Area photo · Electronic City© HokuroN · CC BY-SA 4.0VillaProject score only, not a price check or legal clearance.
From the latest listing we track. Your unit's cost sheet is the final word.
Scored on 4 of 7 factors · ranked #212 in Bengaluru. Analysis, not a recommendation.
PRM/KA/RERA/1251/308/PR/180319/001808. Title & approvals review — Legal Desk.
Strongest: around the land
Look closer at: peace of mind
Growth, yield, EMI and rent are estimates from area data, not promises. AlphaScore is an analytical score, not a price check or legal clearance.
Measured from the mapped site boundary.
Connecting road: 431 ft · Local road: 198 ft. Boundary 2,393 ft.
Measured along the mapped boundary, from OpenStreetMap. A mapped road doesn't prove legal access or its width. Check on the ground and in the papers.
OpenStreetMap
Lakes are lovely, but rules limit building on the buffer around them, and low land nearby can flood.
OpenStreetMap
Big storm-water drains. Land beside them can flood, and building near them is restricted. The 2015 master plan's commonly cited buffers are 50 m, 25 m and 15 m for primary, secondary and tertiary drains. Confirm the buffer that applies with the BDA or GBA.
OpenStreetMap
Some buyers avoid homes beside a burial ground or crematorium, which can affect resale.
BBMP/BWSSB map via OpenCity
Tertiary drains often run beside ordinary roads. Worth seeing, but they aren't counted in the score.
BBMP/BWSSB map via OpenCity
Landfills and waste plants can bring smell, trucks and groundwater worries.
OpenStreetMap
Good for access, but trains right beside a home mean noise and vibration.
Chickbegur 5 MLD, BBMP/BWSSB map via OpenCity
A treatment plant nearby can mean smell, depending on wind and how well it runs.
Starts at 100. Close to a rajakaluve or stream, up to 35 off; a waste site, up to 25; a lake or sewage plant, up to 20; a burial ground, up to 15; a railway, up to 8. Floor of 20. Small drains aren't counted. Absence from these maps doesn't prove nothing is there. Distances are straight lines on the map, not a site survey. See it on the 3D map
Scored on location, builder, resale and living comfort. The price shown is the listed price, compare it with your unit's cost sheet when you visit, and we'll tell you whether it's fair.
Water, floods, late keys, overpaying, metro, legal, resale, answered from our data.
From AlphaDesk360 area data, the builder's public record, K-RERA and our price checks. Area-level facts (water, flooding) vary street by street, verify on a site visit.
Weighted from price, possession, metro, builder trust, home sizes, living comfort, water, flooding, growth, rent yield, resale and RERA status. A guide, not advice.
VRR Golden Enclave isn't modelled yet. These nearby projects are, with real towers, site boundaries and open space.
What the sales pitch says, and what the data says.
Like-for-like price comparison is being built for this project.
No reliable ₹/sq ft yet.
We only call a price high or low when we can compare like with like. For this project we are still collecting the unit size behind its published price. You can speed this up by sharing the size of the unit this price is for, the area basis (carpet, built-up or super built-up), whether this is a new sale or a resale.
This figure: published starting price, inclusions not itemised, on an unstated area basis.
Development format: Development format not known (Not known).
Still missing: the size of the unit this price is for; the area basis (carpet, built-up or super built-up); whether this is a new sale or a resale.
Left out of the comparison:
Method price-2026.11.1, data dkxyufa-o0, assessed 4 Nov 2026.
Developer-stated possession: Dec 2027
A date says when something was promised or registered. It doesn't show how far construction has actually got.
We don't have reliable geometry for this project, so it appears as a map marker. Realistic detail isn't proof of accuracy, so check the sanctioned plans before relying on a view, floor or facade.
If handover slips 6 / 12 / 24 months: ~₹15 L / ₹30 L / ₹60 L in rent + loan interest.
Open the engine →Bear · base · bull yearly return on your cash if rented out from year 3, under assumed area growth and rent. Nominal, before tax. Not a forecast.
Open the engine →There's no checked price to negotiate from yet, ask for the builder's itemised cost sheet.
Open the engine →GST, stamp duty and registration on top of the listed ₹4.27 Cr (₹4.81 Cr in all). Builder charges (parking, club, PLC) aren't included, check them in the Quote Analyzer.
Open the engine →Scenarios use Electronic City'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.
GST, stamp duty, cess and registration on the price on a public listing of ₹4.27 Cr. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
Karnataka rules as listed in the Builder Quote Analyzer. Stamp duty is charged on the higher of the price and the guidance value.
Peak-hour door-to-door estimates to Bengaluru's big job hubs, by road and, where it's faster, by running metro.
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.
Drive time to each job hub at every hour, the best time to leave, and the metro alternative.
| Drive to | 12am | 3am | 6am | 9am | 12pm | 3pm | 6pm | 9pm | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Electronic City 2.4 km | 10 | 10 | 10 | 11 | 18 | 18 | 15 | 14 | 17 | 20 | 16 | 12 | ||||||||||||
| Sarjapur Road (RGA / Wipro) 10.4 km | 30 | 30 | 30 | 34 | 53 | 54 | 43 | 43 | 50 | 60 | 48 | 35 | ||||||||||||
| Koramangala / HSR 11.5 km | 33 | 33 | 33 | 37 | 58 | 59 | 47 | 47 | 54 | 65 | 53 | 38 | ||||||||||||
| ORR tech belt (Bellandur) 11.7 km | 34 | 34 | 34 | 38 | 59 | 60 | 48 | 48 | 55 | 67 | 54 | 39 | ||||||||||||
| Embassy Golf Links / Domlur 14.6 km | 41 | 41 | 41 | 46 | 71 | 73 | 59 | 58 | 67 | 81 | 65 | 47 |
Minutes by car, door to door. Tap a row for the detail · 7 more hubs on the full page.
AlphaDesk360 model of a typical weekday, not live traffic: straight-line distance × 1.35 for roads, Bengaluru's usual hourly congestion pattern and this area's road quality. Rain, events and accidents can add a lot more. Metro times include walking or an auto to the station and waiting.
The AlphaScore is an analytical project score, not a price check and not a legal clearance. Weights shown in brackets. Not scored yet: price vs comparables, builder trust, investment return, the score is re-weighted over the rest, never filled with a guess.
Connectivity, jobs, schools and daily needs
How quickly and well it would sell later
Layout, amenities, maintenance and water
Rajakaluves, lakes, burial grounds, sewage plants, waste sites and railways near the mapped site
Smallest unit (₹4.27 Cr), 75% loan at 8.5% for 20 years.
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.
For a ₹4.27 Cr home, 20-year loan.
Over 50% of income, banks may refuse. If rates rise 2%, EMI becomes ₹3,19,731 (128% of income).You're short ₹33 L in upfront cash (banks lend at most 75%).
A what-if, not a forecast: the listed price grown at Electronic City's estimated trend of 9.5% a year. Area trends are AlphaDesk360 estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3.6% a year, roughly ₹1,28,100 a month on a ₹4.27 Cr home.
Everything on file for this project
Another portal shows ₹3.12 to ₹3.17 Cr, so confirm the current price.
Peak-hour door-to-door estimates · faster of road or metro
Area profile
1 other project we track
Built from what's still unknown about this project. Ask them in writing, keep the answers.
Short, sourced answers, each one stands on its own.
Listings show VRR Golden Enclave from about ₹4.27 Cr, but this price has not been checked with VRR Builders, ask the developer for the latest itemised cost sheet before deciding.
VRR Golden Enclave is in Electronic City Phase 1, in the Electronic City area of South Bengaluru, about ≈1.5 km (straight line) from Infosys Foundation Konappana Agrahara metro station.
VRR Golden Enclave is registered with Karnataka RERA under PRM/KA/RERA/1251/308/PR/180319/001808. Confirm it on rera.karnataka.gov.in before paying.
Possession of VRR Golden Enclave is Dec 2027. Compare it with the date in your agreement.
VRR Golden Enclave offers 4 BHK villas, sized 3,885–3,928 sqft (per VRR Builders, 4 Nov 2026).
VRR Golden Enclave is by VRR Builders. AlphaDesk360 hasn't rated VRR Builders's delivery record yet, check its past projects on the RERA portal.
AlphaDesk360 doesn't give a buy verdict on VRR Golden Enclave until its price is checked with the developer. Its project score is 74/100 on location, builder record and living comfort.
Sobha Limited · Hosur Road, near Electronic City
Unit sizes aren't published, so ask for the official cost sheet to see the true ₹/sq ft.
Kolte-Patil Developers · Electronic City Phase 2
Puravankara (Purva) · Hebbagodi, Huskur Road (Electronic City)
Unit sizes aren't published, so ask for the official cost sheet to see the true ₹/sq ft.
Scores use AlphaDesk360 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.
