BREI Enquire

Research and advisory for Bengaluru real estate

BREI tracks Bengaluru's development pipeline before it reaches the market, and applies that intelligence to land, feasibility and investment decisions for developers, landowners and capital partners.

  • Pre-launch supply tracked across eight micro-markets
  • Market and financial feasibility for individual land parcels
  • Land, joint development, partnership and construction execution advisory
Discuss a projectExplore the pipeline
Where upcoming supply sits across BengaluruDevanahalliYelahankaHebbalWhitefieldSarjapurElectronic CityKengeriHoskoteMG Road
Upcoming supply, less to moreLaunched projectsPeripheral Ring Road, planned Each tile is 1.25 km across. Darker tiles hold more upcoming supply. Map updated September 2026.
Pre-launch acreage tracked
5,600+
Active pipeline projects
530+
Bengaluru micro-markets covered
8

Upcoming land and sites within 40 km of MG Road, rounded down. Figures to September 2026.

Work with BREI

Independent, evidence-led advice at the points where land and capital are committed.

  1. 01 · For developers

    Market & Product Feasibility Studies

    Will the market absorb this project?

    Catchment depth, competing and upcoming supply, absorption pace and pricing for a single parcel, resolved into the product, mix and phasing the market will take.

    Market feasibility

  2. 02 · For developersNew

    Financial Feasibility & Development Strategy

    Does the project work financially?

    Revenue phasing, cost sensitivity, cash-flow timing and land-to-built-up economics, tested against return thresholds before capital is committed.

    Financial feasibility

  3. 03 · For developersDelivery

    Construction Execution Advisory

    Will the project deliver the programme, quality and margin the feasibility promised?

    Project strategy and planning, execution, cost control, and contractor and vendor selection for developers through the construction phase, grounded in hands-on delivery in Bengaluru.

    Construction execution advisory

  4. 04 · For landowners

    Land Valuation & Joint Development (JD) Advisory

    What is the land worth to a developer, and on what terms?

    What the land can carry, what will compete with it, and how an outright sale compares with a joint development on the terms seen nearby.

    Land and JD advisory

  5. 05 · For capital partners

    Early-Stage Institutional Partnerships

    Is this site worth entering at the land stage?

    Independent research on a site and its market for family offices, funds and strategic partners, with introductions to developers where both sides want them.

    Early-stage partnerships

Selected Advisory & Feasibility Previews

Illustrative excerpts demonstrating BREI's catchment analysis, supply modelling, and financial feasibility framework. All client and parcel identifiers are strictly confidential.

Illustrative modelResidential, 400 homes5 acres · Bengaluru benchmarks

Financial Feasibility

VIABLE AT BASE CASEPRICE-SENSITIVE

Viable at the base case, with a pre-tax project IRR of about 18% and an 18% margin on revenue. Price is the decisive input: a 4% lower realisation takes the margin below 15%, and a 10% fall cuts the IRR to about 9%.

Phasing
2 phases, launched 18 months apart
Absorption-linked realisation
~11 homes a month; sell-out in ~38 months
Peak funding
≈₹140 crore, before launch
Cash-positive
Around month 45
MetricValueNote
Project IRR (pre-tax, unlevered, base case)≈18%Representative Bengaluru market benchmarks (anonymised); prices held flat at launch levels. Estimate.
Phase-wise monthly cash flow[CONFIDENTIAL — FULL MODEL AVAILABLE ON ENQUIRY]
Sensitivity matrix and return thresholds[CONFIDENTIAL — FULL MODEL AVAILABLE ON ENQUIRY]
Working model and formulas[CONFIDENTIAL — FULL MODEL AVAILABLE ON ENQUIRY]
Request a Financial Feasibility Walkthrough

East / IT CorridorHigh-rise flats, 800 homes~10 acres · micro-market benchmarks

Market Feasibility · Illustrative Benchmark

VIABLE WITH CONDITIONSHIGH COMPETING SUPPLY

An 800-home, 3 BHK-led high-rise project is viable if it is phased. Projects of this size in the micro-market sell about 13 homes a month at the median and 22 in the upper quartile, so a single launch would take three to five years to sell out. Unsold stock across the micro-market stands at about 45 months of sales.

Registered group-housing projects
480+
2024–25 launches, booked to date
≈51%
Leading configuration, 2024–25 launches
3 BHK, about half of homes
MetricValueNote
Overhang (months)≈45Unsold stock ÷ monthly sales across ongoing projects in the micro-market, Jul–Sep 2026 quarter. Estimate.
Competing projects (named)[REDACTED — AVAILABLE IN FULL BRIEF]
Pricing by project (₹/sq ft)[REDACTED — AVAILABLE IN FULL BRIEF]
Recommended mix and tickets[REDACTED — AVAILABLE IN FULL BRIEF]
Request Similar Audit for Your Parcel

Sarjapur & ORR BeltHigh-rise flats, 1,000 homes~12 acres · micro-market benchmarks

Market Feasibility · Illustrative Benchmark

VIABLE WITH CONDITIONSHIGH COMPETING SUPPLY

A 1,000-home, 3 BHK-led high-rise project works only in phases. Projects of this size in the micro-market sell about 16 homes a month at the median and 19 in the upper quartile, so a single launch would take four and a half to five years to sell out; three phases of about 330 homes keep each within about two years of sales. Unsold stock stands at about 35 months of sales.

Registered group-housing projects
420+
2024–25 launches, booked to date
≈46%
Leading configuration, 2024–25 launches
3 BHK, about 60% of homes
MetricValueNote
Overhang (months)≈35Unsold stock ÷ monthly sales across ongoing projects in the micro-market, Jul–Sep 2026 quarter. Estimate.
Competing projects (named)[REDACTED — AVAILABLE IN FULL BRIEF]
Pricing by project (₹/sq ft)[REDACTED — AVAILABLE IN FULL BRIEF]
Recommended mix and tickets[REDACTED — AVAILABLE IN FULL BRIEF]
Request Similar Audit for Your Parcel

North BengaluruRow houses / villas10–25 acres

Supply & Catchment Intelligence

IN THE PIPELINE

A low-rise row-house scheme in a belt where about a third of registered projects are plotted. About 20 other sites are at an advanced stage within 5 km.

Within 5 km
50–100 registered projects
Format mix within 5 km
About a third plotted
MetricValueNote
2024–25 launches within 5 km, booked≈53%Share of their units booked to date. Estimate.
Developer / landowner[REDACTED — AVAILABLE IN FULL BRIEF]
Stage and first recorded[REDACTED — AVAILABLE IN FULL BRIEF]
Site (acres) and boundary[REDACTED — AVAILABLE IN FULL BRIEF]
Request Similar Audit for Your Parcel

North BengaluruCommercial (technology use)5–10 acres

Supply & Catchment Intelligence

IN THE PIPELINE

A commercial site in a belt where about 60% of registered projects are plotted housing. About 20 other sites are at an advanced stage within 5 km.

Within 5 km
100+ registered projects
Format mix within 5 km
About 60% plotted housing
MetricValueNote
2024–25 launches within 5 km, booked≈70%Share of their units booked to date. Estimate.
Developer / landowner[REDACTED — AVAILABLE IN FULL BRIEF]
Stage and first recorded[REDACTED — AVAILABLE IN FULL BRIEF]
Site (acres) and boundary[REDACTED — AVAILABLE IN FULL BRIEF]
Request Similar Audit for Your Parcel

Trending

Updated

What is moving in Bengaluru real estate now, and the dates to watch. Each item links to the briefing behind it.

  1. 13–14 NovBannerghatta Road's elevated metro opens, and the network passes 100 km
  2. Till 17 DecHouses on BDA-acquired land can be regularised at half the earlier fees
  3. 23 NovSupreme Court hearing on commercial use in residential-only layouts
  4. InfrastructureThe Sarjapur–Hebbal metro is dated April 2033 and still awaits the Centre's approval
  5. PolicyThe GBA's first master plan is due within a year; approvals still run on the 2015 plan
  6. MarketQ3 2026: unsold homes up faster than sales, by two counts

Latest briefings

All briefings

Policy, infrastructure and supply developments shaping Bengaluru real estate, as reported on @RealEstateBLU.

Guides

All guides and insights

How feasibility, land deals and the city's infrastructure timelines work, in plain terms.