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PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Salarpuria-Sattva Cadenza

Sattva (Salarpuria) · HSR Layout / BTM / Koramangala fringe

DeveloperSattva (Salarpuria) · #9 in Bengaluru by RERA registrations

LocalityHSR Layout / BTM / Koramangala fringe

Addressconverted land bearing survey No. 48/4D and 48/4E, Hongasandra Village, Begur Hobli, , Hosur main road, Kudlu junction, Bangalore 560068

Typeapartment · premium

StatusReady to move in

Homes517 units

Land5.98 acres

Launched2014

RERAPRM/KA/RERA/1251/310/PR/170920/000501

Home analysed: Residential Apartment · ~1,640 sq ft (1155 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

69/100

Evidence confidence56%

Residential Apartment · ~1,640 sq ft (1155 carpet)

Price growth per year, next 5 yrs model

8.8%

likely range 5.3%–12.3% · over 10 yrs 8.2%/yr

Net-wealth CAGR, 8-yr hold

5.7%

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

Cash-flow IRR, 8-yr hold

7.4%

with 75% loan · all-cash 8.0% · 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 × 1,640 sq ft · as of Sep 2026
Price edits apply to ·

All-in cost

₹2.78 Cr

+ other charges 8.3 L, GST 0.0 L, stamp/reg 16.2 L, interiors 13.1 L

Gross rental yield assumed

2.9%

rent starts in ~0.3 yr

In plain words

Why 69 out of 100

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

+
Resale liquidity · 4/4 pts
Plenty of buyers can afford a ₹2.38 Cr home, and homes in HSR Layout / BTM / Koramangala fringe resell quickly.
+
Schools, hospitals, daily needs · 3/3 pts
Schools, hospitals and daily shopping are excellent in this area.
+
Employment access · 6/10 pts
Drive times right now: Electronic City Ph-1 18 min, ORR Bellandur (Ecospace) 19 min, Koramangala (Forum) 19 min; Manyata Tech Park 49 min. About 3 million sq ft of new offices are planned nearby in 3 years.
−
Expected price growth (5-yr CAGR model) · -9/26 pts
We expect prices here to rise about 8.8% a year for the next 5 years (explained below).
−
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 ~₹4.5 per sq ft a month.
−
Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹14,500 vs ~₹14,500 per sq ft).

All 11 checks

•
Price vs comparables · -0/3 pts
Priced about the same as similar premium homes nearby (₹14,500 vs ~₹14,500 per sq ft).
•
Rental demand & yield · 1/8 pts
Rent pays back 2.9% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is very strong.
+
Resale liquidity · 4/4 pts
Plenty of buyers can afford a ₹2.38 Cr home, and homes in HSR Layout / BTM / Koramangala fringe resell quickly.
+
Employment access · 6/10 pts
Drive times right now: Electronic City Ph-1 18 min, ORR Bellandur (Ecospace) 19 min, Koramangala (Forum) 19 min; Manyata Tech Park 49 min. About 3 million sq ft of new offices are planned nearby in 3 years.
•
Metro, bus, rail & airport · 2/9 pts
The nearest working metro is ~1.8 km away; Phase 3A stations is planned for ~2033. Airport is about 95 minutes by road right now.
+
Schools, hospitals, daily needs · 3/3 pts
Schools, hospitals and daily shopping are excellent in this area.
+
Builder delivery & handover risk · 10/16 pts
Sattva (Salarpuria) has finished 31+ projects and delivered on time about 73% 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 ~₹4.5 per sq ft a month.
•
Water, flooding, noise, infrastructure · 1/9 pts
Some flood risk in heavy rain; water supply is reliable piped supply; 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 0 items in red.
•
Expected price growth (5-yr CAGR model) · -9/26 pts
We expect prices here to rise about 8.8% a year for the next 5 years (explained below).

Why prices should grow ~8.8% 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.
+ 0.6%Add 0.6%: prices here rose 10.1% 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.
+ 1.1%Add 1.1%: 3 million sq ft of new offices nearby means more people wanting homes here.
+ 0.9%Add 0.9%: few unsold homes in the area (10 months of stock), so sellers have the upper hand.
+ 0.2%Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Pink Line Kalena Agrahara–Nagawara (construction, 2027).
+ 0.0%No extra project-level adjustment.
= 8.8%Result: about 8.8% a year, so a home worth ₹2.46 Cr today would be worth about ₹3.75 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	8.2%	6.1%	₹1.88 Cr	₹33.4 L	₹3.16 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	7.4%	5.7%	₹1.95 Cr	₹39.7 L	₹3.17 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
Residential Apartment ~1,640 sq ft (1155 carpet)	1,155 sq ft	1,640 sq ft	₹14,500 assumed	₹2.38 Cr	₹59,500 assumed	259

Highlights

Sattva (Salarpuria) · HSR Layout / BTM / Koramangala fringe · 517 homes on 6.0 acres
Marked completed on RERA (completion date 2019-06-30)
No litigation declared · 1 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 ₹1.6 L/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

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₹1.95 Cr

Exit value (yr 8)₹4.69 Cr

Net sale after loan & costs₹3.17 Cr

Net rent after opex₹39.7 L

Loan (75% of price)₹1.85 Cr

EMI / month₹1.6 L

Year	Purchase	Loan in	Rent (net of vacancy)	Opex	Debt service	Sale − loan	Net cash
Today	-2.79 Cr	1.85 Cr	0.0 L	0.0 L	0.0 L	0.0 L	-94.3 L
Yr 1	0.0 L	0.0 L	4.5 L	-2.1 L	-19.2 L	0.0 L	-16.8 L
Yr 2	0.0 L	0.0 L	7.1 L	-2.6 L	-19.2 L	0.0 L	-14.7 L
Yr 3	0.0 L	0.0 L	7.5 L	-2.7 L	-19.2 L	0.0 L	-14.5 L
Yr 4	0.0 L	0.0 L	7.9 L	-2.8 L	-19.2 L	0.0 L	-14.2 L
Yr 5	0.0 L	0.0 L	8.2 L	-2.9 L	-19.2 L	0.0 L	-13.9 L
Yr 6	0.0 L	0.0 L	8.7 L	-3.1 L	-19.2 L	0.0 L	-13.6 L
Yr 7	0.0 L	0.0 L	9.1 L	-3.2 L	-19.2 L	0.0 L	-13.3 L
Yr 8	0.0 L	0.0 L	9.5 L	-3.3 L	-19.2 L	3.17 Cr	3.04 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

this home 6.0/10 · Bengaluru average 6.2 · confidence 35%

₹14,500 psf vs premium comps ₹14,500 (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

+1.4 pts vs avg

this home 6.7/10 · Bengaluru average 6.0 · confidence 38%

Gross yield 3.0% (₹36 psf/month); locality rental demand 10/10.

Resale liquidity

+4.2 pts vs avg

this home 10.0/10 · Bengaluru average 7.6 · confidence 50%

Locality resale depth 9/10; ticket ₹2.38 Cr narrows the buyer pool; 517-home project gives deep resale comps.

Employment access

+6.3 pts vs avg

this home 8.3/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 18 min, ORR Bellandur (Ecospace) 19 min, Koramangala (Forum) 19 min, MG Road (CBD) 31 min; 3 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).

Metro, bus, rail & airport

+1.7 pts vs avg

this home 5.7/10 · Bengaluru average 4.8 · confidence 60%

Yellow Line (Silk Board / BTM / Jayadeva); Phase 3A stations ~2033; airport ~95 min by road now (Google Maps); .

Schools, hospitals, daily needs

+2.6 pts vs avg

this home 9.5/10 · Bengaluru average 7.0 · confidence 50%

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

Builder delivery & handover risk

+9.9 pts vs avg

this home 7.6/10 · Bengaluru average 3.7 · confidence 60%

Sattva (Salarpuria): 31+ projects, on-time 73% (derived); ready.

Layout, size, age, amenities, maintenance

−0.9 pts vs avg

this home 6.6/10 · Bengaluru average 7.3 · confidence 55%

87 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹3,715 per sq ft (premium spec).

Water, flooding, noise, infrastructure

+0.5 pts vs avg

this home 6.0/10 · Bengaluru average 5.8 · confidence 50%

Dense core; some low-lying HSR sectors flood

Legal, title & approvals

+2.3 pts vs avg

this home 8.5/10 · Bengaluru average 7.4 · confidence 55%

RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 0 red flags (−0.3 pts).

Expected price growth (5-yr CAGR model)

−8.7 pts vs avg

this home 4.6/10 · Bengaluru average 6.0 · confidence 56%

Model 5-yr price CAGR 8.8% (range 5.3–12.3%).

Price growth model, year by year

Nominal growth per year. Parts add up; momentum fades, infrastructure is weighted by delivery probability and dated.

Component	Yr 1	Yr 2	Yr 3	Yr 4	Yr 5	Yr 6	Confidence
Bengaluru long-run nominal trend	6.0	6.0	6.0	6.0	6.0	6.0	80%
Locality momentum (mean-reverting)	1.4	0.8	0.4	0.2	0.1	0.1	45%
Affordability ceiling	0.0	0.0	0.0	0.0	0.0	0.0	60%
Employment access & office pipeline	1.1	1.1	1.1	1.1	1.1	1.1	55%
Supply–demand balance	1.3	1.0	0.8	0.7	0.5	0.4	50%
Infrastructure delivery (probability-weighted)	0.6	0.4	0.0	0.0	0.0	0.2	55%
Project-specific adjustments	0.0	0.0	0.0	0.0	0.0	0.0	50%
Total growth	10.5%	9.3%	8.4%	8.0%	7.8%	7.9%	56%

Bengaluru long-run nominal trend: City-wide 2013-25 nominal residential trend ≈ inflation + real income growth.

Locality momentum (mean-reverting): Trailing 3.0-yr locality CAGR 10.1% vs 6.0% trend; 35% carried forward, halving each year.

Affordability ceiling: Ticket at ₹14,500 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 30 msf stock; 30-min jobs index 0.95.

Supply–demand balance: 10 months of unsold inventory; new-launch/absorption ratio 0.68 (from 14 under-construction RERA filings in this locality: 817 unsold homes, 81.1 sold per month).

Infrastructure delivery (probability-weighted): Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025, p=1); Phase 3A Sarjapur–Hebbal (planned, 2033, p=0.45); Pink Line Kalena Agrahara–Nagawara (construction, 2027, p=0.6)

Project-specific adjustments: Building age 7 yrs.

Locality evidence: ₹12,000 (Jun 2023) → ₹16,000 (Jun 2026) = 10.1% 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/1251/310/PR/170920/000501. 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 red2 watch5 positive

Open printable due-diligence report ↗

Delivery timeline8/10

delivered on the original registration

Legal & complaints8.5/10

1 RERA complaint on the project (−0.5)

Money to finish8/10

finance cost is 0% of the registered budget

Developer strength8/10

CRISIL A/Stable (Sattva group entities)

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

Registration

PRM/KA/RERA/1251/310/PR/170920/000501 · PLUTO REALTORS PVT. LTD.

Delivered

No litigation declared1 complaints · 0 openEscrow: VIJAYA BANK

Credit ratings of the people behind it

Complaints & disputes on record

On this project10 open

On the promoter entity1all projects

Court cases declared0no stay recorded

What complainants raise

Builder is not providing required documents for Home Loan disbursement

At a glance

Delivered

Delivered. RERA registration ran 2014-12-20 → 2019-06-30

1 RERA complaints, 0 open

1 RERA complaints on this project (0 open); 1 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹222 cr — where it goes

Land ₹72 cr · 32%Construction & on-site ₹150 cr · 68%

No litigation declaredBorrowing declared: not statedEscrow at VIJAYA BANK

Complaint log (K-RERA) · 1 on this project

Apr 2019Builder is not providing required documents for Home Loan disbursementdisposed

Complaints by status

Disposed (adjudicating officer)

Red flags to resolve in writing

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 · 10 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/310/PR/170920/000501 · promoter PLUTO REALTORS PVT. LTD. (Company) · Proposed Project End Date at the time of registration :

Dates

Start 2014-12-20 · original completion 2019-06-30 · no extensions

Status

Completed and occupied (per project status); RERA progress fields below are historical

Registered cost

Total ₹222 cr · land ₹72.00 cr · construction ₹150 cr

RERA bank account

VIJAYA BANK, residency road (70% construction account)

Land & towers

5.98 acres (24,180 sq m) · CRESCENDO 4 homes, 3 floors; CALYPSO 80 homes, 22 floors; CELESTE 80 homes, 22 floors; HARMONY 78 homes, 22 floors; LYRIC 76 homes, 21 floors; RAGA 76 homes, 21 floors; VIOLA 76 homes, 21 floors; REED 47 homes, 14 floors

Litigation declared

None declared in filings

K-RERA complaints

1 on this registration (0 open) · 1 on the promoter entity across all its projects

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/170920/000501, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2019-04-27 · CMP/190427/0002583

Builder is not providing required documents for Home Loan disbursement — DISPOSED AO (ADJUDICATING OFFICER)

Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1251/310/PR/170920/000501 (registration file, quarterly updates, complaint register), fetched 2026-09-15
PropertyLens locality model (market-level estimates)
Karnataka RERA project records PRM/KA/RERA/1251/310/PR/170920/000501 (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 1.8 km

Job hubs nearby

Koramangala startupsORR Bellandur 5 kmElectronic City 12 km

Measured drive times below

Office space

Existing30 msf

Coming in 3 yrs3 msf

Jobs within 30 min10/10

Getting around

Metro today

Yellow Line (Silk Board / BTM / Jayadeva)

~1,800 m estimate

Metro planned

Phase 3A stations

~2033 45% likely ~1,500 m estimate

Rail

—

estimate

Airport

95 min by road now · 35 km

Google Maps

Buses

7/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
Electronic City Ph-1	18 min	5.4
ORR Bellandur (Ecospace)	19 min	5.6
Koramangala (Forum)	19 min	5.9
MG Road (CBD)	31 min	10.2
ITPL Whitefield	42 min	14.8
Hebbal (Kirloskar)	48 min	16.9
Manyata Tech Park	49 min	17.4
Kempegowda Airport (KIA)	95 min	35

Google Maps driving time with live traffic, measured Sep 2026. Refreshed monthly.

Location used: Google Maps match “”. Bus coverage and planned-station distances are still interim estimates.

Price historylocality 10.1%/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	9,500	Platform estimate (interim, not observed)	40%	derived
Jun 2023	12,000	Platform estimate (interim, not observed)	45%	derived
Jun 2025	14,500	Platform estimate (interim, not observed)	50%	derived
Jun 2026	16,000	Platform estimate (interim, not observed)	50%	derived

Luxury comps₹19,000

Premium comps₹14,500

Mid comps₹11,000

Unsold stock10 months

Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹16,046 vs actual ₹16,000 (+0.3%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.7% p.a. vs actual 10.1% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.

Environment, legal & productflood ok · piped water · RERA yes

Flood risksome risk

Water supplypiped

Quietnoisy

Roads & drainsgood

Dense core; some low-lying HSR sectors flood

Legal & approvals

Registration 000501

RERA PRM/KA/RERA/1251/310/PR/170920/000501

ready

Litigation

none reported

observed

Approvals

RERA registered

observed

Title

not verified

assumed

Product

Land5.98 acres

Homes517

Density87/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
Address	converted land bearing survey No. 48/4D and 48/4E, Hongasandra Village, Begur Hobli, , Hosur main road, Kudlu junction, Bangalore 560068	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Land area (acres)	5.98	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Total units	517	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 000501	2019-06-30	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Price psf · Residential Apartment · ~1,640 sq ft (1155 carpet)	14500	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Ticket · Residential Apartment · ~1,640 sq ft (1155 carpet)	23780000	Platform estimate (interim, not observed)	Sep 2026	35%	derived
Rent · Residential Apartment · ~1,640 sq ft (1155 carpet)	59500	Platform estimate (interim, not observed)	Sep 2026	35%	assumed
Carpet area	1155	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	60%	observed
Builder on-time rate	0.73	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.