PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Pashmina Brookwoods
Pashmina · Hoskote / Budigere Cross / Old Madras Road
DeveloperPashmina · #197 in Bengaluru by RERA registrations
LocalityHoskote / Budigere Cross / Old Madras Road
AddressKhataha no. 48,49,50 & 51 (Old SY. No. 22,23/1 & 24), Kammasandra village, Bidarahalli Hobli, Bengaluru East Taluk, Bengaluru
Typeapartment · mid
StatusUnder construction · handover Jun 2022
Homes1,879 units
Land10.2 acres
Launched2014
RERAPRM/KA/RERA/1250/304/PR/171015/000556
Home analysed: 1 BHK · ~465 sq ft (345 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
43/100
Evidence confidence53%
1 BHK · ~465 sq ft (345 carpet)
Price growth per year, next 5 yrs model
10.8%
likely range 7.3%–14.2% · over 10 yrs 9.3%/yr
Net-wealth CAGR, 8-yr hold
5.9%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
7.2%
with 75% loan · all-cash 7.8% · 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 × 465 sq ft · as of Sep 2026
Price edits apply to ·
Price edits apply to ·
All-in cost
₹35.9 L
+ other charges 0.9 L, GST 1.4 L, stamp/reg 1.8 L, interiors 5.6 L
Gross rental yield assumed
4.6%
rent starts in ~0.3 yr
In plain words
Why 43 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:
- +Rental demand & yield · 5/8 pts
Rent pays back 4.6% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is decent. - +Expected price growth (5-yr CAGR model) · 7/26 pts
We expect prices here to rise about 10.8% a year for the next 5 years (explained below). - +Layout, size, age, amenities, maintenance · -0/3 pts
Dense layout (184 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹3.5 per sq ft a month. - −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
Pashmina has finished 2+ projects and delivered on time about 60% of the time. This phase is 18% built, with handover promised for 2022-06-30: delays would push your rent start back. - −Schools, hospitals, daily needs · -1/3 pts
Schools, hospitals and daily shopping are limited in this area.
All 11 checks
- •Price vs comparables · -0/3 pts
Priced about the same as similar mid homes nearby (₹5,650 vs ~₹6,000 per sq ft). - +Rental demand & yield · 5/8 pts
Rent pays back 4.6% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is decent. - +Resale liquidity · -0/4 pts
Plenty of buyers can afford a ₹26.3 L home, and homes in Hoskote / Budigere Cross / Old Madras Road resell at a normal pace. Reselling before handover needs the builder’s permission. - −Employment access · -2/10 pts
Drive times right now: ITPL Whitefield 30 min, Manyata Tech Park 34 min, Hebbal (Kirloskar) 41 min; Electronic City Ph-1 73 min. About 3 million sq ft of new offices are planned nearby in 3 years. - −Metro, bus, rail & airport · -1/9 pts
No working metro nearby (nearest 8 km). Airport is about 40 minutes by road right now. - •Schools, hospitals, daily needs · -1/3 pts
Schools, hospitals and daily shopping are limited in this area. - −Builder delivery & handover risk · -10/16 pts
Pashmina has finished 2+ projects and delivered on time about 60% of the time. This phase is 18% built, with handover promised for 2022-06-30: delays would push your rent start back. - +Layout, size, age, amenities, maintenance · -0/3 pts
Dense layout (184 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
Low flood risk; water supply is mostly borewell or tankers; noise is manageable. - •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) · 7/26 pts
We expect prices here to rise about 10.8% a year for the next 5 years (explained below).
Why prices should grow ~10.8% 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 12.1% 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.
- + 1.9%Add 1.9%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%Supply and demand are balanced here (17 months of unsold stock).
- + 0.1%Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 2.6%Add 2.6% for this project itself: unfinished homes are worth more once they are complete.
- = 10.8%Result: about 10.8% a year, so a home worth ₹27.2 L today would be worth about ₹45.4 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 2022-06-30 and sell the bare flat (1 yr hold). Needs builder NOC or registration first; no rent. | 1 yrs | 2.2% | 2.2% | ₹9.0 L | ₹33,080 | ₹11.1 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 | 11.1% | 8.5% | ₹19.7 L | ₹5.9 L | ₹39.2 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 | 7.2% | 5.9% | ₹24.3 L | ₹7.0 L | ₹39.7 L |
IRR and CAGR are per year over the hold shown. A short hold can show a high IRR on a small absolute gain; compare the net-sale column too. Selling before registration usually needs the builder’s transfer NOC and a fee.
Homes on offer
Every unit type on the RERA inventory or price list. Prices marked “assumed” are locality-model estimates until a listing is verified.
| Home | Carpet | Super built-up | Price / sq ft | Price | Rent / month | Units |
|---|---|---|---|---|---|---|
| 1 BHK ~465 sq ft (345 carpet) | 345 sq ft | 465 sq ft | ₹5,650 assumed | ₹26.3 L | ₹10,500 assumed | 1895 |
Highlights
- Pashmina · Hoskote / Budigere Cross / Old Madras Road · 1879 homes on 10.2 acres
- Under construction: 18% complete, RERA completion 2022-06-30 (1 extension)
- No litigation declared · 79 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 ₹18,583/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₹24.3 L
Exit value (yr 8)₹57.1 L
Net sale after loan & costs₹39.7 L
Net rent after opex₹7.0 L
Loan (75% of price)₹21.4 L
EMI / month₹18,583
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -36.0 L | 21.4 L | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -14.6 L |
| Yr 1 | 0.0 L | 0.0 L | 0.8 L | -0.4 L | -2.2 L | 0.0 L | -1.8 L |
| Yr 2 | 0.0 L | 0.0 L | 1.3 L | -0.5 L | -2.2 L | 0.0 L | -1.4 L |
| Yr 3 | 0.0 L | 0.0 L | 1.3 L | -0.5 L | -2.2 L | 0.0 L | -1.4 L |
| Yr 4 | 0.0 L | 0.0 L | 1.4 L | -0.5 L | -2.2 L | 0.0 L | -1.3 L |
| Yr 5 | 0.0 L | 0.0 L | 1.5 L | -0.5 L | -2.2 L | 0.0 L | -1.3 L |
| Yr 6 | 0.0 L | 0.0 L | 1.5 L | -0.5 L | -2.2 L | 0.0 L | -1.2 L |
| Yr 7 | 0.0 L | 0.0 L | 1.6 L | -0.6 L | -2.2 L | 0.0 L | -1.2 L |
| Yr 8 | 0.0 L | 0.0 L | 1.7 L | -0.6 L | -2.2 L | 39.7 L | 38.5 L |
Pre-tax unless capital-gains tax is set. Rent enters the cash flows once. Net-wealth CAGR = (cash returned incl. sale ÷ cash put in)^(1/years) − 1. IRR uses the dated cash flows.
Score factors
Bars show points added or taken away versus the average analysed Bengaluru project (score 50).
Price vs comparables
−0.3 pts vs avg
₹5,650 psf vs mid comps ₹6,000 (-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
+5.1 pts vs avg
Gross yield 4.8% (₹23 psf/month); locality rental demand 6/10.
Resale liquidity
−0.2 pts vs avg
Locality resale depth 6/10; ticket ₹0.26 Cr narrows the buyer pool; UC resale needs builder NOC; 1879-home project gives deep resale comps.
Employment access
−1.9 pts vs avg
Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 30 min, Manyata Tech Park 34 min, Hebbal (Kirloskar) 41 min, MG Road (CBD) 48 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
Metro, bus, rail & airport
−1.2 pts vs avg
Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~40 min by road now (Google Maps); .
Schools, hospitals, daily needs
−1.5 pts vs avg
Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
Builder delivery & handover risk
−9.5 pts vs avg
Pashmina: 2+ projects, on-time 60% (assumed); handover 2022-06-30 (RERA); 51 months past the RERA completion date, 1 extension, work behind schedule (-82 pts).
Layout, size, age, amenities, maintenance
−0.0 pts vs avg
184 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹4,513 per sq ft (premium spec).
Water, flooding, noise, infrastructure
−1.1 pts vs avg
Borewell/tanker dependence; NH-75 access
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)
+7.5 pts vs avg
Model 5-yr price CAGR 10.8% (range 7.3–14.2%).
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 | 1.2 | 0.6 | 0.4 | 0.2 | 0.1 | 45% |
| Affordability ceiling | -0.0 | -0.0 | -0.0 | -0.0 | -0.0 | -0.0 | 60% |
| Employment access & office pipeline | 1.9 | 1.9 | 1.9 | 1.9 | 1.9 | 1.9 | 55% |
| Supply–demand balance | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Infrastructure delivery (probability-weighted) | 0.0 | 0.1 | 0.2 | 0.2 | 0.1 | 0.0 | 55% |
| Project-specific adjustments | 13.1 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Total growth | 20.0% | 9.1% | 8.7% | 8.4% | 8.1% | 8.0% | 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 12.1% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹5,650 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 3 msf office pipeline (3 yr) on 8 msf stock; 30-min jobs index 0.50.
Supply–demand balance: 17 months of unsold inventory; new-launch/absorption ratio 1.09 (from 41 under-construction RERA filings in this locality: 8,263 unsold homes, 1169.6 sold per month).
Infrastructure delivery (probability-weighted): Peripheral Ring Road (planned, 2030, p=0.4); Bengaluru suburban rail (K-RIDE) (construction, 2029, p=0.5)
Project-specific adjustments: Remaining construction risk (82% work left) re-rates toward ready comps by handover (~6.6% over 0.5 yr).
Locality evidence: ₹5,400 (Jun 2023) → ₹7,600 (Jun 2026) = 12.1% p.a. Sources: Platform estimate (interim, not observed).
Financial & legal due diligence
What the public record says
Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/171015/000556. 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 red4 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
79 RERA complaints on the project (−3); 4 still open
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/1250/304/PR/171015/000556 · Shashwati Realty Pvt Ltd
Construction18%
registration-time status
Collected (at registration)₹82.84 Cr
Spent₹103.37 Cr
Balance with promoter₹0
Delay declaredYesLabour shortage, material & labour strike, natural calmity
No litigation declared79 complaints · 4 openEscrow: HDFC
Credit ratings of the people behind it
No public credit rating located for the promoter.
Shashwati Realty Pvt Ltd: no public rating located
Complaints & disputes on record
On this project794 open
On the promoter entity79all projects
Court cases declared0no stay recorded
What complainants raise
- Refund of amount with interest
- Complaint under Section 31 of RERA Act
- Refund of amount with interest
- Violation of RERA order, full refund with interest and other compensations requested as pe
At a glance
Registration extended 1×
Registration extended 1× — from 2021-09-30 to 2022-06-30 (already passed)
18% built
18% built per the latest filing
79 RERA complaints, 4 open
79 RERA complaints on this project (4 open); 79 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹410 cr — where it goes
Land ₹12 cr · 3%Construction & on-site ₹398.4 cr · 97%
No litigation declaredBorrowing declared: not statedEscrow at HDFC
Complaint log (K-RERA) · 79 on this project
- Jun 2026Refund of amount with interestopen
- Jun 2026Complaint under Section 31 of RERA Actopen
- May 2026Refund of amount with interestopen
- Jun 2025Violation of RERA order, full refund with interest and other compensations requested as per prayerdisposed
- Feb 2025Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, disposed
- Feb 2025Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, disposed
- Feb 2025Stalled/Extreme delayed Projectdisposed
- Jan 2025Stalled/Extreme delayed project - Refunddisposed
- Jan 2025Stalled Project/Extreme Delay - Refund of Amountdisposed
- Jan 2025Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, disposed
- Jan 2025Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, disposed
- Jan 2025Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, disposed
Red flags to resolve in writing
1
Timeline
RERA completion date 2022-06-30 has passed without a completion application.
2
Timeline
79 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 — 2022-06-30 — 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 · 35 items
RERA file · Registration
Registration
PRM/KA/RERA/1250/304/PR/171015/000556 · promoter Shashwati Realty Pvt Ltd (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2014-09-05 · original completion 2021-09-30 · 1 extension: Covid Extension → 2022-06-30 · current date has passed
Progress
18% complete per registration-time status
Registered cost
Total ₹410 cr · land ₹12.01 cr · construction ₹398 cr
RERA bank account
HDFC, Fort branch (70% construction account)
Money at registration
collected ₹82.84 cr · used ₹103 cr · balance ₹0.00 cr · delay declared: Yes (Labour shortage, material & labour strike, natural calmity)
Land & towers
10.20 acres (41,278 sq m) · Block -1 178 homes, 14 floors; Block-2 565 homes, 14 floors; Block-3 394 homes, 14 floors; Block-4 286 homes, 10 floors; Block-5 456 homes, 10 floors
Litigation declared
None declared in filings
K-RERA complaints
79 on this registration (4 open) · 79 on the promoter entity across all its projects
Completion applied
19/12/2020
Source: Karnataka RERA project record PRM/KA/RERA/1250/304/PR/171015/000556, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 79 on this project
2026-06-03 · 00647/2026
Refund of amount with interest — UNDER ENQUIRY AUTHORITY BENCH5
2026-06-01 · 00624/2026
Complaint under Section 31 of RERA Act — UNDER ENQUIRY AUTHORITY BENCH5
2026-05-06 · 00478/2026
Refund of amount with interest — UNDER ENQUIRY AUTHORITY BENCH5
2025-06-30 · 00882/2025
Violation of RERA order, full refund with interest and other compensations requested as per prayer — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-02-10 · 00278/2025
Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-02-04 · 00245/2025
Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-02-03 · 00239/2025
Stalled/Extreme delayed Project — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-29 · 00231/2025
Stalled/Extreme delayed project - Refund — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-27 · 00205/2025
Stalled Project/Extreme Delay - Refund of Amount — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-20 · 00146/2025
Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-20 · 00147/2025
Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-18 · 00136/2025
Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-18 · 00137/2025
Complaint under sections 18(1) and 19(4) of the RERA Act, 2016 read with rule 29 of the Karnataka RERA Rules, 2017 for refund for not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2025-01-17 · 00133/2025
COMPLAINT UNDER SECTION 18 OF RERA ACT FOR NON-COMPLETION OF WORK AND RELEASE OF REFUND WITH INTEREST — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-12-17 · 01283/2024
Request to help to get the refund of no-pre EMI amount paid by me instead of builder as per agreement & delay compensation — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-12-17 · 01286/2024
Seeking possession of the Apartment along with interest for delay in handing over the unit — UNDER ENQUIRY AUTHORITY BENCH5
2024-09-10 · 00849/2024
Project was delayed and incomplete, builder charging more money in last installment before registration. Builder reimburse PreEMI 17m and stopped . It supposed to pay me Pre-EMI till possession — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2024-08-01 · 00679/2024
Construction Delay and Request for a compensation In Pashmina Brookwoods project from RERA. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-05-23 · 00460/2024
Non-delivery of unit on time, excessive delay and refusal to return money — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-02-23 · 00224/2024
Complaint under section 18(3), 19(4) and sections 71 and 72 for delaying the possession of apartment in 'Pashmina Brookwoods' and asking to take possession without amenities.. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-01-31 · 00148/2024
Delayed Possession — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-01-20 · 00095/2024
Compensation for waiting period and incorrect data and asking to take possession without Occupancy Certificate from 2016 till now. (aug 2023) — DISPOSED AO (ADJUDICATING OFFICER)
2024-01-18 · 00075/2024
Delay Compensation — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-12-18 · 01846/2023
Complaint under sections 18(3) and 19(4) read with Sections 71 and 72 of the RERA Act for compensation for not paying Pre-EMI and not delivering possession of apartment in “Pashmina Brookwoods” — DISPOSED AO (ADJUDICATING OFFICER)
2023-12-18 · 01847/2023
: Complaint under sections 18(3) and 19(4) read with Sections 71 and 72 of the RERA Act for compensation for not delivering possession of apartment in “Pashmina Brookwoods” and not paying Pre-EMI — DISPOSED AO (ADJUDICATING OFFICER)
Showing the latest 25 of 79.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1250/304/PR/171015/000556 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records PRM/KA/RERA/1250/304/PR/171015/000556 (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
ITPL / Whitefield 10 kmHoskote industrialKR Puram 10 km
Measured drive times below
Office space
Existing8 msf
Coming in 3 yrs3 msf
Jobs within 30 min5/10
Getting around
Metro today
Purple Line Kadugodi terminus (6–10 km)
none within 5 km
Metro planned
No station planned within 2 km
Rail
—
estimate
Airport
40 min by road now · 13.7 km
Google Maps
Buses
7/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| ITPL Whitefield | 30 min | 10.1 |
| Manyata Tech Park | 34 min | 11.6 |
| Kempegowda Airport (KIA) | 40 min | 13.7 |
| Hebbal (Kirloskar) | 41 min | 14.4 |
| MG Road (CBD) | 48 min | 16.9 |
| ORR Bellandur (Ecospace) | 49 min | 17.4 |
| Koramangala (Forum) | 56 min | 19.9 |
| Electronic City Ph-1 | 73 min | 26.6 |
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 12.1%/yr
No dated project-level price series yet; only the latest observation is on file.
Locality · average ₹/sq ft
| Date | ₹ psf | Source | Confidence | Kind |
|---|---|---|---|---|
| Jun 2021 | 4,200 | Platform estimate (interim, not observed) | 40% | derived |
| Jun 2023 | 5,400 | Platform estimate (interim, not observed) | 45% | derived |
| Jun 2025 | 6,800 | Platform estimate (interim, not observed) | 50% | derived |
| Jun 2026 | 7,600 | Platform estimate (interim, not observed) | 50% | derived |
Luxury comps₹9,500
Premium comps₹7,800
Mid comps₹6,000
Unsold stock17 months
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹7,478 vs actual ₹7,600 (-1.6%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.1% p.a. vs actual 12.1% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.
Environment, legal & productflood ok · water risk · RERA yes
Flood risklow
Water supplytankers/borewell
Quietok
Roads & drainspatchy
Borewell/tanker dependence; NH-75 access
Legal & approvals
Registration 000556
RERA PRM/KA/RERA/1250/304/PR/171015/000556
possession Jun 2022
Litigation
none reported
observed
Approvals
RERA registered
observed
Title
not verified
assumed
Product
Land10.2 acres
Homes1879
Density184/acre
Launched2014
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 | Khataha no. 48,49,50 & 51 (Old SY. No. 22,23/1 & 24), Kammasandra village, Bidarahalli Hobli, Bengaluru East Taluk, Bengaluru | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 10.2 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 1879 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Launch year | 2014 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Possession · Registration 000556 | 2022-06-30 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · 1 BHK · ~465 sq ft (345 carpet) | 5650 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Ticket · 1 BHK · ~465 sq ft (345 carpet) | 2627250 | Platform estimate (interim, not observed) | Sep 2026 | 35% | derived | |
| Rent · 1 BHK · ~465 sq ft (345 carpet) | 10500 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Carpet area | 345 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed | |
| Builder on-time rate | 0.6 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| 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.