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PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Sanjeevini

Sanjeevini · Marathahalli / Kundalahalli / Varthur

DeveloperSanjeevini · #30 in Bengaluru by RERA registrations

LocalityMarathahalli / Kundalahalli / Varthur

Address28/5 Solivara Village,Tavarekere hobli, Bangalore south taluk

Typeplot · mid

StatusReady to move in

Homesnot filed

Land2.8 acres

Launched2019

RERAPRM/KA/RERA/1251/310/PR/190919/002892

Home analysed: Plot · ~1,200 sq ft (assumed). Financing: 75% loan at 8.5% over 20 years, 8-year hold. 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

70/100

Evidence confidence55%

Plot · ~1,200 sq ft (assumed)

Price growth per year, next 5 yrs model

10.3%

likely range 6.9%–13.8% · over 10 yrs 9.6%/yr

Net-wealth CAGR, 8-yr hold

5.7%

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

Cash-flow IRR, 8-yr hold

8.1%

with 75% loan · all-cash 8.4% · no 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 × 1,200 sq ft · as of Sep 2026
Price edits apply to ·

All-in cost

₹66.5 L

+ other charges 1.2 L, GST 0.0 L, stamp/reg 4.1 L

Gross rental yield assumed

0.0%

vacant plot: no rent assumed

In plain words

Why 70 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 16 min, ORR Bellandur (Ecospace) 19 min, MG Road (CBD) 29 min; Electronic City Ph-1 43 min. About 7 million sq ft of new offices are planned nearby in 3 years.
+
Legal, title & approvals · 3/5 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.
+
Schools, hospitals, daily needs · 2/3 pts
Schools, hospitals and daily shopping are excellent in this area.
−
Rental demand & yield · -4/8 pts
A plot earns no rent, so this scores low by design.
−
Layout, size, age, amenities, maintenance · -1/3 pts
Moderately dense layout (60 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
Some flood risk in heavy rain; water supply is partly piped, partly tankers; noticeable traffic or aircraft noise.

All 11 checks

+
Price vs comparables · 1/3 pts
Cheaper than similar mid homes nearby: ₹5,050 vs about ₹9,200 per sq ft.
−
Rental demand & yield · -4/8 pts
A plot earns no rent, so this scores low by design.
+
Resale liquidity · 2/4 pts
Plenty of buyers can afford a ₹60.6 L home, and homes in Marathahalli / Kundalahalli / Varthur resell quickly.
+
Employment access · 7/10 pts
Drive times right now: ITPL Whitefield 16 min, ORR Bellandur (Ecospace) 19 min, MG Road (CBD) 29 min; Electronic City Ph-1 43 min. About 7 million sq ft of new offices are planned nearby in 3 years.
•
Metro, bus, rail & airport · 2/9 pts
The nearest working metro is ~1.5 km away. Airport is about 69 minutes by road right now.
+
Schools, hospitals, daily needs · 2/3 pts
Schools, hospitals and daily shopping are excellent in this area.
•
Builder delivery & handover risk · 6/16 pts
Sanjeevini has finished 15+ projects and delivered on time about 71% of the time. This home is ready, so there is no waiting risk.
•
Layout, size, age, amenities, maintenance · -1/3 pts
Moderately dense layout (60 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
Some flood risk in heavy rain; water supply is partly piped, partly tankers; noticeable traffic or aircraft noise.
+
Legal, title & approvals · 3/5 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) · 4/26 pts
We expect prices here to rise about 10.3% a year for the next 5 years (explained below).

Why prices should grow ~10.3% 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.
+ 0.8%Add 0.8%: prices here rose 11.6% 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.
+ 1.3%Add 1.3%: 7 million sq ft of new offices nearby means more people wanting homes here.
+ 0.5%Add 0.5%: few unsold homes in the area (12 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: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Purple Line Whitefield extension (2023) (operational, 2023); Peripheral Ring Road (planned, 2030).
+ 1.5%No extra project-level adjustment.
= 10.3%Result: about 10.3% a year, so a home worth ₹61.8 L today would be worth about ₹1.01 Cr in 5 years. We are 56% confident in the evidence behind this.

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
Plot ~1,200 sq ft (assumed)	889 sq ft	1,200 sq ft	₹5,050 assumed	₹60.6 L	—	—

Highlights

Sanjeevini · Marathahalli / Kundalahalli / Varthur · unit count not filed on 2.8 acres
Marked completed on RERA (completion date 2021-12-12) after 1 extension
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 ₹40,231/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

Maintenance assumed

₹/sq ft/mo

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 · no interiors

Cash you put in₹55.8 L

Exit value (yr 8)₹1.31 Cr

Net sale after loan & costs₹92.2 L

Net rent after opex₹-1.9 L

Loan (75% of price)₹46.4 L

EMI / month₹40,231

Year	Purchase	Loan in	Opex	Debt service	Sale − loan	Net cash
Today	-66.7 L	46.4 L	0.0 L	0.0 L	0.0 L	-20.4 L
Yr 1	0.0 L	0.0 L	-0.2 L	-4.8 L	0.0 L	-5.0 L
Yr 2	0.0 L	0.0 L	-0.2 L	-4.8 L	0.0 L	-5.0 L
Yr 3	0.0 L	0.0 L	-0.2 L	-4.8 L	0.0 L	-5.0 L
Yr 4	0.0 L	0.0 L	-0.2 L	-4.8 L	0.0 L	-5.1 L
Yr 5	0.0 L	0.0 L	-0.2 L	-4.8 L	0.0 L	-5.1 L
Yr 6	0.0 L	0.0 L	-0.3 L	-4.8 L	0.0 L	-5.1 L
Yr 7	0.0 L	0.0 L	-0.3 L	-4.8 L	0.0 L	-5.1 L
Yr 8	0.0 L	0.0 L	-0.3 L	-4.8 L	92.2 L	87.1 L

Pre-tax unless capital-gains tax is set. Rent enters the cash flows once. Net-wealth CAGR = (cash returned incl. sale ÷ cash put in)^(1/years) − 1. IRR uses the dated cash flows.

Score factors

Bars show points added or taken away versus the average analysed Bengaluru project (score 50).

Price vs comparables

+1.0 pts vs avg

this home 7.4/10 · Bengaluru average 6.2 · confidence 30%

₹5,050 psf vs mid comps ₹9,200 (-45%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.

Rental demand & yield

−4.1 pts vs avg

this home 3.9/10 · Bengaluru average 6.0 · confidence 34%

Gross yield 0.0% (₹0 psf/month); locality rental demand 9/10.

Resale liquidity

+1.9 pts vs avg

this home 8.7/10 · Bengaluru average 7.6 · confidence 50%

Locality resale depth 8/10; ticket ₹0.61 Cr narrows the buyer pool.

Employment access

+7.1 pts vs avg

this home 8.7/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 16 min, ORR Bellandur (Ecospace) 19 min, MG Road (CBD) 29 min, Koramangala (Forum) 30 min; 4 of 7 major hubs within 30 min; 7 msf office pipeline (3 yr).

Metro, bus, rail & airport

+2.4 pts vs avg

this home 6.1/10 · Bengaluru average 4.8 · confidence 60%

Purple Line Kundalahalli / Nallurhalli; ORR Blue Line stations ~2027; airport ~69 min by road now (Google Maps); .

Schools, hospitals, daily needs

+1.6 pts vs avg

this home 8.5/10 · Bengaluru average 7.0 · confidence 50%

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

Builder delivery & handover risk

+5.9 pts vs avg

this home 6.1/10 · Bengaluru average 3.7 · confidence 60%

Sanjeevini: 15+ projects, on-time 71% (derived); ready.

Layout, size, age, amenities, maintenance

−1.2 pts vs avg

this home 6.4/10 · Bengaluru average 7.3 · confidence 50%

60 units/acre; carpet/SBA ~72%; maintenance ~₹3.5 psf/month (assumed).

Water, flooding, noise, infrastructure

−0.9 pts vs avg

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

Varthur lake catchment; ORR congestion

Legal, title & approvals

+2.9 pts vs avg

this home 8.8/10 · Bengaluru average 7.4 · confidence 55%

RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 0 red flags (−0.0 pts).

Expected price growth (5-yr CAGR model)

+3.7 pts vs avg

this home 6.6/10 · Bengaluru average 6.0 · confidence 56%

Model 5-yr price CAGR 10.3% (range 6.9–13.8%).

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)	2.0	1.1	0.6	0.3	0.2	0.1	45%
Affordability ceiling	0.0	0.0	0.0	0.0	0.0	0.0	60%
Employment access & office pipeline	1.3	1.3	1.3	1.3	1.3	1.3	55%
Supply–demand balance	0.8	0.6	0.5	0.4	0.3	0.3	50%
Infrastructure delivery (probability-weighted)	0.4	0.4	0.1	0.1	0.1	0.0	55%
Project-specific adjustments	1.5	1.5	1.5	1.5	1.5	1.5	50%
Total growth	11.9%	10.9%	9.9%	9.6%	9.3%	9.1%	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 11.6% vs 6.0% trend; 35% carried forward, halving each year.

Affordability ceiling: Ticket at ₹5,050 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.

Employment access & office pipeline: 7 msf office pipeline (3 yr) on 50 msf stock; 30-min jobs index 0.90.

Supply–demand balance: 12 months of unsold inventory; new-launch/absorption ratio 0.9 (from 24 under-construction RERA filings in this locality: 3,352 unsold homes, 376.9 sold per month).

Infrastructure delivery (probability-weighted): Blue Line KR Puram–Hebbal–Airport (construction, 2027, p=0.65); Purple Line Whitefield extension (2023) (operational, 2023, p=1); Peripheral Ring Road (planned, 2030, p=0.4)

Project-specific adjustments: Building age 5 yrs. Land in expansion corridors historically outpaces built stock; no depreciation.

Locality evidence: ₹9,000 (Jun 2023) → ₹12,500 (Jun 2026) = 11.6% 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/190919/002892. 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 timeline8/10

delivered; the registration was extended 1× before completion

Legal & complaints9/10

no litigation and no complaints on the RERA file

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/1251/310/PR/190919/002892 · MBSR Infrastructure pvt ltd

Delivered

No litigation declaredNo complaintsEscrow: Karnataka Bank Ltd.

Credit ratings of the people behind it

No public credit rating located for the promoter.

MBSR Infrastructure pvt ltd: no public rating located

Complaints & disputes on record

On this project00 open

On the promoter entity0all projects

Court cases declared0no stay recorded

At a glance

Delivered

Delivered. RERA registration ran 2019-03-13 → 2021-12-12 after 1 extension (original 2021-03-12)

No complaints on this project

No RERA complaints on this project; 0 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹4.00 cr — where it goes

Land ₹2.9 cr · 71%Construction & on-site ₹1.1 cr · 27%Other / taxes ₹0.1 cr · 2%

No litigation declaredBorrowing declared: not statedEscrow at Karnataka Bank Ltd.

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 line1 sections · 8 items

RERA file · Registration

Registration

PRM/KA/RERA/1251/310/PR/190919/002892 · promoter MBSR Infrastructure pvt ltd (Company) · Proposed Project End Date at the time of registration :

Dates

Start 2019-03-13 · original completion 2021-03-12 · 1 extension: Covid Extension → 2021-12-12

Status

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

Registered cost

Total ₹4.00 cr · land ₹2.90 cr · construction ₹1.05 cr

RERA bank account

Karnataka Bank Ltd., Cnandra Layout (70% construction account)

Land & towers

2.80 acres (11,331 sq m)

Litigation declared

None declared in filings

K-RERA complaints

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

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/190919/002892, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1251/310/PR/190919/002892 (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/190919/002892 (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

ORR Marathahalli–BellandurITPL 5 kmBrookefield / AECS

Measured drive times below

Office space

Existing50 msf

Coming in 3 yrs7 msf

Jobs within 30 min9/10

Getting around

Metro today

Purple Line Kundalahalli / Nallurhalli

~1,500 m estimate

Metro planned

ORR Blue Line stations

~2027 65% likely ~2,000 m estimate

Rail

—

estimate

Airport

69 min by road now · 25 km

Google Maps

Buses

7/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
ITPL Whitefield	16 min	4.8
ORR Bellandur (Ecospace)	19 min	5.7
MG Road (CBD)	29 min	9.4
Koramangala (Forum)	30 min	10
Manyata Tech Park	33 min	11.2
Hebbal (Kirloskar)	37 min	12.5
Electronic City Ph-1	43 min	14.8
Kempegowda Airport (KIA)	69 min	25

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 11.6%/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	6,800	Platform estimate (interim, not observed)	40%	derived
Jun 2023	9,000	Platform estimate (interim, not observed)	45%	derived
Jun 2025	11,200	Platform estimate (interim, not observed)	50%	derived
Jun 2026	12,500	Platform estimate (interim, not observed)	50%	derived

Luxury comps₹15,000

Premium comps₹12,000

Mid comps₹9,200

Unsold stock12 months

Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹12,374 vs actual ₹12,500 (-1%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.4% p.a. vs actual 11.6% 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

Varthur lake catchment; ORR congestion

Legal & approvals

Registration 002892

RERA PRM/KA/RERA/1251/310/PR/190919/002892

ready

Litigation

none reported

observed

Approvals

RERA registered

observed

Title

not verified

assumed

Product

Land2.8 acres

Homesnull

Density60/acre

Launched2019

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	28/5 Solivara Village,Tavarekere hobli, Bangalore south taluk	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Land area (acres)	2.8	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	80%	observed
Total units		Platform estimate (interim, not observed)	Sep 2026	20%	assumed
Launch year	2019	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Possession · Registration 002892	2021-12-12	Karnataka RERA (number as reported; registry lookup pending)	Sep 2026	70%	observed
Price psf · Plot · ~1,200 sq ft (assumed)	5050	Platform estimate (interim, not observed)	Sep 2026	30%	assumed
Ticket · Plot · ~1,200 sq ft (assumed)	6060000	Platform estimate (interim, not observed)	Sep 2026	30%	derived
Rent · Plot · ~1,200 sq ft (assumed)	0	Platform estimate (interim, not observed)	Sep 2026	30%	assumed
Carpet area	889	Platform estimate (interim, not observed)	Sep 2026	30%	assumed
Builder on-time rate	0.71	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.