Price Recommendation for Proposed

Premium Residential Apartment Project

along Kanakapura Main Road,

Bangalore, Karnataka, India

SmartOwner Services India Private Limited

Kanakapura Road Bangalore

For

2

Site Location Along Kanakapura Main Road (NH-209)

Approximate

Site Area

5.0 acres

Envisaged

Development

Premium Apartment Development

Access Accessible through a 25 m wide Road

Salient Features of the Location

Note: Considering the confidentiality of the location, tentative location as indicated by the Client is considered for the

purpose of this assessment

MG Road (CBD) 35-45 minutes

Electronic City (Via NICE Corridor) 25-30 minutes

Outer Ring Road (ORR) 10-15 minutes

Kempegowda International Airport 60- 80 minutes

Travel Time from Major Landmarks

Location of the Micro-Market of the Proposed Project

View of the Access Road - National Highway -209

Metro Line Under Construction- Along

Kanakapura Main Road

3

Site

Surroundings

� Strategic located along NH-209.

� Improved Connectivity (ORR / NICE & Upcoming Metro)

& good educational facilities triggered real estate

development in the surroundings

� Growing real estate market with presence of several

graded apartment projects. Notable projects are Prestige

Falcon City, Purva Highlands, The Magic Faraway Tree,

Mantri Royale, Brigade Omega, Nitesh Caesar's Palace,

Sobha Forest View and Century Central etc.

� Significant real estate growth potential for residential

sub-sector as the micro market is located close

Bannerghatta and Outer Ring Road (ORR) where

significant no. of IT&ITES and also Non-IT&ITES offices

are located.

Employment

Hub

� Bannerghatta Road & ORR (less than 5.0 km)

Education &

Healthcare

� Yashaswi International School, KSIT Engineering College,

Shankara Arts, Dayananda Sagar College of Engineering,

City Engineering College, Yellama Dasappa Institute of

Technology, Jnana Sweekar PU College, Swathi Galaxy

Hospital, Sri Sairam Hospital and Rajnandini Hospital etc.

Retail � Metro Cash and Carry, Big Bazaar, Spencer's, Bangalore

Central, Shoppers Stop, Upcoming Galleria Mall

Location and Surroundings

Dayananda Sagar College

KSIT Engineering College

Jnana Sweekar PU College

Sri Sairam Hospital

Yellama Dasappa Institute

of Technology

City Engineering College

4

Catchment DelineationGeographic Spread of Catchment Area for Project Site

Projects Developer Name Launch year Completion year Units (Nos.) Price (INR per sq. ft.) Absorption Rate

The Magic Faraway Tree Total Environment 2010 2015 76 9,000 85%

Sobha Forest View Sobha Developers 2011 2016 973 6,200 85%

Mantri Serenity Mantri Group 2012 2016 1492 5,990 77%

Prestige Falcon City Prestige Group 2014 2016 500 6,500 25%

Sobha The Park & The Plaza Sobha Developers 2009 2018 657 7,300 10%

Century Central Century Real Estate 2013 2016 187 5,400 78%

Micro-Market Summary – Apartment Development

Present Inventory � 59 projects with total supply of about 23,606 units. 34 projects are completed with 100% absorption of

which almost 82% of the stock is from Grade-A developers.

� 23 ongoing projects have inventory of 9,848 units of which 70% of the supply is from Grade-A developers.

Mantri Serenity, Sobha Forest View, HM World City, Purva Highlands, Prestige Falcon City and Sobha Arena

are some of the major upcoming large scale developments in the immediate surroundings.

Sales Performance � Average price across all grade is about INR 5,500 per sq. ft. Recently launched Grade-A projects are in price

range of INR 5,800-7,300 per sq.ft.

� Impressive 66% absorption till date (from 2012) with unsold inventory of 3,127 units.

� Capital Value over the last 5 years of Grade-A projects have witnessed 9% Compounded Annual Growth

Rate (CAGR) and 5% for Grade -B projects.

� Average Car Parking Charges: INR 200,000 per unit (Grade-A).

� Club Membership charges ranges between INR 250,000- 300,000 per unit (Grade-A).

� Sales Velocity- average of 60 units per project per year, growing at about 18% every year.

Revenue Upside

Potential

� Other charges like Car Parking, Floor Rise Premium, Preferential Location Charge (PLC), Deposits, Statutory

Levies and Taxes are loaded over the base price which varies between 15-25%. This percentage depends

upon the size of development, developer and amenities provided.

Inventory of Existing Projects

Competitive Projects considered for Price Benchmarking

5

6

Mapping of Existing Projects - Apartment Development

7

Benchmarking and Price Recommendation

Premium Factor Discount FactorRecommended Base Selling Price Range for the

Upcoming Premium Apartment Project is

INR 6000-6200 per sq. ft.

Notes

Other charges like PLC, Club Membership Charges, Car Parking, Floor Rise

Premium, Deposits, Statutory Levies and Taxes. These charges are loaded over

the base price and it varies between 15-25% of the apartment pricing depending

upon the size of development, developer and amenities provided.

Attributes Project Site Prestige Falcon City Sobha The Park &

The Plaza

Accessibility &

Connectivity

Located along Kanakapura

Main Road and accessible

by 25 m wide road.

Located along Kanakapura Main

Road and accessible by 25 m

wide road

Located off from Kanakapura Main

Road and accessible by 15 m wide

road.

Type of development Premium Residential

Development

Large scale integrated

development with various asset

classes

Premium Residential Development

Status of the Project Proposed & Pre-Launch Proposed & Pre-Launch with

Sales

Proposed & Pre-Launch with Sales

Size of Development 5.0 Acres with 350 Units 41 acres with 2,520 units.

Note: as of now 500 units are

available for booking

10.76 Acres with 657 Units

Unit/ Format Option 2 BHK, 2.5 BHK & 3 BHK 2 BHK, 2 BHK + study, 3 BHK &

4 BHK

2 & 3 BHK

Amenities & Facilities Excellent amenities and

facilities

Excellent amenities and facilities Excellent amenities and facilities

Present Base Selling Price INR 6,500 per sq.ft. INR 7300 per sq.ft.

Disclaimer

The Client has appointed Jones Lang LaSalle (‘JLL’) to offer independent opinion on price recommendation based on the location of the Project Site, its micro-market dynamics,

competitive benchmarking, etc. based on the proposed project configuration and positioning brief given by the Client.

JLL is the Indian operations of JLL (NYSE: JLL), the only real estate money management and services firm named to FORTUNE magazine's "100 Best Companies to Work For" and

Forbes magazine's "400 Best Big Companies". It is the premiere and largest real estate Services Company in India, with an extensive geographic footprint across several cities and staff

strength of over 5,650. The company provides investors, developers, local corporates and multinational companies with a comprehensive range of services including research, consultancy,

transactions, project and development services, integrated facility management, property management, capital markets, residential, hotels and retail advisory. For further information,

please visit www.joneslanglassale.co.in

This document is prepared for the sole use of the Client and no responsibility and/or liability is accepted to any other party for the whole or any part of its contents. The information in this

document reflects prevailing conditions and JLL’s view as of this date, all of which are, accordingly, subject to change. In preparing this document, JLL has relied upon and assumed,

without independent verification, the accuracy and completeness of all information available from public sources. Markets being dynamic, should any information or projection changes in

the future or do not prevail, JLL shall not accept any liability for the same.

JLL is providing this opinion for information purposes only. JLL would like to highlight that this document does not take into account the individual circumstances, financial situation,

investment objectives or requirements of a potential investor or any other person. It is intended to be used as a guide only and does not constitute advice, including without limitation,

investment, legal, tax and financial or any other type of expert advice. Any recipient of this document, must, however, make its independent assessment of the various investment options

with regard to the relevance and the adequacy of the information contained herein, and should make the investigations it deems necessary. Neither JLL nor any of its officers or employees

accept any liability whatsoever for any direct or consequential loss arising from any use of this publication or its contents.

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