PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Pashmina Waterfront -Phase-I
Pashmina · KR Puram / Mahadevapura / Hoskote Road
DeveloperPashmina · #197 in Bengaluru by RERA registrations
LocalityKR Puram / Mahadevapura / Hoskote Road
AddressKatha No.149, Bhattarahalli village, Bidarahalli Hobli, Old Madras Road,
Typeapartment · mid
StatusReady to move in
Homes672 units
Land7.75 acres
Launched2012
RERAPRM/KA/RERA/1251/446/PR/171014/000345
Home analysed: 3 BHK · ~1,780 sq ft (1320 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
54/100
Evidence confidence53%
3 BHK · ~1,780 sq ft (1320 carpet)
Price growth per year, next 5 yrs model
8.4%
likely range 4.9%–11.8% · over 10 yrs 7.8%/yr
Net-wealth CAGR, 8-yr hold
4.4%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
5.6%
with 75% loan · all-cash 7.1% · 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 × 1,780 sq ft · as of Sep 2026
Price edits apply to ·
Price edits apply to ·
All-in cost
₹1.77 Cr
+ other charges 5.1 L, GST 0.0 L, stamp/reg 10.0 L, interiors 14.2 L
Gross rental yield assumed
3.0%
rent starts in ~0.3 yr
In plain words
Why 54 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 · 7/10 pts
Drive times right now: ITPL Whitefield 17 min, Manyata Tech Park 30 min, ORR Bellandur (Ecospace) 34 min; Electronic City Ph-1 57 min. About 6 million sq ft of new offices are planned nearby in 3 years. - +Resale liquidity · 3/4 pts
Plenty of buyers can afford a ₹1.46 Cr home, and homes in KR Puram / Mahadevapura / Hoskote Road resell at a normal pace. - +Metro, bus, rail & airport · 4/9 pts
The nearest working metro is ~1.5 km away; KR Puram (Blue Line interchange) is planned for ~2027. Airport is about 55 minutes by road right now. - −Expected price growth (5-yr CAGR model) · -12/26 pts
We expect prices here to rise about 8.4% 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. - −Layout, size, age, amenities, maintenance · -1/3 pts
Dense layout (87 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹3.5 per sq ft a month.
All 11 checks
- •Price vs comparables · -0/3 pts
Priced about the same as similar mid homes nearby (₹8,200 vs ~₹8,200 per sq ft). - •Rental demand & yield · 1/8 pts
Rent pays back 3.0% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is very strong. - +Resale liquidity · 3/4 pts
Plenty of buyers can afford a ₹1.46 Cr home, and homes in KR Puram / Mahadevapura / Hoskote Road resell at a normal pace. - +Employment access · 7/10 pts
Drive times right now: ITPL Whitefield 17 min, Manyata Tech Park 30 min, ORR Bellandur (Ecospace) 34 min; Electronic City Ph-1 57 min. About 6 million sq ft of new offices are planned nearby in 3 years. - •Metro, bus, rail & airport · 4/9 pts
The nearest working metro is ~1.5 km away; KR Puram (Blue Line interchange) is planned for ~2027. Airport is about 55 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 · 4/16 pts
Pashmina has finished 2+ projects and delivered on time about 60% of the time. This home is ready, so there is no waiting risk. - •Layout, size, age, amenities, maintenance · -1/3 pts
Dense layout (87 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 · -0/9 pts
Some flood risk in heavy rain; water supply is partly piped, partly tankers; noticeable traffic or aircraft noise. - •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 8.4% a year for the next 5 years (explained below).
Why prices should grow ~8.4% 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.
- + 0.9%Add 0.9%: prices here rose 12.4% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.1%Prices are still affordable enough that this does not slow growth.
- + 1.3%Add 1.3%: 6 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%Supply and demand are balanced here (16 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); Purple Line Whitefield extension (2023) (operational, 2023); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.0%No extra project-level adjustment.
- = 8.4%Result: about 8.4% a year, so a home worth ₹1.51 Cr today would be worth about ₹2.26 Cr in 5 years. We are 56% confident in the evidence behind this.
Which exit suits you?
Interiors change both the rent you get and what you recover at sale. Same price, same loan; only the strategy changes:
| Strategy | Hold | IRR / yr | Wealth CAGR / yr | Cash you put in | Net rent | Net sale | Apply |
|---|---|---|---|---|---|---|---|
| No interiors, rent unfurnished best IRR Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value. | 8 yrs | 7.3% | 5.4% | ₹1.16 Cr | ₹20.1 L | ₹1.85 Cr | |
| Do interiors, rent & sell fitted selected Spend ₹800/sq ft on interiors, earn full rent, recover ~40% of interiors cost at sale (fading over 10 yrs). | 8 yrs | 5.6% | 4.4% | ₹1.26 Cr | ₹24.1 L | ₹1.86 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 ~1,780 sq ft (1320 carpet) | 1,320 sq ft | 1,780 sq ft | ₹8,200 assumed | ₹1.46 Cr | ₹38,000 assumed | 725 |
Highlights
- Pashmina · KR Puram / Mahadevapura / Hoskote Road · 672 homes on 7.7 acres
- Marked completed on RERA (completion date 2018-12-31)
- No litigation declared · 46 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 ₹98,326/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₹1.26 Cr
Exit value (yr 8)₹2.79 Cr
Net sale after loan & costs₹1.86 Cr
Net rent after opex₹24.1 L
Loan (75% of price)₹1.13 Cr
EMI / month₹98,326
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -1.77 Cr | 1.13 Cr | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -64.1 L |
| Yr 1 | 0.0 L | 0.0 L | 2.9 L | -1.5 L | -11.8 L | 0.0 L | -10.4 L |
| Yr 2 | 0.0 L | 0.0 L | 4.5 L | -1.8 L | -11.8 L | 0.0 L | -9.1 L |
| Yr 3 | 0.0 L | 0.0 L | 4.8 L | -1.9 L | -11.8 L | 0.0 L | -8.9 L |
| Yr 4 | 0.0 L | 0.0 L | 5.0 L | -2.0 L | -11.8 L | 0.0 L | -8.7 L |
| Yr 5 | 0.0 L | 0.0 L | 5.3 L | -2.0 L | -11.8 L | 0.0 L | -8.6 L |
| Yr 6 | 0.0 L | 0.0 L | 5.5 L | -2.1 L | -11.8 L | 0.0 L | -8.4 L |
| Yr 7 | 0.0 L | 0.0 L | 5.8 L | -2.2 L | -11.8 L | 0.0 L | -8.2 L |
| Yr 8 | 0.0 L | 0.0 L | 6.1 L | -2.3 L | -11.8 L | 1.86 Cr | 1.78 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
₹8,200 psf vs mid comps ₹8,200 (0%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
Rental demand & yield
+0.9 pts vs avg
Gross yield 3.1% (₹21 psf/month); locality rental demand 8/10.
Resale liquidity
+2.9 pts vs avg
Locality resale depth 8/10; ticket ₹1.46 Cr narrows the buyer pool; 672-home project gives deep resale comps.
Employment access
+6.9 pts vs avg
Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 17 min, Manyata Tech Park 30 min, ORR Bellandur (Ecospace) 34 min, MG Road (CBD) 37 min; 2 of 7 major hubs within 30 min; 6 msf office pipeline (3 yr).
Metro, bus, rail & airport
+3.8 pts vs avg
KR Puram / Mahadevapura (Purple Line); KR Puram (Blue Line interchange) ~2027; airport ~55 min by road now (Google Maps); .
Schools, hospitals, daily needs
+0.5 pts vs avg
Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
Builder delivery & handover risk
+4.2 pts vs avg
Pashmina: 2+ projects, on-time 60% (assumed); ready.
Layout, size, age, amenities, maintenance
−0.8 pts vs avg
87 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed); filed construction cost ₹7,046 per sq ft (premium spec).
Water, flooding, noise, infrastructure
−0.4 pts vs avg
Old Madras Road traffic and rail noise; borewell dependence east of KR Puram
Legal, title & approvals
−1.7 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)
−12.4 pts vs avg
Model 5-yr price CAGR 8.4% (range 4.9–11.8%).
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) | 2.2 | 1.2 | 0.7 | 0.4 | 0.2 | 0.1 | 45% |
| Affordability ceiling | -0.1 | -0.1 | -0.1 | -0.1 | -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 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Infrastructure delivery (probability-weighted) | 0.4 | 0.5 | 0.1 | 0.1 | 0.0 | 0.0 | 55% |
| Project-specific adjustments | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Total growth | 9.8% | 8.9% | 8.0% | 7.7% | 7.4% | 7.4% | 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 12.4% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹8,200 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 6 msf office pipeline (3 yr) on 35 msf stock; 30-min jobs index 0.80.
Supply–demand balance: 16 months of unsold inventory; new-launch/absorption ratio 1.1.
Infrastructure delivery (probability-weighted): Blue Line KR Puram–Hebbal–Airport (construction, 2027, p=0.65); Purple Line Whitefield extension (2023) (operational, 2023, p=1); Bengaluru suburban rail (K-RIDE) (construction, 2029, p=0.5)
Project-specific adjustments: Building age 8 yrs.
Locality evidence: ₹7,600 (Jun 2023) → ₹10,800 (Jun 2026) = 12.4% 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/1251/446/PR/171014/000345. 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 red6 watch5 positive
Open printable due-diligence report ↗Delivery timeline8/10
delivered on the original registration
Legal & complaints6/10
46 RERA complaints on the project (−3); 8 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/1251/446/PR/171014/000345 · Lily Realty Pvt Ltd
No litigation declared46 complaints · 8 openEscrow: YES BANK
Credit ratings of the people behind it
No public credit rating located for the promoter.
Lily Realty Pvt Ltd: no public rating located
Complaints & disputes on record
On this project468 open
On the promoter entity46all projects
Court cases declared0no stay recorded
What complainants raise
- Violations of Section 11(4)(d),Sec14(3),Sec (17)
- Delivery date has been expired we need possession and interest on delay period till date .
- Refund with compensation
- Refund of Advance/Booking Amount Paid
At a glance
Delivered
Delivered. RERA registration ran 2012-10-19 → 2018-12-31
46 RERA complaints, 8 open
46 RERA complaints on this project (8 open); 46 on the promoter overall
No litigation declared
No litigation declared in RERA filings
The record, in pictures
RERA file · Registration
Registered project cost ₹966 cr — where it goes
Land ₹55.6 cr · 6%Construction & on-site ₹910.1 cr · 94%
No litigation declaredBorrowing declared: not statedEscrow at YES BANK
Complaint log (K-RERA) · 46 on this project
- Apr 2026Violations of Section 11(4)(d),Sec14(3),Sec (17)open
- Apr 2025Delivery date has been expired we need possession and interest on delay period till date .open
- Aug 2023Refund with compensationdisposed
- Jun 2023Refund of Advance/Booking Amount Paiddisposed
- Jan 2023FAILED TO DELIVER THE FLAT BEARING NO.T0434D ON TIME WITH ALL AMENITIES.disposed
- Jan 2023Absolute negligence and deficiency of service on the part of the RESPONDENT in completing the construction anddisposed
- Dec 2022Failure to deliver apartment by agreement date.disposed
- Nov 2022REFUND OF THE BOOKING AMOUNT OF RS.10,60,000/-disposed
- Oct 2022Refund with interestdisposed
- Aug 2022Delay in handing over the possession, pending work, Allotment of car parking space not in accordance with the disposed
- May 2022Inordinate delay in completion of the Flat T0435Adisposed
- May 2022Delay compensation and Refund of Pre EMI amount paid by the Petitionerdisposed
Red flags to resolve in writing
1
Timeline
46 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.
- Provide the occupancy certificate, khata and title chain for the unit.
- 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/1251/446/PR/171014/000345 · promoter Lily Realty Pvt Ltd (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2012-10-19 · original completion 2018-12-31 · no extensions
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹966 cr · land ₹55.56 cr · construction ₹910 cr
RERA bank account
YES BANK, Bandra (70% construction account)
Land & towers
7.75 acres (31,363 sq m) · Block A 149 homes, 39 floors; BLOCK B 149 homes, 39 floors; Block C 76 homes, 38 floors; Block D 149 homes, 39 floors; Block E 149 homes, 39 floors
Litigation declared
None declared in filings
K-RERA complaints
46 on this registration (8 open) · 46 on the promoter entity across all its projects
Completion applied
19/12/2020
Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/171014/000345, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 46 on this project
2026-04-08 · 00366/2026
Violations of Section 11(4)(d),Sec14(3),Sec (17) — UNDER ENQUIRY AUTHORITY BENCH5
2025-04-09 · 00613/2025
Delivery date has been expired we need possession and interest on delay period till date . — UNDER ENQUIRY AUTHORITY BENCH5
2023-08-25 · 01287/2023
Refund with compensation — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-06-22 · 00959/2023
Refund of Advance/Booking Amount Paid — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-01-31 · 00136/2023
FAILED TO DELIVER THE FLAT BEARING NO.T0434D ON TIME WITH ALL AMENITIES. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2023-01-31 · 00137/2023
Absolute negligence and deficiency of service on the part of the RESPONDENT in completing the construction and delivering the possession of the flat to the complainants as agreed upon. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-12-26 · CMP/221226/0010522
Failure to deliver apartment by agreement date. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-11-12 · CMP/221112/0010262
REFUND OF THE BOOKING AMOUNT OF RS.10,60,000/- — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-10-07 · CMP/221007/0010060
Refund with interest — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-08-11 · CMP/220811/0009875
Delay in handing over the possession, pending work, Allotment of car parking space not in accordance with the Agreement to Sell and Construction Agreement, Interest on Installment Paid. — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-05-30 · CMP/220530/0009540
Inordinate delay in completion of the Flat T0435A — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-05-20 · CMP/220520/0009502
Delay compensation and Refund of Pre EMI amount paid by the Petitioner — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-05-10 · CMP/220510/0009448
Reg T2-35-B _ Refund required due to false commitment — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2022-04-30 · CMP/220430/0009400
Refund of advance — POSTED FOR ORDERS AUTHORITY FULLBENCH
2022-02-01 · CMP/220201/0008887
Refund of the entire sale consideration along with refund of Pre-EMI interest and exit the project — POSTED FOR ORDERS AUTHORITY FULLBENCH
2021-12-06 · CMP/211206/0008687
Delay in Handover - penalty compensation not given — POSTED FOR ORDERS AUTHORITY FULLBENCH
2021-11-08 · CMP/211108/0008521
Incomplete apartment — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-08-18 · CMP/210818/0008254
Complaint against Promoter for violation of provisions of the RERA and applicable agreements — UNDER ENQUIRY AUTHORITY FULLBENCH
2021-08-06 · CMP/210806/0008221
Project incomplete — DISPOSED AO (ADJUDICATING OFFICER)
2021-08-05 · CMP/210805/0008213
None Provision of Amenities excess PLC charges , Flat area shortage — DISPOSED AO (ADJUDICATING OFFICER)
2021-07-26 · CMP/210726/0008162
Apartment not handed over as per promised date — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2021-07-26 · CMP/210726/0008164
Possession & Delay Compensation — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-07-26 · CMP/210726/0008165
Request for compensation for delay in delivery of apartment — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2021-07-04 · CMP/210704/0008092
Compensation for delay in apartment completion — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2021-06-30 · CMP/210630/0008069
Complaint Under Section 18 and 19 of the Real Estate (Regulation and Development) Act, 2017 — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
Showing the latest 25 of 46.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/171014/000345 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records PRM/KA/RERA/1251/446/PR/171014/000345 (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
ITPL 6 kmBagmane Tech ParkKR Puram–Hebbal ORR offices
Measured drive times below
Office space
Existing35 msf
Coming in 3 yrs6 msf
Jobs within 30 min8/10
Getting around
Metro today
KR Puram / Mahadevapura (Purple Line)
~1,500 m estimate
Metro planned
KR Puram (Blue Line interchange)
~2027 65% likely ~1,500 m estimate
Rail
—
estimate
Airport
55 min by road now · 19.6 km
Google Maps
Buses
7/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| ITPL Whitefield | 17 min | 4.8 |
| Manyata Tech Park | 30 min | 10.1 |
| ORR Bellandur (Ecospace) | 34 min | 11.4 |
| MG Road (CBD) | 37 min | 12.6 |
| Hebbal (Kirloskar) | 37 min | 12.5 |
| Koramangala (Forum) | 42 min | 14.7 |
| Kempegowda Airport (KIA) | 55 min | 19.6 |
| Electronic City Ph-1 | 57 min | 20.6 |
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 12.4%/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 | 5,600 | Platform estimate (interim, not observed) | 40% | derived |
| Jun 2023 | 7,600 | Platform estimate (interim, not observed) | 45% | derived |
| Jun 2025 | 9,500 | Platform estimate (interim, not observed) | 50% | derived |
| Jun 2026 | 10,800 | Platform estimate (interim, not observed) | 50% | derived |
Luxury comps₹13,000
Premium comps₹10,500
Mid comps₹8,200
Unsold stock16 months
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹10,421 vs actual ₹10,800 (-3.5%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 8.7% p.a. vs actual 12.4% 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
Old Madras Road traffic and rail noise; borewell dependence east of KR Puram
Legal & approvals
Registration 000345
RERA PRM/KA/RERA/1251/446/PR/171014/000345
ready
Litigation
none reported
observed
Approvals
RERA registered
observed
Title
not verified
assumed
Product
Land7.75 acres
Homes672
Density87/acre
Launched2012
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.149, Bhattarahalli village, Bidarahalli Hobli, Old Madras Road, | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 7.75 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 672 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Launch year | 2012 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Possession · Registration 000345 | 2018-12-31 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · 3 BHK · ~1,780 sq ft (1320 carpet) | 8200 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Ticket · 3 BHK · ~1,780 sq ft (1320 carpet) | 14596000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | derived | |
| Rent · 3 BHK · ~1,780 sq ft (1320 carpet) | 38000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Carpet area | 1320 | 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.