PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Pursuit of a Radical Rhapsody
Total Environment · Whitefield (Hoodi / ITPL Main Road)
DeveloperTotal Environment
LocalityWhitefield (Hoodi / ITPL Main Road)
AddressITPL Main Road, near Hoodi Lake, Whitefield, Bengaluru 560048
Typeapartment · luxury
StatusReady to move in
Homes657 units
Land36.6 acres
Launched2015
RERAPRM/KA/RERA/1251/446/PR/171014/000433 · PRM/KA/RERA/1251/446/PR/190102/002271 · PRM/KA/RERA/1251/446/PR/200817/003551 · PRM/KA/RERA/1251/446/PR/220922/005261 · PRM/KA/RERA/1251/446/PR/281222/005565
Home analysed: 3 BHK (L20 / L22 / R25) · 2,459–3,109 sq ft · ready. Financing: 75% loan at 8.5% over 20 years, 8-year hold, interiors fitted before letting. Every number states whether it was observed from a source or assumed. Score of 50 = the average analysed Bengaluru project; 12 points = one standard deviation.
Investment score
43/100
Evidence confidence61%
3 BHK (L20 / L22 / R25) · 2,459–3,109 sq ft · ready
Price growth per year, next 5 yrs model
8.0%
likely range 4.6%–11.4% · over 10 yrs 7.8%/yr
Net-wealth CAGR, 8-yr hold
4.1%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
5.5%
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 observed
₹Cr
₹ psf × 2,753 sq ft · as of Jun 2026
Price edits apply to · · ▲ 11% since Sep 2025
Price edits apply to · · ▲ 11% since Sep 2025
All-in cost
₹6.34 Cr
+ other charges 19.2 L, GST 0.0 L, stamp/reg 37.5 L, interiors 22.0 L
Gross rental yield observed
2.0%
rent starts in ~0.3 yr
In plain words
Why 43 out of 100
Each home is marked on 11 things a careful buyer checks, then compared with every project we analyse in Bengaluru: 50 is the average project, 62 beats about five in six. Here is what lifts this one and what drags it:
- +Schools, hospitals, daily needs · 3/3 pts
Schools: Gopalan International School, National Public School, Whitefield, EuroSchool Whitefield. Hospitals: Manipal Hospital Whitefield (0.9 km), Medicover Hospitals (0.3 km). Daily needs: NEXUS SHANTINIKETAN (0.8 km), City Super Bazaar (0.4 km); malls: NEXUS SHANTINIKETAN (0.8 km), Phoenix Marketcity (2.7 km). - +Employment access · 7/9 pts
Drive times right now: ITPL Whitefield 7 min, ORR Bellandur (Ecospace) 23 min, Manyata Tech Park 30 min; Electronic City Ph-1 48 min. About 9 million sq ft of new offices are planned nearby in 3 years. - +Layout, size, age, amenities, maintenance · 2/3 pts
Spacious layout (18 homes per acre); about 71% of the area you pay for is usable carpet area. Maintenance ~₹6 per sq ft a month. - −Legal, title & approvals · -8/5 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 6 items in red. - −Expected price growth (5-yr CAGR model) · -14/24 pts
We expect prices here to rise about 8.0% a year for the next 5 years (explained below). - −Price vs comparables · -5/9 pts
Costs 29% more than similar luxury homes nearby (₹19,950 vs ~₹15,500 per sq ft).
All 11 checks
- −Price vs comparables · -5/9 pts
Costs 29% more than similar luxury homes nearby (₹19,950 vs ~₹15,500 per sq ft). - •Rental demand & yield · -2/8 pts
Rent pays back 2.0% of the price every year, well below the usual 3% in Bengaluru. Tenant demand here is very strong. - +Resale liquidity · 1/4 pts
A limited pool of buyers can afford a ₹6.18 Cr home, and homes in Whitefield resell quickly. - +Employment access · 7/9 pts
Drive times right now: ITPL Whitefield 7 min, ORR Bellandur (Ecospace) 23 min, Manyata Tech Park 30 min; Electronic City Ph-1 48 min. About 9 million sq ft of new offices are planned nearby in 3 years. - •Metro, bus, rail & airport · 3/9 pts
Hoodi metro is 2.4 km away (35 min on foot, so an auto ride). Airport is about 56 minutes by road right now. - +Schools, hospitals, daily needs · 3/3 pts
Schools: Gopalan International School, National Public School, Whitefield, EuroSchool Whitefield. Hospitals: Manipal Hospital Whitefield (0.9 km), Medicover Hospitals (0.3 km). Daily needs: NEXUS SHANTINIKETAN (0.8 km), City Super Bazaar (0.4 km); malls: NEXUS SHANTINIKETAN (0.8 km), Phoenix Marketcity (2.7 km). - •Builder delivery & handover risk · 4/15 pts
Total Environment has finished 12+ projects and delivered on time about 45% of the time. This home is ready, so there is no waiting risk. - +Layout, size, age, amenities, maintenance · 2/3 pts
Spacious layout (18 homes per acre); about 71% of the area you pay for is usable carpet area. Maintenance ~₹6 per sq ft a month. - •Water, flooding, noise, infrastructure · 2/8 pts
Low flood risk; water supply is partly piped, partly tankers; noise is manageable. - −Legal, title & approvals · -8/5 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 6 items in red. - −Expected price growth (5-yr CAGR model) · -14/24 pts
We expect prices here to rise about 8.0% a year for the next 5 years (explained below).
Why prices should grow ~8.0% 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 12.0% a year recently (2023-12 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.2%Subtract 0.2%: at ₹19,950 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.6%Add 1.6%: 9 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%Supply and demand are balanced here (14 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: Purple Line Whitefield extension (operational, 2023); Whitefield-Hoskote road & Kadugodi ISBT works (construction, 2027); Peripheral Ring Road (east) (planned, 2030).
- − 0.3%Subtract 0.3% for this project itself: it is priced above its neighbours or is ageing.
- = 8.0%Result: about 8.0% a year, so a home worth ₹5.68 Cr today would be worth about ₹8.37 Cr in 5 years. We are 58% 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 | 6.1% | 4.4% | ₹4.60 Cr | ₹45.0 L | ₹6.88 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 | 5.5% | 4.1% | ₹4.74 Cr | ₹55.1 L | ₹6.90 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 (L20 / L22 / R25) 2,459–3,109 sq ft · ready | 1,950 sq ft | 2,753 sq ft | ₹19,950 observed | ₹6.18 Cr | ₹95,000 observed | — |
| 3 BHK L30 lake-facing 2,800–3,200 sq ft · ready | 2,130 sq ft | 3,000 sq ft | ₹20,500 observed | ₹6.15 Cr | ₹1,05,000 assumed | — |
| 4 BHK L45 3,800–4,596 sq ft · 2029 | 2,950 sq ft | 4,200 sq ft | ₹22,000 observed | ₹9.24 Cr | ₹1,60,000 assumed | — |
| Duplex D35 4,596–5,669 sq ft · 2029 | 3,600 sq ft | 5,100 sq ft | ₹22,450 observed | ₹11.45 Cr | ₹1,80,000 assumed | — |
| 5 BHK penthouse 5,200–5,669 sq ft · 2029 | 3,800 sq ft | 5,385 sq ft | ₹22,450 observed | ₹12.10 Cr | ₹2,00,000 assumed | — |
| 4 BHK C20 earth-sheltered villa 4,485–4,596 sq ft · 2029 | 3,400 sq ft | 4,596 sq ft | ₹34,600 observed | ₹15.90 Cr | ₹2,50,000 assumed | — |
Highlights
- Landmark 36-acre luxury development on ITPL Main Road near Hoodi Lake; ITPL is a 7-minute drive, Hoodi metro 2.4 km
- Customisable earth-sheltered homes; ~70% open land
- Long, phased delivery: original timelines slipped; later phases run to 2029
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 ₹3.7 L/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₹4.74 Cr
Exit value (yr 8)₹10.41 Cr
Net sale after loan & costs₹6.90 Cr
Net rent after opex₹55.1 L
Loan (75% of price)₹4.26 Cr
EMI / month₹3.7 L
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -6.36 Cr | 4.26 Cr | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -2.09 Cr |
| Yr 1 | 0.0 L | 0.0 L | 7.2 L | -4.4 L | -44.4 L | 0.0 L | -41.5 L |
| Yr 2 | 0.0 L | 0.0 L | 11.4 L | -5.1 L | -44.4 L | 0.0 L | -38.1 L |
| Yr 3 | 0.0 L | 0.0 L | 11.9 L | -5.3 L | -44.4 L | 0.0 L | -37.8 L |
| Yr 4 | 0.0 L | 0.0 L | 12.5 L | -5.5 L | -44.4 L | 0.0 L | -37.4 L |
| Yr 5 | 0.0 L | 0.0 L | 13.2 L | -5.7 L | -44.4 L | 0.0 L | -37.0 L |
| Yr 6 | 0.0 L | 0.0 L | 13.8 L | -6.0 L | -44.4 L | 0.0 L | -36.5 L |
| Yr 7 | 0.0 L | 0.0 L | 14.5 L | -6.2 L | -44.4 L | 0.0 L | -36.1 L |
| Yr 8 | 0.0 L | 0.0 L | 15.2 L | -6.5 L | -44.4 L | 6.90 Cr | 6.54 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
−5.2 pts vs avg
₹19,950 psf vs luxury comps ₹15,500 (29%).
Rental demand & yield
−2.1 pts vs avg
Gross yield 2.1% (₹35 psf/month); locality rental demand 9/10.
Resale liquidity
+1.2 pts vs avg
Locality resale depth 9/10; ticket ₹6.18 Cr narrows the buyer pool.
Employment access
+7.0 pts vs avg
Drive times now (Google Maps, 2026-09-11): ITPL Whitefield 7 min, ORR Bellandur (Ecospace) 23 min, Manyata Tech Park 30 min, MG Road (CBD) 32 min; 3 of 7 major hubs within 30 min; 9 msf office pipeline (3 yr).
Metro, bus, rail & airport
+3.1 pts vs avg
nearest operational metro Hoodi, 2.4 km (35 min walk) (Google Maps); no planned station within 2 km; airport ~56 min by road now (Google Maps); rail: Hoodi Halt 0.6 km.
Schools, hospitals, daily needs
+2.9 pts vs avg
4 reputed schools within 4 km (Gopalan International School, National Public School, Whitefield); 5 hospitals within 6 km (Manipal Hospital Whitefield 0.9 km, Medicover Hospitals 0.3 km); 4 supermarkets within 2.5 km; 4 malls within 8 km (NEXUS SHANTINIKETAN 0.8 km, Phoenix Marketcity 2.7 km). Source: Google Maps, 2026-09-11.
Builder delivery & handover risk
+4.3 pts vs avg
Total Environment: 12+ projects, on-time 45% (assumed); ready.
Layout, size, age, amenities, maintenance
+2.0 pts vs avg
18 units/acre; carpet/SBA ~71%; maintenance ~₹6 psf/month (assumed).
Water, flooding, noise, infrastructure
+2.0 pts vs avg
Elevated plantation site with lakeside boardwalk; Kadugodi rail line ~1 km
Legal, title & approvals
−8.3 pts vs avg
RERA registered; litigation: none reported; approvals: BBMP/BDA (per listings); title: not verified. Due-diligence report lists 6 red flags (−4.8 pts).
Expected price growth (5-yr CAGR model)
−14.0 pts vs avg
Model 5-yr price CAGR 8.0% (range 4.6–11.4%).
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 | 1.1 | 0.6 | 0.3 | 0.2 | 0.1 | 55% |
| Affordability ceiling | -0.4 | -0.3 | -0.2 | -0.1 | -0.1 | -0.1 | 60% |
| Employment access & office pipeline | 1.6 | 1.6 | 1.6 | 1.6 | 1.6 | 1.6 | 55% |
| Supply–demand balance | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Infrastructure delivery (probability-weighted) | 0.2 | 0.2 | 0.1 | 0.1 | 0.1 | 0.0 | 55% |
| Project-specific adjustments | -0.5 | -0.5 | -0.5 | 0.0 | 0.0 | 0.0 | 50% |
| Total growth | 8.9% | 8.1% | 7.5% | 7.9% | 7.7% | 7.6% | 58% |
Bengaluru long-run nominal trend: City-wide 2013-25 nominal residential trend ≈ inflation + real income growth.
Locality momentum (mean-reverting): Trailing 2.5-yr locality CAGR 12.0% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹19,950 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 9 msf office pipeline (3 yr) on 45 msf stock; 30-min jobs index 0.90.
Supply–demand balance: 14 months of unsold inventory; new-launch/absorption ratio 0.9.
Infrastructure delivery (probability-weighted): Purple Line Whitefield extension (operational, 2023, p=1); Whitefield-Hoskote road & Kadugodi ISBT works (construction, 2027, p=0.6); Peripheral Ring Road (east) (planned, 2030, p=0.4)
Project-specific adjustments: Launch price 29% above luxury comps (₹15,500 psf); premium fades relative to locality.
Locality evidence: ₹9,800 (Dec 2023) → ₹13,000 (Jun 2026) = 12.0% p.a. Sources: Industry research / press (Anarock, Knight Frank, Colliers via press), Listing portal (aggregated).
Financial & legal due diligence
What the public record says
Phase 1 (Towers 1–4 and villas) with the other three POARR registrations where stated. Public records only. 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.
21 red31 watch8 positive
Open printable due-diligence report ↗Delivery timeline0/10
3 extensions on the registration (−6); a registration completion date has already passed (−2); developer’s own handover plan runs past the registration (−1)
Legal & complaints2/10
2 court cases declared in filings (−3); land litigation declared “Yes” on a registration (−1); 24 RERA complaints on the project (−3); 9 still open
Money to finish1.5/10
Escrow ₹1.35 cr vs ₹165.5 cr cost to complete; phase shortfall on filed numbers; interest 25% over budget.
Developer strength4/10
CRISIL BBB-/Stable (Total Environment Building Systems); CRISIL BBB-/Stable (Total Environment Habitat); documented payment stress to suppliers/employees (−1)
Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.
Phase 1 (Towers 1–4, villas)
PRM/KA/RERA/1251/446/PR/171014/000433 · Total Environment Habitat Private Limited
Construction75%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked543 / 552
9 still available
Sold vs built98% vs 75%
Sales and construction are broadly in step.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Basic work of Water supply, Sanitary and E45%
- Joinery: Doors, Windows, Ventilators etc47%
- Wardrobe, Showcase, Kitchen cabinet, Puja 47%
- Painting47%
- Sub-structure flooring 51%
- Electrification, Water supply and Sanitary53%
2 court cases declared20 complaints · 8 openEscrow: STATE BANK OF INDIA
Other registrations in this project4 more · Phase 2, Phase 3, Tower 8, Tower 5
Phase 2
PRM/KA/RERA/1251/446/PR/190102/002271 · Total Environment Habitat Private Limited
Construction51%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked243 / 264
21 still available
Sold vs built92% vs 51%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Retaining wall 0%
- Plinth level Beam0%
- Internal and External work including lands0%
- Joinery: Doors, Windows, Ventilators etc13%
- Electrification, Water supply and Sanitary13%
- Wardrobe, Showcase, Kitchen cabinet, Puja 13%
2 court cases declared4 complaints · 1 openEscrow: STATE BANK OF INDIA
Phase 3
PRM/KA/RERA/1251/446/PR/200817/003551 · Total Environment Habitat Private Limited
No litigation declaredNo complaintsEscrow: RATNAKAR BANK
Tower 8
PRM/KA/RERA/1251/446/PR/220922/005261 · Total Environment Habitat Pvt. Ltd.
Construction9%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked307 / 362
55 still available
Sold vs built85% vs 9%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- RCC or MS Framed structure0%
- Masonry Construction0%
- Plastering inside , outside & Ceiling0%
- Joinery: Doors, Windows, Ventilators etc0%
- Basic work of Water supply, Sanitary and E0%
- Dadoing, Skirting, Flooring, Tiles work 0%
2 court cases declaredNo complaintsEscrow: STATE BANK OF INDIA
Tower 5
PRM/KA/RERA/1251/446/PR/281222/005565 · Total Environment Habitat Pvt. Ltd.
Construction28%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked115 / 130
15 still available
Sold vs built88% vs 28%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Masonry Construction0%
- Plastering inside , outside & Ceiling0%
- Joinery: Doors, Windows, Ventilators etc0%
- Basic work of Water supply, Sanitary and E0%
- Dadoing, Skirting, Flooring, Tiles work 0%
- Railing and Grill fixing0%
2 court cases declaredNo complaintsEscrow: STATE BANK OF INDIA
Credit ratings of the people behind it
Complaints & disputes on record
On this project24– open
On the promoter entity24all projects
Court cases declared2no stay recorded
What complainants raise
- Non-compliance with the executed Settlement Agreement – non-payment of agreed delay compen
- Non-payment of compensation due under Settlement Agreement dated 09-Feb-2026 by the Respon
- Delay in completion and lawful handover of Unit No. 3284 in Pursuit of a Radical Rhapsody
- Breach of contract on Settlement Agreement signed for payment of penalty for delay in poss
At a glance
Registration extended 3×
Registration extended 3× — from 2024-07-31 to 2027-04-30
75% built, 98% booked
75% built per the latest filing; 543/552 homes booked
24 RERA complaints
24 RERA complaints on this project; 24 on the promoter overall
2 court cases declared
2 court cases declared in RERA filings (no stay recorded)
Towers 1–2 delivered; Tower 4 half built
Towers 1–2 and the villas have partial occupancy certificates; Tower 3 is 71% built and Tower 4 48% built (RERA filing, 15 Jul 2026).
Registration extended 3×; plan runs past it
Phase 1 registration has been extended three times and now runs to 30 Apr 2027 under a Section 7(3) order; the developer’s own Tower 4 handover plan puts 110 of 128 homes after that date.
Escrow nearly empty vs ₹165 cr to finish
The Phase 1 RERA bank account held ₹1.35 cr on 30 Jun 2026 against ₹165.5 cr of cost still to complete.
Phase 1 does not pay for itself
On the promoter’s own certified numbers, Phase 1 collects less than it still needs to spend and repay: a ₹69 cr gap.
Group rated BBB−, downgraded in 2026
Group rating CRISIL BBB−/Stable (lowest investment grade), downgraded from BBB in 2026; the building entity has not been re-rated since March 2025.
No insolvency proceeding found
No insolvency (NCLT/IBBI) proceeding located against either main entity as at 13 Sep 2026.
Suppliers and staff paid late
388 delayed payments to small suppliers in the six months to Mar 2026 (statutory MSME returns) and public employee reports of salary delays.
The record, in pictures
Who you contract with
Total assets₹3,759 cr
Net worth₹108 cr2.9% of assets
Registered charges₹3,838 crexceed assets
Borrowings₹1,342 cr
Cash₹14 cr
Phase 1 finances (promoter’s CA certificate, quarter to 30 Jun 2026)
Money in vs work done
Collected of contracted value83%
Tower 4 built48%
Most of the money is in; Tower 4 is half built.
Construction and the registration clock
Developer’s Tower 4 handover plan (128 homes)
by Jun 2027 18 homes · 13%by Dec 2027 59 homes · 43%during 2028 (after registration expires) 61 homes · 44%
110 of 128 homes fall after the current registration end (30 Apr 2027).
Group accounts and ratings
Operating income FY25₹834 cr−19% YoY
Profit after tax FY25−₹146 crFY24: −₹167 cr
Interest coverage0.29×earnings cover < ⅓ of interest
Adj. debt / net worth−3.49×negative net worth (CRISIL basis)
Group cash, 31 Mar 2026₹183 crper CRISIL
Insolvency, disputes and payment signals
No NCLT / IBBI proceeding388 delayed MSME payments (Oct 25–Mar 26)30 of 222 employee reviews cite salary delaysPre-EMI reimbursements stopped (Dec 24 / Feb 26)HDFC Capital exited May 2024Head of Customer Experience left Aug 2026₹175 cr green NCD raised for another project
RERA file · Phase 1 (Towers 1–4, villas)
Registered project cost ₹1920 cr — where it goes
Land ₹293.3 cr · 15%Construction & on-site ₹945.8 cr · 49%Other / taxes ₹681.1 cr · 35%
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.
Civil OS 27087/08/2008 · City Civil Court, CCH 29 · no stayCivil OS 2189/06/2006 · Prl. Senior Civil Judge, Bengaluru Rural · no stayBorrowing declared: not statedEscrow at STATE BANK OF INDIAOwners’ association: not formed
RERA file · Phase 2
Registered project cost ₹994 cr — where it goes
Land ₹144.9 cr · 15%Construction & on-site ₹848.7 cr · 85%
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.
Civil OS 27087/08/2008 · City Civil Court, CCH 29 · no stayCivil OS 2189/06/2006 · Prl. Senior Civil Judge, Bengaluru Rural · no stayBorrowing declared: not statedEscrow at STATE BANK OF INDIAOwners’ association: not formed
RERA file · Phase 3
Registered project cost ₹309 cr — where it goes
Land ₹32.5 cr · 11%Construction & on-site ₹276.7 cr · 89%
No litigation declaredBorrowing declared: not statedEscrow at RATNAKAR BANK
RERA file · Tower 8
Registered project cost ₹938 cr — where it goes
Approvals ₹22.2 cr · 2%Construction & on-site ₹839.7 cr · 90%Other / taxes ₹75.8 cr · 8%
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.
Civil OS 27087/08/2008 · City Civil Court, CCH 29 · no stayCivil OS 2189/06/2006 · Prl. Senior Civil Judge, Bengaluru Rural · no stayBorrowing declared: NoEscrow at STATE BANK OF INDIA2 recorded land-owner sharesOwners’ association: not formed
RERA file · Tower 5
Registered project cost ₹460 cr — where it goes
Approvals ₹5.7 cr · 1%Construction & on-site ₹410.4 cr · 89%Other / taxes ₹43.8 cr · 10%
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.
Civil OS 27087/08/2008 · City Civil Court, CCH 29 · no stayCivil OS 2189/06/2006 · Prl. Senior Civil Judge, Bengaluru Rural · no stayBorrowing declared: NoEscrow at STATE BANK OF INDIA2 recorded land-owner sharesOwners’ association: not formed
Complaint log (K-RERA) · 24 on this project
- Sep 2026Non-compliance with the executed Settlement Agreement – non-payment of agreed delay compensationopen
- Sep 2026Non-payment of compensation due under Settlement Agreement dated 09-Feb-2026 by the Respondent, Total Environmopen
- Aug 2026Delay in completion and lawful handover of Unit No. 3284 in Pursuit of a Radical Rhapsody Phase 1 and non-paymopen
- Aug 2026Breach of contract on Settlement Agreement signed for payment of penalty for delay in possessionopen
- Feb 2026COMPLAINT UNDER PROVISO TO SECTION 18(1) OF THE RERA (REAL ESTATE REGULATION & DEVELOPMENT ACT), 2016, FOR INTopen
- Aug 2025delay in hand over of the flat hence compensation for the delay and execution and registration of the sale deedisposed
- Aug 2025Delay in possession of the said unit #3291disposed
- Aug 2025Delay in Possession and Denied Compensationopen
- Jul 2025INTEREST ON DELAY PERIODopen
- Jul 2025Delivery delayedopen
- May 2025Unfair Withholding of Contractual Commitments and Arbitrary Revisions to Compensation and Rent Supportdisposed
- Mar 2025Delay in handoverdisposed
Red flags to resolve in writing
1
Money
Escrow balance of ₹1.35 cr against ₹165.5 cr of remaining Phase 1 cost.
2
Developer
Phase 1 projected to fall short on the promoter’s own numbers (₹69–137 cr depending on the test).
3
Timeline
Three registration extensions; current Section 7(3) order to Apr 2027; Tower 4 plan runs into 2028.
4
Money
Registered charges (₹3,838 cr) exceed the building company’s total assets; net worth ₹108 cr.
5
Money
Group loss-making two years running; interest coverage below 0.5×; parent downgraded in 2026.
6
Timeline
Visible payment stress: MSME delays, employee reports, halted pre-EMI reimbursements.
Questions to put to the developer before you sign
- What is the committed funding source for the ₹165.5 cr Phase 1 cost to complete, and when is it drawn?
- Will a fourth registration extension be sought, and what happens to agreements if it is refused?
- What is the tower-by-tower construction spend plan for the next four quarters, and what protects Tower 4’s share?
- Which assets are being monetised, at what value, with whom, and is any term sheet signed?
- What are the repayment dates and covenants on the ₹3,066 cr Vistra debentures, and does Phase 1 secure any of it?
- Will TEHPL commission a current CRISIL review and share the rationale?
- If the 2027–28 plan slips, what protection is offered: bank guarantee, escrow top-up, exchange into a completed tower, or a defined exit?
Full record: every filed number, line by line11 sections · 113 items
Who you contract with
Promoter on RERA
Total Environment Habitat Pvt Ltd (TEHPL), CIN U45201KA2010PTC054651
Parent
Total Environment Building Systems Pvt Ltd (TEBSPL), CIN U45202KA1996PTC020790
TEHPL balance sheet, 31 Mar 2025
Total assets ₹3,759 cr (inventory ₹2,337 cr, fixed assets ₹69 cr, cash ₹14 cr); borrowings ₹1,342 cr; net worth ₹108 cr (2.9% of assets)
Registered charges on TEHPL
₹3,838 cr: Vistra ITCL (debenture trustee) ₹3,066 cr; SBICap Trustee ₹772 cr. Charges exceed total assets.
Debt visible in RERA filings
SBI ₹261 cr against Phase 1 only; the ₹3,066 cr Vistra debenture charge does not appear in the project certificates
RERA certificates are phase-level; company-level debt sits above the towers and is not shown in them.
Phase 1 finances (promoter’s CA certificate, quarter to 30 Jun 2026)
Designated (escrow) account
Opening ₹1.42 cr · deposited ₹23.88 cr · withdrawn ₹23.95 cr · closing ₹1.35 cr
Cost still to complete
₹165.53 cr (escrow covers 0.8%)
Money still to come in
Receivables from sold homes ₹291.66 cr + unsold stock at guideline value ₹65.75 cr = ₹357.41 cr
Less cost to complete and SBI repayment
₹165.53 cr + ₹260.99 cr = ₹426.52 cr → shortfall ₹69.11 cr
Interest on Phase 1
Budget ₹444.11 cr · incurred ₹553.62 cr (₹109.5 cr over; 32% of all money spent on the phase)
Sold vs total cost
Sold ₹1,717.65 cr + unsold ₹65.75 cr against estimated total cost ₹1,920.13 cr (about ₹136.7 cr short)
Collections
₹1,425.99 cr of ₹1,717.65 cr contracted (83%) already collected while Tower 4 is 48% built
All four POARR registrations
Cost to complete ₹1,107.33 cr · escrow cash ₹1.51 cr · repayable to SBI ₹595.48 cr (Phase 1 / Phase 2 / Tower 5 / Tower 8)
Construction and the registration clock
Tower 1
114 homes, 114 booked, 98% complete; partial OC
Tower 2
130 homes, 127 booked, 88% complete; partial OC
Tower 3
130 homes, 126 booked, 71% complete; OC applied 30 Mar 2026, not yet granted
Tower 4
130 homes, 128 booked, 48% complete (exposed brick 30%); OC applied 30 Mar 2026
Registration validity
Originally 31 Jul 2024 → 30 Apr 2025 → 30 Apr 2026 → 30 Apr 2027 (Authority order of 6 May 2026 under Section 7(3))
Developer’s handover plan (19 Aug 2026)
18 homes by Jun 2027, 59 by Dec 2027, 61 during 2028; described by the promoter as an “internal aggressive plan without any buffers”
Group accounts and ratings
Group operating income
FY25 ₹834.02 cr vs FY24 ₹1,023.98 cr (−19%) — CRISIL, May 2026
Profit after tax
FY25 −₹145.95 cr; FY24 −₹167.37 cr
Interest coverage
0.29× (FY25); 0.46× (FY24)
Adjusted debt / adjusted net worth
−3.49× (negative net worth on CRISIL’s basis)
CRISIL — TEBSPL (parent)
BBB−/Stable, 15 May 2026; downgraded from BBB during 2026; rated amount ₹350 cr; liquidity described as adequate with ₹183 cr group cash at 31 Mar 2026
CRISIL — TEHPL (builds POARR)
BBB−/Stable, 28 Mar 2025; not reviewed since; CRISIL noted it was “awaiting adequate information”
Acuité — Dommasandra Urban Projects (group SPV)
BB/Stable, 1 Sep 2026, on ₹350 cr proposed debentures; lender covenant sets a minimum sale price of ₹17,500/sq ft
Insolvency, disputes and payment signals
NCLT / IBBI
No admission or proceeding located against TEHPL or TEBSPL (news and web indexes; portals not searchable automatically)
HDFC Capital
Exited its POARR investment in May 2024
Small suppliers (MSME-1 returns)
388 delayed payments in Oct 2025–Mar 2026: 102 by TEHPL, 286 by TEBSPL
Employees
30 of 222 public reviews cite salary delays; company replies acknowledge “salary and PF contribution delays” (anecdotal)
Payments to owners
Cash reimbursement of pre-EMI under subvention stopped for some owners from Dec 2024 and for others from Feb 2026
People
Head of Customer Experience left 24 Aug 2026; group headcount about 766 (May 2026)
Developer statement
26 Aug 2026: delivery depends on “trying to raise additional capital as well as … asset monetisation and sales ramp up”; monthly actual-vs-plan updates promised from October
Green NCD
₹175 cr raised Nov 2025 through Total Environment Resorts for a different project
RERA file · Phase 1 (Towers 1–4, villas)
Registration
PRM/KA/RERA/1251/446/PR/171014/000433 · promoter Total Environment Habitat Private Limited (Company) · EX/PRM/KA/RERA/1251/446/PR/250728/000433
Dates
Start 2015-10-19 · original completion 2024-07-31 · 3 extensions: Covid Extension → 2025-04-30, Section 6 Extension → 2026-04-30, Further Extension → 2027-04-30
Progress
75% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 543 of 552 homes booked (9 available)
Registered cost
Total ₹1920 cr · land ₹293 cr · construction ₹946 cr
RERA bank account
STATE BANK OF INDIA, COMMERCIAL BRANCH, BANGALORE (70% construction account)
Money at registration
collected ₹228 cr · used ₹402 cr · balance ₹-173.89 cr · delay declared: No
Land & towers
14.09 acres (57,002 sq m) · Tower 01 114 homes, 28 floors; Tower 02 130 homes, 30 floors; Tower 03 130 homes, 30 floors; Tower 04 130 homes, 30 floors; Villas 48 homes, 1 floors
Litigation declared
Civil OS 27087/08/2008, City Civil Court, CCH 29 — no stay; Civil OS 2189/06/2006, Prl. Senior Civil Judge, Bengaluru Rural — no stay
K-RERA complaints
20 on this registration (8 open) · 24 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/171014/000433, fetched 2026-09-15. Figures are the promoter’s own filings.
RERA file · Phase 2
Registration
PRM/KA/RERA/1251/446/PR/190102/002271 · promoter Total Environment Habitat Private Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-11-01 · original completion 2026-06-30 · 1 extension: Covid Extension → 2027-03-30
Progress
51% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 243 of 264 homes booked (21 available)
Registered cost
Total ₹994 cr · land ₹145 cr · construction ₹849 cr
RERA bank account
STATE BANK OF INDIA, COMMERCIAL BRANCH, BANGALORE (70% construction account)
Money at registration
collected ₹288 cr · spent ₹359 cr · balance ₹131 cr
Land & towers
6.95 acres (28,131 sq m) · Tower 6 130 homes, 30 floors; Tower 7 114 homes, 28 floors; Villa 20 homes, 1 floors
Litigation declared
Civil OS 27087/08/2008, City Civil Court, CCH 29 — no stay; Civil OS 2189/06/2006, Prl. Senior Civil Judge, Bengaluru Rural — no stay
K-RERA complaints
4 on this registration (1 open) · 24 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/190102/002271, fetched 2026-09-15. Figures are the promoter’s own filings.
RERA file · Phase 3
Registration
PRM/KA/RERA/1251/446/PR/200817/003551 · promoter Total Environment Habitat Private Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-11-01 · original completion 2026-06-30 · no extensions · current date has passed
Registered cost
Total ₹309 cr · land ₹32.47 cr · construction ₹277 cr
RERA bank account
RATNAKAR BANK, Residency Road Branch (70% construction account)
Land & towers
1.20 acres (4,844 sq m) · Building 3 Commercial 22 homes, 16 floors
Litigation declared
None declared in filings
K-RERA complaints
0 on this registration (0 open) · 24 on the promoter entity across all its projects
Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/200817/003551, fetched 2026-09-15. Figures are the promoter’s own filings.
RERA file · Tower 8
Registration
PRM/KA/RERA/1251/446/PR/220922/005261 · promoter Total Environment Habitat Pvt. Ltd. (Company) · U45201KA2010PTC054651
Dates
Start 2022-10-01 · original completion 2029-09-30 · no extensions
Progress
9% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 307 of 362 homes booked (55 available)
Registered cost
Total ₹938 cr · construction ₹840 cr
Borrowing / mortgage declared
Borrowing: No · mortgage: No
RERA bank account
STATE BANK OF INDIA, COMMERCIAL BRANCH, BANGALORE (70% construction account)
Plan sanction
BBMP/Ad.Com./MDP/0099/22-23 dated 2022-09-15 · BDA - Bangalore Development Authority
Land & towers
3.22 acres (13,051 sq m) · Tower 08 362 homes, 33 floors
Land owners / co-promoters
Total Environment Habitat Pvt. Ltd. (100.0%, Sy 136/2); Total Environment Habitat Pvt. Ltd. (100.0%, Sy 136/2)
Litigation declared
Civil OS 27087/08/2008, City Civil Court, CCH 29 — no stay; Civil OS 2189/06/2006, Prl. Senior Civil Judge, Bengaluru Rural — no stay
K-RERA complaints
0 on this registration (0 open) · 24 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/220922/005261, fetched 2026-09-15. Figures are the promoter’s own filings.
RERA file · Tower 5
Registration
PRM/KA/RERA/1251/446/PR/281222/005565 · promoter Total Environment Habitat Pvt. Ltd. (Company) · U45201KA2010PTC054651
Dates
Start 2022-12-01 · original completion 2029-12-01 · no extensions
Progress
28% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 115 of 130 homes booked (15 available)
Registered cost
Total ₹460 cr · construction ₹410 cr
Borrowing / mortgage declared
Borrowing: No · mortgage: No
RERA bank account
STATE BANK OF INDIA, COMMERCIAL BRANCH, BANGALORE (70% construction account)
Plan sanction
BBMP/Ad.Com./MDP/0099/22-23 dated 2022-09-15 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
3.59 acres (14,530 sq m) · Tower 05 130 homes, 30 floors
Land owners / co-promoters
Total Environment Habitat Private Limited (100.0%, Sy 170/2); Total Environment Habitat Private Limited (100.0%, Sy 176/3)
Litigation declared
Civil OS 27087/08/2008, City Civil Court, CCH 29 — no stay; Civil OS 2189/06/2006, Prl. Senior Civil Judge, Bengaluru Rural — no stay
K-RERA complaints
0 on this registration · 24 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/281222/005565, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 24 on this project
2026-09-11 · 01119/2026
Non-compliance with the executed Settlement Agreement – non-payment of agreed delay compensation — SCRUTINY COMPLETED
2026-09-02 · 01090/2026
Non-payment of compensation due under Settlement Agreement dated 09-Feb-2026 by the Respondent, Total Environment Habitat Private Limited — SCRUTINY COMPLETED
2026-08-27 · 01064/2026
Delay in completion and lawful handover of Unit No. 3284 in Pursuit of a Radical Rhapsody Phase 1 and non-payment of contractual/statutory delay compensation by the Respondent. — UNDER ENQUIRY AUTHORITY BENCH4
2026-08-10 · 00981/2026
Breach of contract on Settlement Agreement signed for payment of penalty for delay in possession — UNDER ENQUIRY AUTHORITY BENCH4
2026-02-23 · 00166/2026
COMPLAINT UNDER PROVISO TO SECTION 18(1) OF THE RERA (REAL ESTATE REGULATION & DEVELOPMENT ACT), 2016, FOR INTEREST — POSTED FOR ORDERS AUTHORITY BENCH4
2025-08-29 · 01098/2025
delay in hand over of the flat hence compensation for the delay and execution and registration of the sale deed — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2025-08-29 · 01099/2025
Delay in possession of the said unit #3291 — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2025-08-21 · 01033/2025
Delay in Possession and Denied Compensation — UNDER ENQUIRY AUTHORITY BENCH4
2025-07-15 · 00940/2025
INTEREST ON DELAY PERIOD — UNDER ENQUIRY AUTHORITY BENCH4
2025-07-15 · 00944/2025
Delivery delayed — UNDER ENQUIRY AUTHORITY BENCH4
2025-05-13 · 00728/2025
Unfair Withholding of Contractual Commitments and Arbitrary Revisions to Compensation and Rent Support — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2025-03-08 · 00406/2025
Delay in handover — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2024-12-17 · 01287/2024
Delay in possession/handover of the unit #3244 — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2024-12-02 · 01278/2024
Compensation for delays and delays in execution of changes — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2024-10-18 · 01026/2024
Expiry of Delivery Date, Delay in Handover and Interest on Delay Period — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2024-10-01 · 00959/2024
Delay in handover of possession — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2024-09-25 · 00934/2024
Complaint seeking Compensation for Delayed Possession — POSTED FOR ORDERS AUTHORITY BENCH4
2024-09-10 · 00850/2024
Delayed delivery and arbitrary revision in schedule of delivery of the unit — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2024-08-26 · 00797/2024
Need Compensation for Delayed possession — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2021-10-05 · CMP/211005/0008418
VOILATION OF RULES AND REGULATIONS STIPULATED UNDER SECTION 131 OF THE REAL ESTATE REGULATORY AUTHORITY ACT - 2016 — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2021-09-26 · CMP/210926/0008383
Project Unit possession date is delayed from the date agreed upon during signing the sales deed. — DISPOSED AUTHORITY BENCH6 (AUTHORITY)
2021-09-18 · CMP/210918/0008353
Delay in completion — DISPOSED AO (ADJUDICATING OFFICER)
2020-02-04 · CMP/200204/0005367
Project Delayed - Return of amount — DISPOSED AO (ADJUDICATING OFFICER)
2019-12-16 · CMP/191216/0004995
Not returning full refund — DISPOSED AO (ADJUDICATING OFFICER)
Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.
Sources & caveats4 sources
- Karnataka RERA CA Form 4 and architect Form 5 for POARR Phase 1, Phase 2, Tower 5 and Tower 8 (quarter ended 30 Jun 2026); quarterly progress filing of 15 Jul 2026; extension order of 6 May 2026
- CRISIL rating rationales: TEBSPL (15 May 2026), TEHPL (28 Mar 2025); Acuité rating of Dommasandra Urban Projects (1 Sep 2026)
- MCA filings and charge registers for TEHPL and TEBSPL via aggregators; MSME-1 returns Oct 2025–Mar 2026
- Developer website, construction updates and written communications to owners, Jul–Sep 2026; public employee reviews
- Karnataka RERA project records PRM/KA/RERA/1251/446/PR/171014/000433, PRM/KA/RERA/1251/446/PR/190102/002271, PRM/KA/RERA/1251/446/PR/200817/003551, PRM/KA/RERA/1251/446/PR/220922/005261, PRM/KA/RERA/1251/446/PR/281222/005565 (registration file, quarterly updates, complaint register), fetched Sep 2026.
Caveats. Accounts are as at 31 Mar 2025; ratios are CRISIL group-level, not tower-level. RERA certificates are promoter figures certified on unaudited books. Absence of an insolvency filing rests on news and web indexes, not a docket audit. Nothing here is legal, tax or investment advice.
Evidence
Location, jobs & transit4 hubs · metro 2.4 km
Job hubs nearby
ITPL 3 kmEPIP Zone 4 kmBrookefield 6 kmPrestige Shantiniketan / Bagmane 5 km
Measured drive times below
Office space
Existing45 msf
Coming in 3 yrs9 msf
Jobs within 30 min9/10
Getting around
Metro today
Hoodi (operational)
35 min walk · 2.4 km Google Maps
Other stations
Sri Sathya Sai Hospital 1.4 km · Kundalahalli 1.6 km
Google Maps
Metro planned
No station planned within 2 km
Rail
Hoodi Halt 0.6 km · Whitefield Panel Cab ವೈಟ್ ಫೀಲ್ಡ್ ಪ್ಯಾನಲ್ ಕ್ಯಾಬ್ 0.9 km
Google Maps
Airport
56 min by road now · 43.3 km
Google Maps
Buses
8/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| ITPL Whitefield | 7 min | 3.1 |
| ORR Bellandur (Ecospace) | 23 min | 10.5 |
| Manyata Tech Park | 30 min | 15.4 |
| MG Road (CBD) | 32 min | 15.8 |
| Koramangala (Forum) | 38 min | 18.5 |
| Hebbal (Kirloskar) | 38 min | 21.4 |
| Electronic City Ph-1 | 48 min | 24.1 |
| Kempegowda Airport (KIA) | 56 min | 43.3 |
Google Maps driving time with live traffic, measured Sep 2026. Refreshed monthly.
Schools, hospitals & daily needs Google Maps · Sep 2026
Schools (well-rated, ≤5 km)
- Gopalan International School0.7 km · ★ 4.8 (184)
- National Public School, Whitefield3.3 km
- EuroSchool Whitefield1 km · ★ 4.3 (107)
- Vagdevi Vilas School Marathahalli5.3 km
- New Horizon Gurukul6.9 km
- The Deens Academy2.9 km
Hospitals (≤7 km)
- Manipal Hospital Whitefield0.9 km · ★ 4.7 (36,653)
- Medicover Hospitals0.3 km · ★ 4.6 (5,480)
- Aster Hospital Whitefield Bangalore1.4 km · ★ 4.7 (10,936)
- Rainbow Children's Hospital3.1 km · ★ 4.6 (16,561)
- Manipal Hospital Varthur Road4.6 km · ★ 4.7 (25,435)
Supermarkets (≤3 km)
- NEXUS SHANTINIKETAN0.8 km · ★ 4.5 (90,132)
- City Super Bazaar0.4 km · ★ 4.1 (3,272)
- Spar Hypermarket0.8 km · ★ 4.1 (4,575)
- D Mart Hoodi1.2 km · ★ 4.3 (4,405)
Malls (≤9 km)
- NEXUS SHANTINIKETAN0.8 km · ★ 4.5 (90,132)
- Phoenix Marketcity2.7 km · ★ 4.5 (1,89,658)
- Park Square Mall1.7 km · ★ 4.1 (31,389)
- VR Bengaluru2.8 km · ★ 4.4 (68,782)
Ranked by rating, review count and distance; preschools, coaching centres and clinics are filtered out. Distances are straight-line.
Location used: Google Maps match “Pursuit of a Radical Rhapsody [Total Environment]”. Bus coverage and planned-station distances are still interim estimates.
Price historyproject 11% since Sep 2025 · locality 12.0%/yr
This project · asking ₹/sq ft
₹17,900Sep 2025
→₹17,300Dec 2025
→₹18,750Mar 2026
→₹19,950Jun 2026
Listing portal (aggregated) · 11% over 0.0 yrs
Locality · average ₹/sq ft
| Date | ₹ psf | Source | Confidence | Kind |
|---|---|---|---|---|
| Dec 2019 | 5,600 | Industry research / press (Anarock, Knight Frank, Colliers via press) | 50% | derived · back-cast from +80% 2019-24 |
| Dec 2021 | 6,900 | Listing portal (aggregated) | 55% | observed |
| Dec 2023 | 9,800 | Listing portal (aggregated) | 55% | observed |
| Dec 2024 | 11,200 | Listing portal (aggregated) | 60% | observed |
| Jun 2026 | 13,000 | Listing portal (aggregated) | 60% | observed |
Luxury comps₹15,500
Premium comps₹12,500
Mid comps₹9,500
Unsold stock14 months
Model backtest on this locality: 1.5-yr hold-out (Dec 2024→Jun 2026): predicted ₹12,811 vs actual ₹13,000 (-1.5%). Longer 4.5-yr hold-out (Dec 2021→Jun 2026): predicted 8.5% p.a. vs actual 15.1% 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 supplymixed
Quietok
Roads & drainsgood
Elevated plantation site with lakeside boardwalk; Kadugodi rail line ~1 km Cauvery Stage V reached parts of Whitefield in 2024-25; Hoodi/Varthur low-lying pockets flood; rail and arterial noise
Legal & approvals
Phase 1 (early towers)
RERA PRM/KA/RERA/1251/446/PR/171014/000433
ready
Phase 2
RERA PRM/KA/RERA/1251/446/PR/190102/002271
possession Jun 2026 also reported: Sep 2029
Later phases (villas & towers)
RERA 3 further KA RERA registrations reported
possession Dec 2029 also reported: Sep 2029
Litigation
none reported
assumed
Approvals
BBMP/BDA (per listings)
observed
Title
not verified
assumed
Product
Land36.6 acresalso: 35, 37
Homes657also: 1440, 691, 1081
Density18/acre
Launched2015
Sources & data gapswhat we know, from where, and what is missing
Six home types confirmed from brochure-derived listings; a 2 BHK (~840 sq ft) appears in one portal only and is not shown until verified. Phase-by-tower handover dates, OC status, carpet areas and the true unit count (657 / 691 / 1,081 / 1,440 across sources) are unresolved.
| Field | Value | Source class | Date | Conf. | Kind | Conflicting values |
|---|---|---|---|---|---|---|
| Address | ITPL Main Road, near Hoodi Lake, Whitefield, Bengaluru 560048 | Google Maps (Places, Distance Matrix) | Sep 2026 | 85% | observed | Kadugodi Plantation, near Hope Farm (Listing portal (aggregated)) |
| Land area (acres) | 36.6 | Listing portal (aggregated) | Sep 2026 | 60% | observed | 35 (Listing portal (aggregated)); 37 (Listing portal (aggregated)) |
| Total units | 657 | Listing portal (aggregated) | Jun 2026 | 40% | observed | 1440 (Listing portal (aggregated)); 691 (Listing portal (aggregated)); 1081 (Listing portal (aggregated)) |
| Launch year | 2015 | Listing portal (aggregated) | 70% | observed | ||
| Possession · Phase 1 (early towers) | 2023-12 | Listing portal (aggregated) | 50% | observed | ||
| Possession · Phase 2 | 2026-06 | Listing portal (aggregated) | 45% | observed | 2029-09 (Listing portal (aggregated)) | |
| Possession · Later phases (villas & towers) | 2029-12 | Listing portal (aggregated) | 50% | observed | 2029-09 (Listing portal (aggregated)) | |
| Price psf · 3 BHK (L20 / L22 / R25) · 2,459–3,109 sq ft · ready | 19950 | Listing portal (aggregated) | Jun 2026 | 55% | observed | |
| Ticket · 3 BHK (L20 / L22 / R25) · 2,459–3,109 sq ft · ready | 61800000 | Listing portal (aggregated) | Jun 2026 | 55% | observed | |
| Rent · 3 BHK (L20 / L22 / R25) · 2,459–3,109 sq ft · ready | 95000 | Listing portal (aggregated) | Jun 2026 | 50% | observed | |
| Carpet area | 1950 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Builder on-time rate | 0.45 | Platform estimate (interim, not observed) | Sep 2026 | 50% | assumed | |
| Litigation | none reported | Platform estimate (interim, not observed) | 40% | assumed | ||
| Approvals | BBMP/BDA (per listings) | Listing portal (aggregated) | 50% | observed |
Commercial listing portals are shown as “Listing portal (aggregated)”; full provenance is retained internally. Official developer and Karnataka RERA sources are named.