).
- + 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); Pink Line Kalena Agrahara–Nagawara (construction, 2027).
- + 2.4%Add 2.4% for this project itself: unfinished homes are worth more once they are complete.
- = 11.0%Result: about 11.0% a year, so a home worth ₹53.5 L today would be worth about ₹90.3 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 | Apply |
|---|---|---|---|---|---|---|---|
| Sell at handover, no interiors Take delivery in 2021-12-31 and sell the bare flat (1 yr hold). Needs builder NOC or registration first; no rent. | 1 yrs | 2.0% | 2.0% | ₹17.8 L | ₹61,958 | ₹21.9 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 | 11.4% | 8.7% | ₹39.8 L | ₹10.3 L | ₹80.1 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 | 9.5% | 7.6% | ₹43.5 L | ₹12.2 L | ₹80.5 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 |
|---|---|---|---|---|---|---|
| Home ~440 sq ft (310 carpet) | 310 sq ft | 440 sq ft | ₹11,750 assumed | ₹51.7 L | ₹17,500 assumed | 100 |
Highlights
- Ozone Group · Hebbal / Thanisandra / Nagawara · 100 homes on 1.4 acres
- Under construction: 24% complete, RERA completion 2021-12-31 (1 extension)
- No litigation declared · 28 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 ₹36,569/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₹43.5 L
Exit value (yr 8)₹1.15 Cr
Net sale after loan & costs₹80.5 L
Net rent after opex₹12.2 L
Loan (75% of price)₹42.1 L
EMI / month₹36,569
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -65.2 L | 42.1 L | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -23.1 L |
| Yr 1 | 0.0 L | 0.0 L | 1.3 L | -0.6 L | -4.4 L | 0.0 L | -3.6 L |
| Yr 2 | 0.0 L | 0.0 L | 2.1 L | -0.7 L | -4.4 L | 0.0 L | -3.0 L |
| Yr 3 | 0.0 L | 0.0 L | 2.2 L | -0.7 L | -4.4 L | 0.0 L | -2.9 L |
| Yr 4 | 0.0 L | 0.0 L | 2.3 L | -0.8 L | -4.4 L | 0.0 L | -2.8 L |
| Yr 5 | 0.0 L | 0.0 L | 2.4 L | -0.8 L | -4.4 L | 0.0 L | -2.8 L |
| Yr 6 | 0.0 L | 0.0 L | 2.5 L | -0.8 L | -4.4 L | 0.0 L | -2.7 L |
| Yr 7 | 0.0 L | 0.0 L | 2.7 L | -0.9 L | -4.4 L | 0.0 L | -2.6 L |
| Yr 8 | 0.0 L | 0.0 L | 2.8 L | -0.9 L | -4.4 L | 80.5 L | 78.1 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
−0.2 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
+4.2 pts vs avg
Gross yield 4.1% (₹40 psf/month); locality rental demand 9/10.
Resale liquidity
+0.1 pts vs avg
Locality resale depth 8/10; ticket ₹0.52 Cr narrows the buyer pool; UC resale needs builder NOC; 100-home project.
Employment access
+8.1 pts vs avg
Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 6 min, Hebbal (Kirloskar) 10 min, MG Road (CBD) 22 min, Koramangala (Forum) 34 min; 3 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
Metro, bus, rail & airport
−1.1 pts vs avg
none operational; Blue/Pink lines under construction; Hebbal / Nagawara (Blue & Pink Line interchange) ~2027; airport ~57 min by road now (Google Maps); .
Schools, hospitals, daily needs
+1.0 pts vs avg
Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
Builder delivery & handover risk
−9.5 pts vs avg
Ozone Group: 8+ projects, on-time 44% (derived); handover 2021-12-31 (RERA); 57 months past the RERA completion date, 1 extension, work behind schedule (-76 pts).
Layout, size, age, amenities, maintenance
+1.2 pts vs avg
72 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹13,252 per sq ft (premium spec).
Water, flooding, noise, infrastructure
+0.0 pts vs avg
Hebbal flyover congestion; Nagawara / Thanisandra lake catchments flood
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)
+9.5 pts vs avg
Model 5-yr price CAGR 11.0% (range 7.6–14.5%).
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) | 2.2 | 1.2 | 0.7 | 0.4 | 0.2 | 0.1 | 45% |
| Affordability ceiling | -0.1 | -0.1 | -0.0 | -0.0 | -0.0 | -0.0 | 60% |
| Employment access & office pipeline | 2.2 | 2.2 | 2.2 | 2.2 | 2.2 | 2.2 | 55% |
| Supply–demand balance | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Infrastructure delivery (probability-weighted) | 0.5 | 0.5 | 0.0 | 0.0 | 0.0 | 0.2 | 55% |
| Project-specific adjustments | 12.2 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Total growth | 20.0% | 9.8% | 8.8% | 8.5% | 8.4% | 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 12.2% 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: 12 msf office pipeline (3 yr) on 35 msf stock; 30-min jobs index 0.85.
Supply–demand balance: 14 months of unsold inventory; new-launch/absorption ratio 0.76 (from 10 under-construction RERA filings in this locality: 855 unsold homes, 59.3 sold per month).
Infrastructure delivery (probability-weighted): Blue Line KR Puram–Hebbal–Airport (construction, 2027, p=0.65); Pink Line Kalena Agrahara–Nagawara (construction, 2027, p=0.6); Phase 3A Sarjapur–Hebbal (planned, 2033, p=0.45)
Project-specific adjustments: Remaining construction risk (76% work left) re-rates toward ready comps by handover (~6.1% over 0.5 yr).
Locality evidence: ₹9,200 (Jun 2023) → ₹13,000 (Jun 2026) = 12.2% 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/1251/309/PR/171015/000386. 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.
4 red0 watch2 positive
Open printable due-diligence report ↗Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints6/10
28 RERA complaints on the project (−3)
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/1251/309/PR/171015/000386 · Ozone Realtors Private Limited
Construction24%
registration-time status
Collected (at registration)₹42.0 L
Spent₹17.58 Cr
Balance with promoter₹0
Delay declaredNo
No litigation declared28 complaints · 0 openEscrow: HDFC
Credit ratings of the people behind it
No public credit rating located for the promoter.
Ozone Realtors Private Limited: no public rating located
Complaints & disputes on record
On this project280 open
On the promoter entity28all projects
Court cases declared0no stay recorded
What complainants raise
- Refund of Rs.93,80,772/- by the respondent No.10 to 3 to the complainant
- Complaint due to delayed and incomplete project
- Refund of Rs. 45,58,140/- from the respondent No.1 to 3 to the complainant.
- Direct the Respondent No.1 to 3 to refund Rs.41,05,872 along with interest to the Complain
At a glance
Registration extended 1×
Registration extended 1× — from 2021-03-31 to 2021-12-31 (already passed)
24% built
24% built per the latest filing
28 RERA complaints, 0 open
28 RERA complaints on this project (0 open); 28 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹73.08 cr — where it goes
Land ₹17.6 cr · 24%Construction & on-site ₹55.5 cr · 76%
No litigation declaredBorrowing declared: not statedEscrow at HDFC
Complaint log (K-RERA) · 28 on this project
- Mar 2025Refund of Rs.93,80,772/- by the respondent No.10 to 3 to the complainantdisposed
- Jan 2025Complaint due to delayed and incomplete projectdisposed
- Dec 2024Refund of Rs. 45,58,140/- from the respondent No.1 to 3 to the complainant.disposed
- Sep 2024Direct the Respondent No.1 to 3 to refund Rs.41,05,872 along with interest to the Complainantdisposed
- Apr 2024Ozone Group not refunding the booking amount after cancellation of propertydisposed
- Mar 2024Refund of Rs.35,12,255 paid by Complainants to Respondentdisposed
- Jan 2024Refund of Rs.53,44,160 along with interestdisposed
- Jan 2024Refund of Rs.54,82,288/-disposed
- Jan 2024Refund of Rs.53,09,271/- along with interest.disposed
- Jan 2024Refund of Rs.36,48,838/-disposed
- Nov 2023Refund of Rs.62,94,744/-disposed
- Aug 2023Refund the entire amount of Rs.43,11,021/- along with interestdisposed
Red flags to resolve in writing
1
Timeline
RERA completion date 2021-12-31 has passed without a completion application.
2
Timeline
28 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 — 2021-12-31 — 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 · 35 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/309/PR/171015/000386 · promoter Ozone Realtors Private Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2017-05-15 · original completion 2021-03-31 · 1 extension: Covid Extension → 2021-12-31 · current date has passed
Progress
24% complete per registration-time status
Registered cost
Total ₹73.08 cr · land ₹17.58 cr · construction ₹55.50 cr
RERA bank account
HDFC, Ulsoor Road (70% construction account)
Money at registration
collected ₹0.42 cr · used ₹17.58 cr · balance ₹0.00 cr · delay declared: No
Land & towers
1.39 acres (5,622 sq m) · Tower 1 50 homes, 12 floors; Tower 2 50 homes, 12 floors
Litigation declared
None declared in filings
K-RERA complaints
28 on this registration (0 open) · 28 on the promoter entity across all its projects
Completion applied
19/12/2020
Source: Karnataka RERA project record PRM/KA/RERA/1251/309/PR/171015/000386, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 28 on this project
2025-03-06 · 00380/2025
Refund of Rs.93,80,772/- by the respondent No.10 to 3 to the complainant — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-17 · 00128/2025
Complaint due to delayed and incomplete project — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-12-31 · 01373/2024
Refund of Rs. 45,58,140/- from the respondent No.1 to 3 to the complainant. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-09-12 · 00878/2024
Direct the Respondent No.1 to 3 to refund Rs.41,05,872 along with interest to the Complainant — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-04-02 · 00352/2024
Ozone Group not refunding the booking amount after cancellation of property — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2024-03-30 · 00339/2024
Refund of Rs.35,12,255 paid by Complainants to Respondent — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2024-01-20 · 00098/2024
Refund of Rs.53,44,160 along with interest — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2024-01-20 · 00099/2024
Refund of Rs.54,82,288/- — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2024-01-20 · 00100/2024
Refund of Rs.53,09,271/- along with interest. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2024-01-19 · 00086/2024
Refund of Rs.36,48,838/- — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2023-11-17 · 01725/2023
Refund of Rs.62,94,744/- — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2023-08-16 · 01247/2023
Refund the entire amount of Rs.43,11,021/- along with interest — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2023-06-28 · 01019/2023
Refund of the entire amount of Rs.33,22,384/- paid by the complainant. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2023-06-01 · 00870/2023
Refund of the entire amount of Rs.43,87,989/- paid by the complainants — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2023-05-12 · 00732/2023
Refund of the Entire amount of Rs.4117232/- — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2023-03-23 · 00364/2023
Refund of the Entire Amount of Rs.38,84,090/- paid by Complainant — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-12-30 · CMP/221230/0010588
Refund of Amount paid by the complainant to the Respondent along with compensation due to non completion of apartment and non delivery of the same . — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-10-10 · CMP/221010/0010070
Refund of amount paid by the complainant to the respondent along with compensation because of non completion of apartment project and non delivery of the same — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-10-07 · CMP/221007/0010054
Refund of amount paid by the complainant to the respondent along with compensation because of non completion of apartment project and non delivery of the same — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-09-02 · CMP/220902/0009971
Refund with Compensation and Bank Loan EMIs — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-08-24 · CMP/220824/0009933
refund, breach, exit from project,compensation — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-07-15 · CMP/220715/0009755
REFUND OF AMOUNT AND COMPENSATION — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-06-24 · CMP/220624/0009677
Refund with interest and closure of loan with Indiabulls — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-06-07 · CMP/220607/0009600
Refund of Amount paid by the complainant to the Respondent along with compensation due to non completion of apartment and non delivery of the same . — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2022-01-21 · CMP/220121/0008845
compensation for delay and breach of agreement terms and conditions — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
Showing the latest 25 of 28.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/171015/000386 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records PRM/KA/RERA/1251/309/PR/171015/000386 (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
Manyata Tech ParkHebbal Kirloskar, Prestige, BagmaneAirport business park 20 km
Measured drive times below
Office space
Existing35 msf
Coming in 3 yrs12 msf
Jobs within 30 min9/10
Getting around
Metro today
none operational; Blue/Pink lines under construction
none within 5 km
Metro planned
Hebbal / Nagawara (Blue & Pink Line interchange)
~2027 65% likely ~1,500 m estimate
Rail
—
estimate
Airport
57 min by road now · 20.3 km
Google Maps
Buses
7/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| Manyata Tech Park | 6 min | 0.9 |
| Hebbal (Kirloskar) | 10 min | 2.3 |
| MG Road (CBD) | 22 min | 7.1 |
| Koramangala (Forum) | 34 min | 11.6 |
| ITPL Whitefield | 41 min | 14.1 |
| ORR Bellandur (Ecospace) | 41 min | 14.2 |
| Kempegowda Airport (KIA) | 57 min | 20.3 |
| Electronic City Ph-1 | 61 min | 22 |
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 12.2%/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 | 7,000 | Platform estimate (interim, not observed) | 40% | derived |
| Jun 2023 | 9,200 | 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₹17,000
Premium comps₹12,500
Mid comps₹9,500
Unsold stock14 months
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹12,685 vs actual ₹13,000 (-2.4%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.4% p.a. vs actual 12.2% 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 & drainsgood
Hebbal flyover congestion; Nagawara / Thanisandra lake catchments flood
Legal & approvals
Registration 000386
RERA PRM/KA/RERA/1251/309/PR/171015/000386
possession Dec 2021
Litigation
none reported
observed
Approvals
RERA registered
observed
Title
not verified
assumed
Product
Land1.39 acres
Homes100
Density72/acre
Launched2017
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 78/5, Nagavara Village, Kasaba Hobli, Bangalore north taluk, Bangalore | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 1.39 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 100 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Launch year | 2017 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Possession · Registration 000386 | 2021-12-31 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · Home · ~440 sq ft (310 carpet) | 11750 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Ticket · Home · ~440 sq ft (310 carpet) | 5170000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | derived | |
| Rent · Home · ~440 sq ft (310 carpet) | 17500 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Carpet area | 310 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed | |
| Builder on-time rate | 0.44 | 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.