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Sample Property Portfolio Proposal

This is an interactive demonstration of a customized property dossier prepared for a client. It brings together verified projects, a side-by-side comparison matrix, and financial cash flow models.

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How our proposal advisory works

A transparent, research-driven advisory methodology to evaluate, underwrite, and secure verified real estate across Bangalore.

Tell us your goals & capital parameters

Share your budget range, preferred micromarkets, asset category, and investment horizon. We establish an underwriting thesis tailored to your profile.

Thorough legal & RERA scrutiny

Every project undergoes rigorous legal verification: 40-year encumbrance search, Khata status, sanctioned plan review, and bank approval verification.

10-year cash flow & ROI modeling

We model realistic net operating income (NOI), tenant yields, capital growth curves, and sensitivity stress tests across conservative and bull scenarios.

Seamless advisory through closing

From private site walkthroughs and developer negotiation to paperwork, mortgage structuring, and registration, your dedicated advisor manages every detail.

Curated Property Portfolio

Shortlisted Properties for Dr. Vikram & Ananya Malhotra

Carefully evaluated and shortlisted to match your budget, preferred locations, and architectural requirements.

Budget: ₹ 2.4 - 3.5 CrConfig: 3 BHK, 3.5 BHK, 4 BHKLocation: Whitefield, Panathur / Marathahalli, Hennur RoadPossession: December 2026 - June 2027
Key Preferences:High Floor with Unobstructed Views80%+ Open Green PodiumsMivan Monolithic RCC EngineeringPre-Approved Tier-1 Bank APF (SBI / HDFC)Section 54/54F Capital Gains Optimisation
“Vikram & Ananya, following our strategy session on your family office allocation, here is your customized 3-asset comparative portfolio. Each option is analyzed against strict hurdle rates, backed by 10-year pro-forma cash flow statements, debt-coverage stress testing, and verified land title audits.”
Your Property Consultant

Saud Ahmed

DS Realty Bangalore

+91 98800 00000

Shortlisted Portfolio (3)

Comprehensive architectural comparison, in-depth blueprints, and institutional investment advisory.

••
Side-by-Side Comparison

Comparative Property Matrix

Swipe horizontally to compare pricing, specs, and developer credibility.

Parameter
Option ATop Growth Pick

Prestige Lavender Fields

Prestige Group • Whitefield (Near Varthur Lake)

Option BMaximum Rental Yield

Sobha Neopolis

Sobha Limited • Panathur / Marathahalli (Near ORR)

Option CArchitectural Trophy Asset

In That Quiet Earth

Total Environment Building Systems • Hennur Road (North Bangalore Corridor)

Price & Rate₹ 2.48 Cr₹ 12,338 / sq.ft₹ 3.15 Cr₹ 13,404 / sq.ft₹ 2.95 Cr₹ 13,409 / sq.ft
Configuration3 BHK Luxury3.5 BHK Greek Theme3 BHK Earth-Sheltered
Super Area2,010 sq.ft2,350 sq.ft2,200 sq.ft
Carpet Area1,520 sq.ft1,780 sq.ft1,650 sq.ft
PossessionDecember 2026March 2027Ready to Move
Land Parcel18.2 Acres • 82% Open Greens25 Acres • 78% Open Greens15 Acres • Signature Wire-Cut Brick Architecture
Density4 Units / Floor (Corner Cross-Ventilation)4 Units / Floor with 3 High-Speed Elevators2 Units / Floor (Ultra-Private)
Efficiency75.6% Carpet Efficiency75.7% Carpet Efficiency75.0% Carpet Efficiency
Clubhouse50,000 sq.ft Signature Clubhouse65,000 sq.ft Triple Clubhouse40,000 sq.ft Resort Clubhouse
Payment Plan25:25:25:25 Milestone LinkedConstruction Linked (15 Stages)Immediate Downpayment / Ready Home Loan
Rental Yield4.85% p.a. (Whitefield ITPL Demand)5.15% p.a. (Outer Ring Road Tech Belt)4.50% p.a. (Expat & Tech Senior Exec)
Structure TechMivan Monolithic RCC TechnologyIn-House Backward Integrated German Precast & MonolithicExposed Wire-Cut Brickwork & Terrace Garden Engineering
Metro Distance2.1 km from Kadugodi Tree Park Metro (Purple Line)2.8 km from Bellandur Road / Kadubeesanahalli Metro (Blue Line Airport Corridor)3.5 km from Hennur Cross Metro Station (Future Orange Line)
RERA Status Approved Approved Approved
Key Amenities
Olympic Lap Swimming PoolDual Squash & Badminton CourtsCo-Working Executive LoungeEV Charging Stations (Every Bay)Organic Waste Converter & STP4-Tier Biometric Security System
5 Themed Swimming Pools with Water CascadesFull-Sized Indoor Basketball CourtPrivate Screening Theatre & AmphitheatreTennis Academy & Squash CourtCo-Working Business Pods24/7 Monitored Smart Concierge
Heated Indoor Swimming PoolBespoke Microbrewery & Dining LoungeFull Library & Co-Working LibraryTennis, Squash & Billiards Pavilion100% Organic Landscaped Walking TrailsIntegrated High-End Custom Cabinetry
Institutional Investment Advisory & PE Returns
5-Yr Valuation₹ 4.07 Cr₹ 5.28 Cr₹ 4.77 Cr
5-Yr Total ROI+74.2%+78.6%+71.5%
Cap Rate (NOI)4.2% p.a.4.5% p.a.3.9% p.a.
MOIC Multiple2.42x2.58x2.32x
Monthly Rent₹ 82,000 / month₹ 1,15,000 / month₹ 95,000 / month
Due Diligence9.4/10 Score9.6/10 Score9.5/10 Score
Key Advantages
✓Direct arterial access to ITPL (12 mins) and Outer Ring Road tech corridor.
✓82% expansive landscaped podium designed by landscape architects.
✓Prestige proven track record: 140+ completed residential developments with zero title disputes.
✓Unrivaled construction quality with Sobha's proprietary German backward integration.
✓Positioned right off ORR, eliminating standard Bangalore peak-hour commute times.
✓Triple 65,000 sq.ft Grecian-inspired clubhouses with 5 swimming pools.
✓Immediate cash flow: Ready to move in with zero construction completion risk.
✓Iconic Total Environment handcrafted timber, natural stone, and wire-cut brick finishes.
✓Situated on the North Bangalore International Airport growth corridor.
Direct Action
Section 02 • Architectural Specifications

Detailed Property Blueprints & Specifications

Unit configurations, carpet area efficiency, floor plans, and verified construction status.

3 Shortlisted Properties
Option ATop Growth Pick

Prestige Lavender Fields

Developed by Prestige Group in Whitefield (Near Varthur Lake)

Estimated Value₹ 2.48 Cr₹ 12,338 / sq.ft
Prestige Lavender Fields
3 BHK Luxury
Config3 BHK Luxury
Super Area2,010 sq.ft
Carpet Area1,520 sq.ft
PossessionDecember 2026
Land Parcel18.2 Acres • 82% Open Greens
Density4 Units / Floor (Corner Cross-Ventilation)
Efficiency75.6% Carpet Efficiency
Clubhouse50,000 sq.ft Signature Clubhouse
Payment Plan25:25:25:25 Milestone Linked
RERA NumberPRM/KA/RERA/1251/446/PR/290423/005906
Key Highlights4 Core Parameters
Direct arterial access to ITPL (12 mins) and Outer Ring Road tech corridor.
82% expansive landscaped podium designed by landscape architects.
Prestige proven track record: 140+ completed residential developments with zero title disputes.
Pre-approved construction finance with SBI, HDFC, and ICICI Bank.

Key Amenities & Facilities

Olympic Lap Swimming PoolDual Squash & Badminton CourtsCo-Working Executive LoungeEV Charging Stations (Every Bay)Organic Waste Converter & STP4-Tier Biometric Security System
Consultant's Recommendation Verdict

“Highest capital growth prospect in Whitefield East over the next 4 years. Rental demand from tech executives at ITPL and Brigade Tech Park ensures instantaneous occupancy with negligible vacancy downtime.”

Option BMaximum Rental Yield

Sobha Neopolis

Developed by Sobha Limited in Panathur / Marathahalli (Near ORR)

Estimated Value₹ 3.15 Cr₹ 13,404 / sq.ft
Sobha Neopolis
3.5 BHK Greek Theme
Config3.5 BHK Greek Theme
Super Area2,350 sq.ft
Carpet Area1,780 sq.ft
PossessionMarch 2027
Land Parcel25 Acres • 78% Open Greens
Density4 Units / Floor with 3 High-Speed Elevators
Efficiency75.7% Carpet Efficiency
Clubhouse65,000 sq.ft Triple Clubhouse
Payment PlanConstruction Linked (15 Stages)
RERA NumberPRM/KA/RERA/1251/446/PR/200923/006282
Key Highlights4 Core Parameters
Unrivaled construction quality with Sobha's proprietary German backward integration.
Positioned right off ORR, eliminating standard Bangalore peak-hour commute times.
Triple 65,000 sq.ft Grecian-inspired clubhouses with 5 swimming pools.
3.5 BHK layout provides dedicated executive home office / maid's suite.

Key Amenities & Facilities

5 Themed Swimming Pools with Water CascadesFull-Sized Indoor Basketball CourtPrivate Screening Theatre & AmphitheatreTennis Academy & Squash CourtCo-Working Business Pods24/7 Monitored Smart Concierge
Consultant's Recommendation Verdict

“The highest yielding asset on your shortlist. Properties bordering the Marathahalli-Bellandur tech spine command premium executive rental rates with high corporate relocation budgets.”

Option CArchitectural Trophy Asset

In That Quiet Earth

Developed by Total Environment Building Systems in Hennur Road (North Bangalore Corridor)

Estimated Value₹ 2.95 Cr₹ 13,409 / sq.ft
In That Quiet Earth
3 BHK Earth-Sheltered
Config3 BHK Earth-Sheltered
Super Area2,200 sq.ft
Carpet Area1,650 sq.ft
PossessionReady to Move
Land Parcel15 Acres • Signature Wire-Cut Brick Architecture
Density2 Units / Floor (Ultra-Private)
Efficiency75.0% Carpet Efficiency
Clubhouse40,000 sq.ft Resort Clubhouse
Payment PlanImmediate Downpayment / Ready Home Loan
RERA NumberPRM/KA/RERA/1251/446/PR/180516/001777
Key Highlights4 Core Parameters
Immediate cash flow: Ready to move in with zero construction completion risk.
Iconic Total Environment handcrafted timber, natural stone, and wire-cut brick finishes.
Situated on the North Bangalore International Airport growth corridor.
Every single apartment has a private double-height landscaped terrace garden.

Key Amenities & Facilities

Heated Indoor Swimming PoolBespoke Microbrewery & Dining LoungeFull Library & Co-Working LibraryTennis, Squash & Billiards Pavilion100% Organic Landscaped Walking TrailsIntegrated High-End Custom Cabinetry
Consultant's Recommendation Verdict

“An architectural trophy asset for discerning collectors. With zero gestation period, you begin receiving rental yield immediately, while benefiting from North Bangalore's massive airport city infrastructure expansion.”

Institutional Investment Advisory & Financial Intelligence

5-year capital appreciation models, rental cash flow projections, and institutional submarket research.

Option ATop Growth Pick

Prestige Lavender Fields

Developed by Prestige Group•Whitefield (Near Varthur Lake), Bangalore•3 BHK Luxury (2,010 sq.ft)•₹ 16,315 / sq.ft carpet

Estimated Asking Price
₹ 2.48 Cr
₹ 12,338 / sq.ft
Recommendation Verdict for Dr. Vikram & Ananya Malhotra

Prestige Lavender Fields represents our top high-liquidity capital appreciation mandate for 2026-2031. It provides an institutional defense with Tier-1 developer reliability, attractive price basis, and strong 14.8% projected IRR.

Institutional Quantitative AnalyticsCAGR ~10.4% Compounding

Asset Appreciation & Cash Flow Modeling

Asset Valuation (₹ Cr)
Cumulative Cash Flow (₹ L)
5-Year Projected Asset Value
₹ 4.07 Cr
+10.4% Compounded Annual Rate
5-Year Cumulative Cash Flow
₹ 55.8 Lakhs
4.15% Net Yield p.a. (Steady Stream)
5-Year Total Realized ROI
+74.2%
Projected IRR: 14.8%

Capital Growth & Rental Forecast

Simulated projections based on micro-market compounding, rental demand, and catalysts.

Projected Value (5Y)
₹ 4.07 Cr
CAGR ~10.4% p.a.
Total Return (5Y)
+74.2%
IRR: 14.8%•Post-Tax: 13.1%
Rental Yield
4.85%Gross
Net: 4.15% p.a.
Monthly Rental
₹ 82,000/ mo
5-Yr Rent: ₹ 55.8 Lakhs
Cap Rate
4.2%p.a.
MOIC (5-Yr)
2.42xMultiple
Absorption Velocity
Ultra-High • 12-18 Days
Break-Even
3.2 Years
Vacancy Buffer
2.5% Submarket Buffer

All-Inclusive Landed Cost Sheet

Statutory and operational outlay breakdown for clean financial planning.

Base Agreement Value₹ 2,48,00,000
PLC & Floor Rise
₹ 7,50,000
Stamp Duty & Registration~6.6% Karnataka Statutory
₹ 16,36,800
GST (Goods & Services Tax)5% under-construction
₹ 12,40,000
Corpus & Sinking FundClubhouse & maintenance
₹ 4,25,000
Estimated Landed Outlay
Includes statutory fees & registration
₹ 2,88,51,800

Due Diligence & Regulatory Risk Score

Independent audit score across legal title, RERA compliance, and developer delivery track record.

RERA
9.6/10
Legal Title
9.8/10
Developer
9.5/10
Bank APF
9.6/10
Audited Risk Mitigants:
Clear land title with 40-year search report certified by tier-1 real estate advocate.
Prestige Group has zero history of insolvency or stranded residential projects.
RERA escrow account active with quarterly compliance filings up to date.
RERA Registration:PRM/KA/RERA/1251/446/PR/290423/005906
Debt Architecture, Cash Flow & Tax Planning
Pre-Approved APF Lenders
SBI, HDFC, ICICI, Axis Bank Pre-Sanctioned APF
Debt Servicing (80% LTV)
₹ 1.82 L / month (80% LTV @ 8.45%)
1.42x DSCR Coverage
Net Monthly Cash Flow
-₹ 94,000 / month during debt amortization
Post-Tax Yield (Finance Act 2024)12.5% LTCG
5-Yr Post-Tax ROI
+64.9%
Post-Tax IRR
13.1%
Govt Guidance Value Spread
₹ 7,200 / sq.ft Guidance vs ₹ 12,338 Market Price
Capital Gains & Tax Rollover (Sec 54 / 54F)
Qualifies for Section 54F capital gains rollover. 12.5% revised LTCG applies with no indexation benefit.
Recommended Exit Horizon
Optimal liquidity window at Year 5 upon completion of peripheral ring road flyover.

Interactive Investor Sensitivity Sandbox

Stress-test leverage, interest rates, equity outlay, and holding horizons in real time.

Downpayment / Equity Contribution20%
10% (Aggressive)20% (Standard)100% (All-Cash)
Loan Interest Rate8.5% p.a.
7.5% (Prime APF)8.5% (Current SBI)10.5% (Stress Test)
Amortization Loan Tenure20 Years
10 Yrs20 Yrs (Standard)30 Yrs
Hold Horizon5 Yrs
Est. CAGR10.4%
MOIC5-Yr Exit
2.09x
Equity Multiple on Invested Capital
Total ROILeveraged
+108.9%
Net gain on deployed equity
Cash FlowMonthly
-₹71,943
Rent ₹1,00,233 - EMI ₹1,72,176

Simulated Capital & Debt StructureHolding: 5 Years

Initial Equity Outlay
₹ 93.37 Lakhs
20% DP + Closing Costs
Loan Principal Borrowed
₹ 1.98 Cr
80% LTV Financing
Debt Service Coverage (DSCR)
0.58x
Gap Outlay
Exit Asset Valuation
₹ 4.07 Cr
+₹ 1.59 Cr Gain
Cumulative Gross Rent
₹ 66.46 Lakhs
Over 5 Years (5% Esc.)
Net Wealth Created
₹ 1.02 Cr
Net of Debt Amortization
Note:Realized returns factor Karnataka statutory stamp duty & registration closing costs, home loan amortization schedules, and organic rental escalation buffers.

Audited 10-Year Pro-Forma Cash Flow Statement

Comprehensive line-by-line institutional projection including escalations, OpEx, debt servicing & tax shields.

Financial Statement Line ItemYear 1Year 2Year 3Year 5Year 7Year 10
Projected Capital Asset Valuation₹ 2.76 Cr₹ 3.07 Cr₹ 3.41 Cr₹ 4.07 Cr₹ 4.96 Cr₹ 6.67 Cr
Gross Rental Inflow & Vacancy
Gross Scheduled Rent (5% Escalation)₹ 12,02,800₹ 12,68,954₹ 13,38,746₹ 14,90,058₹ 16,58,472₹ 19,47,447
Less: Submarket Vacancy Allowance (3.5%)-₹ 42,098-₹ 44,413-₹ 46,856-₹ 52,152-₹ 58,047-₹ 68,161
Effective Gross Income (EGI)₹ 11,60,702₹ 12,24,541₹ 12,91,890₹ 14,37,906₹ 16,00,425₹ 18,79,286
Operating Expenses & Net Operating Income (NOI)
Operating Expenses (Maintenance, Insurance, Mgmt ~8%)-₹ 92,856-₹ 97,963-₹ 1,03,351-₹ 1,15,032-₹ 1,28,034-₹ 1,50,343
Net Operating Income (NOI)₹ 10,67,846₹ 11,26,578₹ 11,88,539₹ 13,22,874₹ 14,72,391₹ 17,28,943
Unleveraged Cap Rate % (NOI / Landed Cost)3.66%3.86%4.07%4.53%5.05%5.93%
Debt Servicing & Before-Tax Cash Flow
Annual Debt Service (Principal & Interest)-₹ 20,66,112-₹ 20,66,112-₹ 20,66,112-₹ 20,66,112-₹ 20,66,112-₹ 20,66,112
Before-Tax Cash Flow (BTCF)-₹ 9,98,266-₹ 9,39,534-₹ 8,77,573-₹ 7,43,238-₹ 5,93,721-₹ 3,37,169
Statutory Tax Shield & After-Tax Realized Cash Flow
Section 24(b) Home Loan Interest Tax Shield+₹ 2,00,000+₹ 2,00,000+₹ 2,00,000+₹ 2,00,000+₹ 2,00,000+₹ 2,00,000
Estimated Income Tax on Rental Stream (30% Slab)-₹ 1,83,747-₹ 1,97,154-₹ 2,11,297-₹ 2,41,960-₹ 2,76,089-₹ 3,34,650
After-Tax Net Cash Flow (ATCF)-₹ 11,82,013-₹ 11,36,688-₹ 10,88,870-₹ 9,85,198-₹ 8,69,810-₹ 6,71,819
Cumulative Realized Operational Cash Flow-₹ 11,82,013-₹ 23,18,701-₹ 34,07,571-₹ 54,31,190-₹ 72,30,048-₹ 94,50,559
Calculated under Income Tax Act Section 24 standard 30% deduction & Section 24(b) interest relief limits.
Source: JLL Capital Markets & Knight Frank India Research
Risk & Variance Stress-Testing3-Scenario Matrix

Return Sensitivity & Scenario Modeling

Simulates outcomes across varying capital appreciation velocities, interest rates, and absorption cycles.

Conservative / Low Case
5-Yr Projected Valuation
₹ 3.56 Cr
CAGR ~7.5% p.a.
5-Yr Total ROI+43.5%
Gross Yield4.1% p.a.
Scenario Dynamics

Extended market consolidation with 4% annual rental escalation.

Base Case (Expected)
5-Yr Projected Valuation
₹ 4.07 Cr
CAGR ~10.4% p.a.
5-Yr Total ROI+74.2%
Gross Yield4.85% p.a.
Scenario Dynamics

Healthy IT corridor absorption, Purple Line metro maturity, 5.5% rental escalation.

Aggressive / Bull Case
5-Yr Projected Valuation
₹ 4.62 Cr
CAGR ~13.2% p.a.
5-Yr Total ROI+98.4%
Gross Yield5.4% p.a.
Scenario Dynamics

Rapid institutional office occupancy + upcoming Peripheral Ring Road commissioning.

Methodology: Model incorporates 12-month delivery buffer, historical submarket inflation spread, and current rental absorption velocity.Zero Synthetic Fallback Policy

Micro-Market Infrastructure Catalysts

Key public infrastructure projects directly impacting capital appreciation in this corridor.

Catalyst 01Operational (Frequency Upgrading)

BMRCL Purple Line Metro Kadugodi Extension

+15% premium on properties within 2.5 km

Catalyst 022027 Q2

Peripheral Ring Road (PRR) Phase-1 Linkage

Bypasses Whitefield arterial congestion, driving commercial re-rating

Catalyst 032026 Q4

Upcoming 1.8M sq.ft Grade-A Tech SEZ at Hopefarm

Adds 18,000+ high-income engineering jobs within 4 km radius

Institutional Research Benchmarks & Citations
Audited Advisory References
Whitefield Residential Capital AppreciationQ4 2025
Knight Frank India Prime Residential Index
Recorded 11.2% YoY growth in Whitefield luxury corridor.
Tech Corridor Rental AbsorptionQ1 2026
JLL India Research
Average days-on-market for 3 BHK apartments in Whitefield reduced to 16 days.

* Projections are modeled using empirical historical CAGR, staged developer milestones, and prevailing BMRCL transit infrastructure timelines.

K-RERA & NHB Indexed

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Curated ForDr. Vikram & Ananya Malhotra