Assetz Nari & Nami Price — Indicative Rates on the Whitefield-Hoskote Road (SH-35)

Method One: What the Corridor Actually Charges

Seven projects on and around this corridor have independently sourced rates. None of them is ours, and none of the figures below is taken from marketing material for this project.

Setting the floor at Rs 10,800. This is the hardest single number available anywhere near this project: it is Assetz's own current ask, for its own delivered product, on this exact road. Two independent checks agree on it — Bloom & Dell's three-bedroom homes are quoted at Rs 1.99 Cr for 1,839 sqft and Rs 2.20 Cr for 2,039 sqft, which solve to Rs 10,821 and Rs 10,790 per sqft. A new project by the same developer, on the same road, at a materially lower rate than its own completed community is a claim that needs explaining, not a bargain that needs celebrating.

Setting the ceiling at Rs 12,600. Sattva Songbird at Budigere Cross is the nearest new-launch premium comparable in the eastern belt. The band deliberately stops below Brigade Belvedere, Sobha One World and the 17-acre joint development's underwriting, because those sit at Budigere Cross, on Old Madras Road and closer to the Whitefield core respectively — three different micro-markets. The locality asking rates for the belt this project is actually placed in run far lower: Kannamangala around Rs 10,450, Kadugodi Rs 9,600, Belathur Rs 8,850 and Seegehalli (Bangalore East) Rs 7,850, against Whitefield at Rs 14,450.

The central figure. The midpoint of Rs 10,800 and Rs 12,600 is Rs 11,700; rounded down to the nearest Rs 500 that is Rs 11,500 per sqft. Rounding down rather than to the nearest is deliberate — overstating a rate on an unregistered project is the higher-harm error. The result also lands just above Godrej Parkshire at Rs 11,100, which is the closest analogue anywhere on this corridor by scale, product class and vintage.

Multiply through:

• 2 BHK: 1,200 × 11,500 = Rs 1,38,00,000
• 3 BHK: 1,650 × 11,500 = Rs 1,89,75,000
• 4 BHK: 2,300 × 11,500 = Rs 2,64,50,000

Where the Two Methods Meet

This is the strongest thing on the page, and it is worth stating precisely because it is the one place two independent routes agree.

• Route one, from corridor comparables: Rs 11,500 per sqft against a derived 1,650 sqft three-bedroom home gives Rs 1.90 Cr.
• Route two, from the developer's own other East Bengaluru pre-launch: a three-bedroom home from Rs 1.93 Cr.

Those two are 1.6% apart. Neither was calibrated to the other — one is built from seven third-party project rates, the other from a single developer quotation for a different project — and they land within three lakh rupees of each other on a two-crore ticket.

That agreement does not prove Rs 1.90 Cr is what this project will cost. It proves that a three-bedroom Assetz home in East Bengaluru, at today's rates, is a roughly Rs 1.9 to 1.95 crore object. Any figure materially away from that needs a reason attached to it.

How the Implied Rate Sits Against Verified Comparables

Take the most generous reading of the ladder — Rs 9,583 per sqft, the highest of the three implied rates — and hold it against the corridor.

A genuine expression-of-interest discount runs 8 to 15%. That is what the mechanism is for: a developer trades a real but modest price advantage for early demand signal and a book of interest before launch. It does not run 25 to 35%, and a developer does not open below its own delivered product on the same road.

The only project found trading under Rs 10,000 per sqft anywhere on this corridor is Brigade Calista at Budigere, at Rs 9,187 — a 2023-vintage value-tier scheme, not a low-density premium high-rise. A small-format entrant on this road lists 184 homes on 1.6 acres from around Rs 56 lakh. Neither is a comparable for a scheme described as 725 homes on 15 acres at roughly 48 homes to the acre.

And that density point cuts directly into the price question. Low density and large floor plates push a ticket up, not down. At the derived sizes the scheme carries about 1.21 million sqft of saleable area on 15 acres — a saleable-area ratio of about 1.85, well under what a parcel of this size and road class would permit. Unbuilt permissible area is expensive, and somebody pays for it in the per-sqft rate. A 48-homes-per-acre master plan and a Rs 1.15 Cr entry price are not naturally compatible. Aparna Wonder Woods keeps the budget lens practical: the final decision depends on cash flow, taxes, parking, floor-rise, furnishing allowance, and how much room the buyer leaves for surprises.

The reconciliation offered in circulation is that the 700-750 home count covers "early phases" only. That is a coherent explanation and it is entirely unresolved — nothing published tells you whether 725 is the whole scheme or the first slice of a larger one.

Asking Rates, Registered Rates, and a Caution About Both

Two further layers are worth understanding before any of the numbers above are used as a valuation.

Registered transaction rates across this corridor run 27 to 45% below asking rates. Whitefield shows asking Rs 14,650 against a registered Rs 7,750; Krishnarajapura asking Rs 11,191 against a registered Rs 6,100. That looks like evidence that every asking rate on this page is inflated, and it is not. Indian registered consideration frequently tracks the state guidance value rather than true market consideration, so registered rates are a guidance-value floor, not an independent market price. Use them to understand what the sub-registrar will treat as the taxable base — which matters directly for stamp duty — not to argue a project is worth 40% less than it asks.

Every locality figure on this page rests on a single source. One portal is the only one that permits retrieval; the other major listing sites refuse it. That portal's own series for this belt contains a stale headline, a single-quarter jump widely misreported as an annual change, a stuck default rental value and sub-locality tables recycled across unrelated pages. We have used its locality rates only as a gradient — the shape of the price surface from Whitefield outward — and never as a valuation input. The seven project rates in the table above are separately sourced and do not depend on it.

Payment Plans, and Why None Exists Yet

No payment plan can be offered for this project today. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project in this class may not lawfully be advertised, booked or sold until it is registered, and no booking form or agreement to sell can be executed before that date. What follows is what this corridor's registered projects offer, so you know what to expect and what to compare.

Construction-linked plan. The default and generally the safest. Typically 10% at booking, 10-15% at agreement, then instalments against verifiable milestones — foundation, each slab, blockwork, plastering, finishing — with around 5% retained until possession. On a handover that may be six years out, the advantage is real: your outflow tracks actual progress, and a construction delay becomes a delay in your payment obligation rather than only in your possession.

Down-payment plan. 90-95% within 30-60 days of booking, against a discount of typically 4-7% on the base rate. On a Rs 1.90 Cr home a 5% discount is about Rs 9.5 lakh. The trade-off is that you carry the entire construction risk for the full period with no payment leverage left.

Possession-linked or flexi plan. A larger upfront tranche, typically 30-40%, then a long gap, then the balance at possession, usually at a smaller discount than the down-payment plan.

For a horizon of this length, the construction-linked plan is the right default unless the down-payment discount clearly exceeds your cost of capital over the period. At 5% over six years, it does not.

And the specific caution for a pre-registration project. Any amount paid before registration sits outside the Act's escrow provisions, and there is no committed delivery date for a regulator to enforce because there is no registration to carry one. If you are asked for an expression-of-interest amount, get the refund terms in writing, get them read by your own lawyer rather than the sales desk's, and establish whether the amount is adjustable, refundable, or neither.

Rental Yield, Derived and Labelled

No rental yield series is published for the Seegehalli-Kannamangala belt at all. What exists nearby: Old Madras Road at a published 3.73% gross on average rents of about Rs 35 per sqft a month, Budigere at 3.11% on about Rs 31, and Whitefield at 2.95% on about Rs 36.

Apply that rent range to this project's derived rate and the arithmetic is straightforward — monthly rent per sqft, times twelve, divided by the capital rate per sqft:

• At Rs 31 per sqft a month against Rs 11,500 per sqft: 3.2% gross
• At Rs 36 per sqft a month against Rs 11,500 per sqft: 3.8% gross

That is a normal Bengaluru result — in line with the corridor and unremarkable. Net yield typically runs 0.5 to 0.8 percentage points below gross once maintenance, property tax, periodic repainting, insurance and a vacancy allowance are deducted, so a 3.5% gross is a 2.8% net in practice.

One trap to avoid. Run the same rents against the ladder in circulation and the gross yield computes at 3.9 to 4.5%, which looks like an unusually strong investment case. It is not a finding. A higher yield at a lower price is arithmetic, not evidence — it is a consequence of pricing below the market, and it would evaporate the moment the price moved to the market. A yield calculated off a price nobody has committed to tells you nothing about the asset.

Before You Pay Anything

1. Check the registration yourself at rera.karnataka.gov.in, by project name and by address rather than by the Assetz brand — the developer registers through per-project special purpose vehicles, several of which carry no Assetz token. Confirm any number you are shown is project class, in the form PRM/KA/RERA/.../PR/...; an agent-class number in the same shape says nothing about whether a project is approved.
2. Ask for the cost sheet with carpet and super built-up stated together, configuration by configuration, so you can compute the rate per sqft yourself and see whether it moves between configurations.
3. Ask for the full charge list in one document — base rate, floor rise, preferential location charge, parking, club, corpus, infrastructure charges, and the projected maintenance rate per sqft at full occupancy.
4. Establish which phase you are buying in and the registration number for that phase specifically. The certificate that governs your home is your phase's, with its own extent, unit count, price obligations and completion date.
5. Get the guidance value for the actual survey numbers once a parcel is disclosed, because stamp duty is charged on that or on the consideration, whichever is higher.
6. Read the refund terms on any pre-launch amount with your own lawyer. Before registration there is no escrow and no enforceable date, and the terms of an expression-of-interest payment are entirely a matter of the paper you sign.
7. Compare on carpet area and on all-in cost, never on headline size and headline price. At the 68% ratio the developer publishes on this road, the honest cost of the floor you can actually walk on is closer to Rs 16,900 per sqft than to Rs 11,500.