📍 Area photo · Jigani© A4abhay · CC BY-SA 4.0DS-MAX Spoorthi Nest
by DS-MAX Properties · Sarjapur–Attibele Road · South Bengaluru
Project score only — not a price check or legal clearance.
Starting price from the developer's site, 9 Oct 2026. Not your unit's quote.
Scored on 5 of 6 factors · #325 of 325. Analysis, not a recommendation.
RERA no. on file from the developer — confirm it on rera.karnataka.gov.in. Title and approvals need a lawyer — Legal Desk.
It scores low on our analysis of location, builder record, resale and living comfort. That is not a finding of legal or construction problems — compare stronger options before committing.
Why
- ● Overall AlphaScore of 54 is too low.
- ● Possession is about 30 months away — factor in rent and delay risk.
- ● DS-MAX Properties is not yet rated by AlphaDesk — check its RERA history before booking.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Delta Electronics Bommasandra (Yellow) — 5.8 km, a drive away.✕ Doesn't hold
- “Best price / launch offer”About 25% above our fair estimate (fair ≈ ₹4,407/sqft).✕ Doesn't hold
- “Possession soon”No committed date is public — check the RERA registration for the promised date.? Verify
- “Great investment, high appreciation”Likely ~-3.8% a year (depreciation risk) vs ~7% from a bank FD. ₹1 Cr could become ~₹82 L in 5 years.✕ Doesn't hold
- “24×7 water, premium living”In Jigani & Anekal, tanker and borewell dependence is common; flood risk is low. Ask residents of nearby buildings about summer water.✕ Doesn't hold
- “Trusted developer”DS-MAX Properties isn't rated by AlphaDesk yet — check its past projects and complaints on rera.karnataka.gov.in.? Verify
- “All approvals in place”Ask for the RERA number, title deed + 30-year EC, sanctioned plan and (if ready) OC — and verify each yourself.? Verify
Is the price fair?
Fair range estimated from Jigani & Anekal's typical rate and other projects in the area.
Green = fair price range
On a typical 1,270 sqft unit, closing at our target saves about ₹14 L.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹2.2 L / ₹4.5 L / ₹9 L in rent + loan interest.
Open the engine →Bear · base · bull yearly return on your cash if rented out, under assumed area growth and rent. Not a forecast.
Open the engine →Levers: payment terms, parking and floor-rise waivers, stage of construction and real alternatives. No discount is guaranteed.
Open the engine →GST, stamp duty and registration on top of the listed ₹70 L (₹79 L in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Jigani & Anekal's assumed growth and rent, 25% down and an 8.5% loan. Delivery risk is a qualitative read of the builder's record — not a probability for this project.
What taxes add to the listed price
GST, stamp duty, cess and registration on the developer's advertised starting price of ₹70 L. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GST @ 5% on the home price+₹3.5 L
- Stamp duty @ 5%+₹3.5 L
- Cess (10% of duty)+₹34,980
- Surcharge (2% of duty)+₹6,996
- Registration fee @ 2%+₹1.4 L
Karnataka rules as listed in the Builder Quote Analyzer. Stamp duty is charged on the higher of the price and the guidance value.
Your real commute from here
Peak-hour door-to-door estimates to Bengaluru's big job hubs — by road and, where it's faster, by running metro.
- Electronic City7.9 km🚗 Road44 min
- Sarjapur Road (RGA / Wipro)15.4 km🚗 Road81 min
- ORR tech belt (Bellandur)17 km🚗 Road89 min
- Koramangala / HSR17.1 km🚗 Road90 min
- Embassy Golf Links / Domlur20.2 km🚗 Road105 min
- Bagmane / CV Raman Nagar22.9 km🚗 Road118 min
Model estimate: road ≈ 17 km/h at peak; metro adds walk/auto to the station and ~2.2 min a stop. Test it once at 9 am before you book.
Score breakdown
The AlphaScore is an analytical project score — not a price check and not a legal clearance. Weights shown in brackets. Left out for lack of evidence: builder trust — the score is re-weighted over the rest, never filled with a guess.
Asking price against what similar homes in the area are worth
Connectivity, jobs, schools and daily needs
How quickly and well it would sell later
Layout, amenities, maintenance and water
Rental income and expected price growth
What it costs you every month
Smallest unit (₹70 L), 80% loan at 8.5% for 20 years.
- EMI₹48,570
- Maintenance₹5,088
- Property tax₹466
Estimates: maintenance ≈ ₹4/sqft/month, property tax ≈ 0.08% of value a year. Your bank's rate and the builder's maintenance figure will change these.
Can I afford it?
For a ₹70 L home, 20-year loan.
EMI under 35% of income — healthy. If rates rise 2%, EMI becomes ₹55,877 (22% of income).You're short ₹2.3 L in upfront cash (banks lend at most 80%).
Illustration: 5 years at the area's trend
A what-if, not a forecast: the starting price grown at Jigani & Anekal's estimated trend of 9.8% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3% a year — roughly ₹17,490 a month on a ₹70 L home.
Questions to ask the sales team
Built from what's still unknown about this project. Ask them in writing — keep the answers.
- 1What is the RERA registration number for the tower/phase I'm buying in?
- 2What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 3What possession date is committed in the RERA registration and the sale agreement?
- 4Which projects has DS-MAX Properties delivered in Bengaluru, and were they on time?
- 5Our data shows the price is about 25% above fair value — what discount or payment-plan benefit can you offer?
- 6What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 7Which banks have approved this project for home loans?
- 8Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
DS-MAX Spoorthi Nest: quick answers
Short, sourced answers — each one stands on its own.
What is the price of DS-MAX Spoorthi Nest?
DS-MAX Spoorthi Nest starts at ₹70 L (2, 3 BHK), according to DS-MAX Properties's own website, checked on 9 Oct 2026. GST, stamp duty and registration add about ₹8.8 L on top.
Where is DS-MAX Spoorthi Nest located?
DS-MAX Spoorthi Nest is in Sarjapur–Attibele Road, in the Jigani & Anekal area of South Bengaluru, about 5.8 km (straight line) from Delta Electronics Bommasandra metro station.
What is the RERA number of DS-MAX Spoorthi Nest?
DS-MAX Spoorthi Nest is registered with Karnataka RERA under PRM/KA/RERA/1251/308/PR/230126/008427. Confirm it on rera.karnataka.gov.in before paying.
When is possession of DS-MAX Spoorthi Nest?
Possession of DS-MAX Spoorthi Nest is Not stated by the developer — check RERA. Compare it with the date in your agreement.
What home sizes does DS-MAX Spoorthi Nest offer?
DS-MAX Spoorthi Nest offers 2, 3 BHK, sized 1,272–1,665 sqft super built-up (per DS-MAX Properties, 9 Oct 2026).
Who is the developer of DS-MAX Spoorthi Nest?
DS-MAX Spoorthi Nest is by DS-MAX Properties. AlphaDesk hasn't rated DS-MAX Properties's delivery record yet — check its past projects on the RERA portal.
Is DS-MAX Spoorthi Nest a good buy?
AlphaDesk gives DS-MAX Spoorthi Nest a project score of 54/100 (C) on location, builder record, resale and living comfort. That is an analysis, not a legal clearance — check the title, approvals and your unit's cost sheet before paying.
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Scores use AlphaDesk market reference data reviewed July 2026 and analyst assessments; prices change, so confirm the current price list with the builder. Guidance only, not legal or financial advice.