← Project pageChoose “Save as PDF” in the print dialog. Charts and colours are kept.

PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Prestige Park Grove

Prestige · Hoskote / Budigere Cross / Old Madras Road

DeveloperPrestige · #2 in Bengaluru by RERA registrations

LocalityHoskote / Budigere Cross / Old Madras Road

AddressSY NOS 13/2, 30/1 (p), 30/2, 32, 33/1, 33/2, 33/3, 34/1, 36(P), 38/2, 39/2, 40/1, 40/2, 40/3, 41/1, 41/2, 41/2, 41/3, 42, 43/1, 43/2, 43/3, 44/1A, , 44/1B, 44/2, 44/3, 45/1, 45/2, 46/1A, 46/1B, 46/1C, 46/1D, 46/2, 47/1, 47/2, 47/3, 47/4, 48/1, 48/2, 48/3, 49,50/1 TO 5, 51, 52/1 TO 4 , 53/1, 53/1B, 53/2, 54, 59/1,70/2&3, 70/4, 70/5, 71/1, 71/2,

Typeapartment · premium

StatusUnder construction · handover Dec 2027

Homes3,715 units

Land71.55 acres

Launched2023

RERAPRM/KA/RERA/1251/446/PR/100823/006141

Home analysed: 1 BHK · ~610 sq ft (429 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

55/100

Evidence confidence56%

1 BHK · ~610 sq ft (429 carpet)

Price growth per year, next 5 yrs model

10.1%

likely range 6.6%–13.5% · over 10 yrs 9.0%/yr

Net-wealth CAGR, 8-yr hold

5.6%

your cash in → cash back incl. sale, per year

Cash-flow IRR, 8-yr hold

8.2%

with 75% loan · all-cash 8.8% · 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

Total price in crore₹Cr

Price per sq ft₹ psf × 610 sq ft · as of Sep 2026
Price edits apply to ·

All-in cost

₹59.1 L

+ other charges 1.6 L, GST 2.3 L, stamp/reg 3.1 L, interiors 7.3 L

Gross rental yield assumed

3.9%

rent starts in ~1.6 yr

In plain words

Why 55 out of 100

Each home is marked on 11 things a careful buyer checks, then compared with every project we analyse in Bengaluru: 50 is the average project, 62 beats about five in six. Here is what lifts this one and what drags it:

+
Layout, size, age, amenities, maintenance · 1/3 pts
Moderately dense layout (52 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹4.5 per sq ft a month.
+
Rental demand & yield · 3/8 pts
Rent pays back 3.9% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is decent.
+
Builder delivery & handover risk · 5/16 pts
Prestige has finished 84+ projects and delivered on time about 61% of the time. This phase is 58% built, with handover promised for 2027-12-31: delays would push your rent start back.
−
Schools, hospitals, daily needs · -1/3 pts
Schools, hospitals and daily shopping are limited in this area.
−
Metro, bus, rail & airport · -2/9 pts
No working metro nearby (nearest 8 km). Airport is about 58 minutes by road right now.
−
Employment access · -2/10 pts
Drive times right now: ITPL Whitefield 15 min, ORR Bellandur (Ecospace) 39 min, Manyata Tech Park 43 min; Electronic City Ph-1 61 min. About 3 million sq ft of new offices are planned nearby in 3 years.

All 11 checks

•
Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹7,350 vs ~₹7,800 per sq ft).
+
Rental demand & yield · 3/8 pts
Rent pays back 3.9% 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 ₹44.8 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 15 min, ORR Bellandur (Ecospace) 39 min, Manyata Tech Park 43 min; Electronic City Ph-1 61 min. About 3 million sq ft of new offices are planned nearby in 3 years.
−
Metro, bus, rail & airport · -2/9 pts
No working metro nearby (nearest 8 km). Airport is about 58 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 · 5/16 pts
Prestige has finished 84+ projects and delivered on time about 61% of the time. This phase is 58% built, with handover promised for 2027-12-31: delays would push your rent start back.
+
Layout, size, age, amenities, maintenance · 1/3 pts
Moderately dense layout (52 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 mostly borewell or tankers; noise is manageable.
+
Legal, title & approvals · 1/5 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) · 2/26 pts
We expect prices here to rise about 10.1% a year for the next 5 years (explained below).

Why prices should grow ~10.1% 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).
+ 1.2%Add 1.2% for this project itself: unfinished homes are worth more once they are complete.
= 10.1%Result: about 10.1% a year, so a home worth ₹46.4 L today would be worth about ₹74.9 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
Sell at handover, no interiors best IRR Take delivery in 2027-12-31 and sell the bare flat (2 yr hold). Needs builder NOC or registration first; no rent.	2 yrs	16.9%	11.8%	₹11.0 L	₹30,461	₹21.3 L
Hold bare, rent unfurnished Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value.	8 yrs	11.5%	7.7%	₹32.6 L	₹6.4 L	₹61.5 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	8.2%	5.6%	₹38.9 L	₹7.7 L	₹62.6 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 ~610 sq ft (429 carpet)	429 sq ft	610 sq ft	₹7,350 assumed	₹44.8 L	₹15,000 assumed	373
2 BHK ~1,015 sq ft (715 carpet)	715 sq ft	1,015 sq ft	₹7,350 assumed	₹74.6 L	₹21,500 assumed	432
3 BHK ~1,625 sq ft (1143 carpet)	1,143 sq ft	1,625 sq ft	₹7,350 assumed	₹1.19 Cr	₹31,000 assumed	1865
3.5 BHK ~2,170 sq ft (1529 carpet)	1,529 sq ft	2,170 sq ft	₹7,350 assumed	₹1.59 Cr	₹38,500 assumed	85
4 BHK ~2,585 sq ft (1822 carpet)	1,822 sq ft	2,585 sq ft	₹7,350 assumed	₹1.90 Cr	₹44,000 assumed	872
Villas ~4,140 sq ft (2914 carpet)	2,914 sq ft	4,140 sq ft	₹7,350 assumed	₹3.04 Cr	₹69,500 assumed	88

Highlights

Prestige · Hoskote / Budigere Cross / Old Madras Road · 3715 homes on 71.6 acres
Under construction: 58% complete, RERA completion 2027-12-31
No litigation declared · 0 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

Price per sq ft assumed

₹/sq ft

Total price (base) derived

₹ Cr

Super built-up area assumed

sq ft

Other charges (car park, deposits) assumed

% of base

GST assumed

Stamp duty + registration assumed

Purchase brokerage assumed

Fit-out assumed

₹/sq ft

FinancingLoan 75% · cash 25% · EMI ₹31,713/mo

Loan share of price (rest is your cash) assumed

% loan

Interest rate assumed

% p.a.

Tenure assumed

years

Processing fee assumed

Rent & running costs

Monthly rent (today) assumed

₹

Rent growth assumed

% p.a.

Vacancy assumed

Letting buffer assumed

months

Fit-out time assumed

months

Maintenance assumed

₹/sq ft/mo

Repairs assumed

% of rent

Property tax assumed

% of rent

Insurance assumed

% of value

Interiors & exit

Do interiors (fit-out)? assumed

Rent uplift from interiors assumed

Interiors cost recovered at sale assumed

Handover (YYYY-MM) observed

Holding period assumed

years

Override price growth assumed

% p.a. (blank = model)

Selling costs assumed

Capital-gains tax assumed

Returns over 8 years · with interiors

Cash you put in₹38.9 L

Exit value (yr 8)₹94.2 L

Net sale after loan & costs₹62.6 L

Net rent after opex₹7.7 L

Loan (75% of price)₹36.5 L

EMI / month₹31,713

Year	Purchase	Loan in	Rent (net of vacancy)	Opex	Debt service	Sale − loan	Net cash
Today	-8.1 L	3.7 L	0.0 L	0.0 L	0.0 L	0.0 L	-4.5 L
Yr 1	-21.9 L	16.4 L	0.0 L	0.0 L	-1.0 L	0.0 L	-6.5 L
Yr 2	-29.2 L	16.4 L	0.7 L	-0.3 L	-2.4 L	0.0 L	-14.8 L
Yr 3	0.0 L	0.0 L	1.8 L	-0.7 L	-3.8 L	0.0 L	-2.8 L
Yr 4	0.0 L	0.0 L	1.9 L	-0.8 L	-3.8 L	0.0 L	-2.7 L
Yr 5	0.0 L	0.0 L	2.0 L	-0.8 L	-3.8 L	0.0 L	-2.6 L
Yr 6	0.0 L	0.0 L	2.1 L	-0.8 L	-3.8 L	0.0 L	-2.5 L
Yr 7	0.0 L	0.0 L	2.2 L	-0.8 L	-3.8 L	0.0 L	-2.5 L
Yr 8	0.0 L	0.0 L	2.3 L	-0.9 L	-3.8 L	62.6 L	60.2 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

this home 5.9/10 · Bengaluru average 6.2 · confidence 35%

₹7,350 psf vs premium comps ₹7,800 (-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

+2.9 pts vs avg

this home 7.4/10 · Bengaluru average 6.0 · confidence 38%

Gross yield 4.0% (₹25 psf/month); locality rental demand 6/10.

Resale liquidity

+0.2 pts vs avg

this home 7.7/10 · Bengaluru average 7.6 · confidence 60%

Locality resale depth 6/10; ticket ₹0.45 Cr narrows the buyer pool; UC resale needs builder NOC; 3715-home project gives deep resale comps; RERA sales pace ratio 1.19.

Employment access

−1.9 pts vs avg

this home 4.3/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 15 min, ORR Bellandur (Ecospace) 39 min, Manyata Tech Park 43 min, MG Road (CBD) 48 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).

Metro, bus, rail & airport

−1.9 pts vs avg

this home 3.7/10 · Bengaluru average 4.8 · confidence 60%

Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~58 min by road now (Google Maps); .

Schools, hospitals, daily needs

−1.5 pts vs avg

this home 5.5/10 · Bengaluru average 7.0 · confidence 50%

Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).

Builder delivery & handover risk

+5.4 pts vs avg

this home 5.9/10 · Bengaluru average 3.7 · confidence 60%

Prestige: 84+ projects, on-time 61% (derived); handover 2027-12-31 (RERA); within the RERA timeline, work on schedule (-12 pts).

Layout, size, age, amenities, maintenance

+1.2 pts vs avg

this home 8.3/10 · Bengaluru average 7.3 · confidence 55%

52 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹6,513 per sq ft (premium spec).

Water, flooding, noise, infrastructure

−1.1 pts vs avg

this home 5.3/10 · Bengaluru average 5.8 · confidence 50%

Borewell/tanker dependence; NH-75 access

Legal, title & approvals

+0.6 pts vs avg

this home 7.7/10 · Bengaluru average 7.4 · confidence 55%

RERA registered; litigation: none reported; approvals: Plan BDA/TPM/DLP/05/2022-23/332/2023-24 dated 2023-05-11; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).

Expected price growth (5-yr CAGR model)

+1.6 pts vs avg

this home 6.2/10 · Bengaluru average 6.0 · confidence 56%

Model 5-yr price CAGR 10.1% (range 6.6–13.5%).

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)	2.1	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	2.9	2.9	0.2	0.0	0.0	0.0	50%
Total growth	12.9%	12.0%	8.9%	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 ₹7,350 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 (42% work left) re-rates toward ready comps by handover (~3.4% over 1.3 yr). Sales pace from RERA filings: 83% of 3715 homes booked with 70% of the build timeline elapsed (pace ratio 1.19); fast sellers re-rate, slow sellers discount.

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/1251/446/PR/100823/006141 and 3 quarterly filings. 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.

0 red1 watch6 positive

Open printable due-diligence report ↗

Delivery timeline9/10

no extensions, no overdue dates on the RERA file

Legal & complaints9/10

no litigation and no complaints on the RERA file

Money to finish9/10

finance cost is 0% of the registered budget; last quarter: collected ₹276 cr, withdrew ₹272 cr; 83% of homes booked (+1)

Developer strength8.3/10

ICRA A+/Stable (Prestige Estates Projects Ltd)

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration

PRM/KA/RERA/1251/446/PR/100823/006141 · PRESTIGE PROJECTS PRIVATE LIMITED

On original date

Construction58%

quarterly filing Q1 2026-27 (submitted 2026-07-15)

Homes booked3068 / 3715

647 still available

Sold vs built83% vs 58%

Sales and construction are broadly in step.

Money through the RERA account

Collected from buyersWithdrawn for construction

Latest milestones

Internal and External work including lands
0%
Weather Proof work
10%
Elevation work
10%
Painting
20%
Electrification, Water supply and Sanitary
25%
Basic work of Water supply, Sanitary and E
40%

No litigation declaredNo complaintsEscrow: KOTAK MAHINDRA BANKJoint-development land

Credit ratings of the people behind it

Complaints & disputes on record

On this project00 open

On the promoter entity12all projects

Court cases declared0no stay recorded

At a glance

On its original RERA date

On its original RERA completion date: 2027-12-31

58% built, 83% booked

58% built per the latest filing; 3068/3715 homes booked

No complaints on this project

No RERA complaints on this project; 12 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹5969 cr — where it goes

Approvals ₹52.8 cr · 1%Construction & on-site ₹4,023 cr · 67%Other / taxes ₹1,893 cr · 32%

Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))

Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.

No litigation declaredBorrowing declared: NoEscrow at KOTAK MAHINDRA BANK25 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

Legal

Joint-development land: confirm which units fall in the owners’ share.

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 — 2027-12-31 — and what is the per-month delay compensation?
Confirm there is no litigation on the land or approvals beyond the RERA declaration.
What is the land owners’ share of built area and is the unit in the developer’s share?

Full record: every filed number, line by line1 sections · 13 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/446/PR/100823/006141 · promoter PRESTIGE PROJECTS PRIVATE LIMITED (Company) · U45201KA2008PTC046784

Dates

Start 2023-10-01 · original completion 2027-12-31 · no extensions

Progress

58% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 3068 of 3715 homes booked (647 available)

Registered cost

Total ₹5969 cr · construction ₹4023 cr

Borrowing / mortgage declared

Borrowing: No

RERA bank account

KOTAK MAHINDRA BANK, lavelle Road Bengaluru (70% construction account)

Plan sanction

BDA/TPM/DLP/05/2022-23/332/2023-24 dated 2023-05-11 · BDA - Bangalore Development Authority

Land & towers

71.55 acres (2,89,573 sq m) · Tower - 1 94 homes, 23 floors; Tower - 2 106 homes, 26 floors; Tower - 3 118 homes, 29 floors; Tower - 4 131 homes, 32 floors; Tower - 5 143 homes, 35 floors; Tower - 6 155 homes, 38 floors; Tower - 7 142 homes, 35 floors; Tower - 8 131 homes, 32 floors; Tower - 9 238 homes, 29 floors; Tower - 10 192 homes, 32 floors; Tower - 11 210 homes, 35 floors; Tower - 12 284 homes, 35 floors; Tower - 13 260 homes, 32 floors; Tower - 14 238 homes, 29 floors; Tower - 15 209 homes, 35 floors; Tower - 16 227 homes, 38 floors; Tower - 17 245 homes, 41 floors; Tower - 18 155 homes, 26 floors; Tower - 19 349 homes, 29 floors; Building 9 to 96 88 homes, 1 floors

Land owners / co-promoters

M/s. Gopalan Enterprises (33.0%, Sy 76); M/s. Gopalan Enterprises (33.0%, Sy 75); M/s. Gopalan Enterprises (33.0%, Sy 73/2); M/s. Gopalan Enterprises (33.0%, Sy 73/1); M/s. Gopalan Enterprises (33.0%, Sy 71/2); M/s. Gopalan Enterprises (33.0%, Sy 71/1); M/s. Gopalan Enterprises (33.0%, Sy 54); M/s. Gopalan Enterprises (33.0%, Sy 49) +17 more

Litigation declared

None declared in filings

K-RERA complaints

0 on this registration (0 open) · 12 on the promoter entity across all its projects

Owners’ association

Not yet formed

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/100823/006141, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1251/446/PR/100823/006141 (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/100823/006141 (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

58 min by road now · 20.7 km

Google Maps

Buses

7/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
ITPL Whitefield	15 min	4.3
ORR Bellandur (Ecospace)	39 min	13.5
Manyata Tech Park	43 min	15
MG Road (CBD)	48 min	17
Hebbal (Kirloskar)	49 min	17.5
Koramangala (Forum)	52 min	18.4
Kempegowda Airport (KIA)	58 min	20.7
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 12.1%/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 006141

RERA PRM/KA/RERA/1251/446/PR/100823/006141

possession Dec 2027

Litigation

none reported

observed

Approvals

Plan BDA/TPM/DLP/05/2022-23/332/2023-24 dated 2023-05-11

observed

Title

not verified

assumed

Product

Land71.55 acres

Homes3715

Density52/acre

Launched2023

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
Address	SY NOS 13/2, 30/1 (p), 30/2, 32, 33/1, 33/2, 33/3, 34/1, 36(P), 38/2, 39/2, 40/1, 40/2, 40/3, 41/1, 41/2, 41/2, 41/3, 42, 43/1, 43/2, 43/3, 44/1A, , 44/1B, 44/2, 44/3, 45/1, 45/2, 46/1A, 46/1B, 46/1C, 46/1D, 46/2, 47/1, 47/2, 47/3, 47/4, 48/1, 48/2, 48/3, 49,50/1 TO 5, 51, 52/1 TO 4 , 53/1, 53/1B, 53/2, 54, 59/1,70/2&3, 70/4, 70/5, 71/1, 71/2,	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Land area (acres)	71.55	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Total units	3715	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Launch year	2023	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Possession · Registration 006141	2027-12-31	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Price psf · 1 BHK · ~610 sq ft (429 carpet)	7350	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Ticket · 1 BHK · ~610 sq ft (429 carpet)	4483500	Platform estimate (interim, not observed)	Sep 2026	35%	derived
Rent · 1 BHK · ~610 sq ft (429 carpet)	15000	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Carpet area	429	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	observed
Builder on-time rate	0.61	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	Plan BDA/TPM/DLP/05/2022-23/332/2023-24 dated 2023-05-11	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.