The Assetz City of Palms Verdict
A well-planned, registered 30 x 40-led layout with the lowest entry ticket among the belt's branded launches, payments tied to work on the buyer's own cluster and a generous clubhouse programme. The trade-offs are specific and checkable: a pending civil suit, a clubhouse that arrives 15 months after the plots on land the promoter keeps, gram panchayat water and a rural khata, a future neighbour's access through the roads, and charges above base not yet published. For a buyer who works in the north of the city and plans to build, it is a strong option in the belt, provided the checks below come back clean.
| Factor | Assessment |
|---|---|
| Registration and plan | Strong: registered, draft layout plan approved by BIAAPA, dated milestones |
| Plot mix and entry ticket | Strong: 30 x 40-led, from ₹1.08 Cr base |
| Payment terms | Strong: construction-linked, five-year defect liability |
| Location | Good for the airport and the industrial north; far from the metro and the city |
| Amenities | Broad, though the clubhouse follows the plots by 15 months |
| Legal | One pending civil suit, at summons stage |
| Utilities and civic status | Gram panchayat water, rural (panchayat) khata |
| Price transparency | Base bands published; club, legal and maintenance amounts not yet |
Assetz City of Palms Strengths
Registered, with a filed plan and fixed dates
Buyers here sign up to a registered project, not a codename. City of Palms holds K-RERA registration PRM/KA/RERA/1250/303/PR/300626/008780, its draft layout plan was approved by BIAAPA on 19 June 2026, and the land was converted to residential use by orders of May–June 2025. The plan fixes the plots, roads and parks, and the dates: works from 16 August 2026, plots by 15 February 2029, the clubhouse by 15 May 2030.
A 30 x 40-led mix and the belt's lowest branded entry ticket
Two-thirds of the plots, 415 of them, are 30 x 40, with another 138 at 30 x 50 and 66 odd-shaped plots. At ₹9,000–10,000 per sq ft, a 30 x 40 costs ₹1.08–1.20 Cr base, the lowest entry ticket among the belt's branded launches, even though the rate sits level with the belt's branded top tier. Density does it: at 17.6 plots per acre this is the densest large layout in the belt.
Payments tied to the works
After 9% at booking and 16% at agreement, 65% of the base price follows levelling, the cross-road layer and the STP and underground services on the buyer's own cluster, and the last 10% comes at the call for registration. Cancelling before the agreement costs little and is fixed in advance: nothing within 15 days of the allotment letter, rising to 2% after 61 days.
Five years of defect liability
The registered agreement carries a five-year defect liability from handover, and three years of layout maintenance from the final release are included in the price.
Plantation land, and a plan that keeps green in it
The site is coconut and mango plantation today, the palms that give City of Palms its name. The plan answers with four parks of about 3.7 acres, a natural drain kept as a landscaped green spine, avenue planting on both sides of the roads and a plantation programme from March to November 2028.
Frontage on Chapparakallu Road, between the STRR and IVC Road
About 0.44 km of the west boundary sits on Chapparakallu Road, the 22 m road between the STRR at Chapparakallu, 3.3 km north, and IVC Road at Thindlu Circle, 2.3 km south. The Foxconn plant is 7.1 km away, Harrow International School Bengaluru 3.4 km and the airport's Terminal 1 19.0 km, all by road.
A ~20,000 sq ft clubhouse and a full sports programme
The clubhouse holds a swimming pool, a gymnasium, a badminton court, party halls, a yoga room and games rooms; outside are tennis, padel, pickleball, basketball and futsal courts, box cricket, an amphitheatre and a jogging pathway. The registered specification lists 14 clubhouse items and 21 outdoor ones, 36 with the party lawn on the master plan.
Assetz City of Palms Watch-Points
One pending civil suit on the land
One civil suit is pending: OS 128/2026 before the Principal Senior Civil Judge and JMFC, Devanahalli, a claim of title by the heirs of a 1961 tenant. As at 21 September 2026 it is at summons stage, with the next hearing on 30 September 2026, and the promoter's disclosure describes it as without merit. A pending suit is not a finding against the title, but it is the one legal item on this land to follow, so have your lawyer read the pleadings and check the status before the agreement and again before registration.
The clubhouse follows the plots by 15 months
Plots are due by 15 February 2029 and the clubhouse by 15 May 2030, and the agreement says the clubhouse's later completion is not a delay in possession. A separate clause says the clubhouse will be delivered on completion of all the phases the promoter develops, including the adjacent lands, which sits awkwardly beside the fixed 15 May 2030 date; ask for that date to be confirmed in writing before you sign. The clubhouse land stays with the promoter and residents use it through the Plot Owners' Association. Use carries subscriptions and usage charges set from time to time, on top of the one-time club house charges that are paid at registration, before the clubhouse is due.
Water from the gram panchayat
There is no BWSSB supply here. The gram panchayat has agreed to supply the project, through a centralised underground sump and overhead tank to each plot entry; ask how the supply is sized for 620 plots and what the fallback is.
A rural (panchayat) khata
Plots carry a rural (panchayat) khata, obtained from the revenue authority after registration, not a BBMP or GBA khata; e-khata was issued for the land in June 2026. The practical questions follow from that: whether your lender finances panchayat-khata plots, and how building-plan approval will work when you come to build.
A future project's access through the layout
The promoter intends a separate project on adjoining land, reached through this layout's roads. Those roads are public roads, to be handed over to the local authority, so that traffic cannot be kept out, and the agreement also expects the plot owners and their association to maintain the layout roads once the project is complete. The adjoining project will have its own approvals, amenities and clubhouse; only its access runs through City of Palms. Ask which roads will carry it before you choose a plot.
Charges above base not yet published
The base bands are public; the amounts for club house charges, legal and documentation and three years' maintenance, each with 18% GST, are not, and preferred location charges apply to corner, park-facing and wider-road plots. Until you hold the cost sheet for your own plot, the all-in figure is incomplete.
Far from the metro and the city
No operating metro station is within 30 km by road; Jalahalli, the nearest, is 31.1 km. The airport line's nearest station site, Doddajala, is 11.4 km away and is not expected to open before September 2027. Manyata Tech Park is 29.7 km and Aster CMI Hospital, Hebbal 28.0 km by road, so this is an address for the airport-and-industry north rather than a daily commute into the city.
Assetz City of Palms Due-Diligence Checklist
- Verify the registration. Check PRM/KA/RERA/1250/303/PR/300626/008780 yourself at rera.karnataka.gov.in and read the documents attached to it.
- Track the civil suit. Ask your lawyer to check the status of OS 128/2026 before the agreement and again before registration.
- Match the land to the title. The agreement records the land in possession as 2.75 guntas short of the converted extent, and the layout drawing marks small encroachment strips along the north boundary. Ask how both are treated and confirm that your plot is clear of them.
- See your plot on the plan. Ask for the draft layout plan approved by BIAAPA and check your plot's number, dimensions, facing and road width on it.
- Get the full cost sheet. Base, PLC, club house charges, legal and documentation, maintenance and sinking fund, with GST line by line.
- Read the cancellation terms. The allotment letter's deductions, from nothing to 2%, and the agreement's forfeiture of 10% of the total sale consideration on default.
- Know your cluster. 65% of the base price follows works on your plot's cluster, so ask where it sits in the works sequence.
- Get the clubhouse date in writing. Confirm 15 May 2030 against the clause that links delivery to all phases, and ask for the subscription terms.
- Read the adjoining-access clause. Find out which roads the future project will use.
- Ask about water and trees. How the gram panchayat supply is sized, and which of the existing palms and mango trees the layout keeps, since no count is published.
- Check your loan. Confirm that your lender finances panchayat-khata plots, and get an in-principle sanction before the agreement stage.
- Pay the right way. Pay only by bank transfer or cheque to the project collection account named in your agreement, and keep every receipt.
Assetz City of Palms Market Perspective
The belt is crowded, and that cuts both ways. Within a 7 km radius, K-RERA approved 46 plotted registrations from 2024 to 2026, about 11,000 plots on some 910 acres, making the Kundana-hobli and IVC Road belt one of Bengaluru's busiest plotted markets: choice now, competition at resale later, and an edge for layouts finished on time and kept well. Rates run in bands by sub-market, each measured a little differently:
- Doddaballapur-side plotted layouts: about ₹4,800–7,000 per sq ft, from listings.
- Unbranded and resale plots, Devanahalli and IVC Road: ₹5,500–6,900 per sq ft, portal listing averages of asking prices in 2025–26.
- Mid-market branded launches of 2025 and early 2026: about ₹6,000–8,100 per sq ft, launch sales value divided by filed plot area.
- Assetz City of Palms: ₹9,000–10,000 per sq ft base, plus PLC, from the April 2026 EOI.
- Top of the belt, premium large-plot launches of 2025–26: about ₹10,200 per sq ft, by the same sales-value method.
City of Palms' base band sits level with the belt's branded top tier, so this is not a discount on rate. Its advantage is the ticket: a 30 x 40-led mix keeps the entry near ₹1.08 Cr, well below the entry tickets of the larger-plot branded launches nearby. No appreciation or rental-yield figure is published here, because no research house tracks plot prices for the area and a plot earns no rent until it is built on. Within the same Assetz Property Group Bengaluru portfolio, Assetz Twin Lake City helps readers judge whether brand comfort is also matched by location, format, and budget fit.
Who Assetz City of Palms Suits
It suits
- Buyers who want a registered, branded plot at the belt's lowest entry ticket, a 30 x 40 from ₹1.08 Cr base.
- Families planning to build after possession in 2029, who value parks, a clubhouse and services laid to every plot.
- People whose work is in the airport and industrial north: the Foxconn plant at 7.1 km, the KIADB Devanahalli General Industrial Area at 8.7 km, Prestige Tech Cloud at 11.8 km and Bengaluru Signature Business Park at 14.5 km.
- Long-horizon land buyers who are comfortable holding a plot that earns no rent until it is built on.
Look elsewhere if
- You need a metro or a short daily commute into the city.
- You want a BBMP or GBA khata, or BWSSB water.
- You want to use the clubhouse from the day you take possession.
- You need a ready home now rather than a plot to build on.
Assetz Property Group Reviews and Track Record
Assetz Property Group is the developer, and the registered promoter is Assetz Investments and Holdings Private Limited, an Assetz company incorporated in 2025 for this project, at Assetz House, 30 Crescent Road, Bengaluru. Because the promoter company is new, the record to weigh is the group's: its delivered projects, its scale and its project-company structure are set out on the builder page. As at 21 September 2026 there are no complaints on K-RERA against the project or its promoter, though a company formed in 2025 has had little time to attract any, so weigh the group's record as well; any promoter's complaints can be checked at rera.karnataka.gov.in.
Is Assetz City of Palms Worth It?
For the right buyer, yes, on the conditions above. It offers what is hardest to find at this ticket: a registered, branded layout with a filed plan, payments tied to the works and a full clubhouse programme, between the STRR and IVC Road. In return it asks the buyer to check a pending civil suit, a later clubhouse, gram panchayat water and khata, and a neighbour's access through the roads. Take the checklist to the sales team, get the cost sheet and the clubhouse date in writing, and decide on the paper. See the full price breakdown or arrange a site visit.
This is an editorial assessment as at 21 September 2026, not investment advice. Confirm every figure and term with the developer and your own lawyer before you pay.
Enquire about Assetz City of Palms
Walk the plantation, stand on the Chapparakallu Road frontage and see where your plot sits. Leave your name and phone number, and the sales team will share current availability, the cost sheet and a slot for your visit.
Book a Site VisitAssetz City of Palms Reviews – Frequently Asked Questions
Is Assetz City of Palms a good investment?
It depends on your horizon and what you plan to do with the plot. In its favour are a registered plan with dates, a 30 x 40-led mix with the lowest entry ticket among the belt's branded launches, a construction-linked payment plan and a position between the STRR and IVC Road, close to the Foxconn and KIADB industrial belt. Against it are a pending civil suit, a clubhouse that follows the plots by 15 months, panchayat water and khata, and about 11,000 plots registered within a 7 km radius since 2024. This site publishes no appreciation or rental-yield figure, because no reliable plot-price series exists for the area.
Is there any litigation on the Assetz City of Palms land?
One civil suit is pending: OS 128/2026 before the Principal Senior Civil Judge and JMFC, Devanahalli, a claim of title by the heirs of a 1961 tenant. As at 21 September 2026 it is at summons stage, with the next hearing on 30 September 2026, and the promoter's disclosure describes it as without merit. There are no complaints against the project or its promoter on K-RERA as at the same date. A pending suit is not a finding against the title, but ask your lawyer to check its status before the agreement and again before registration.
What happens if I cancel my Assetz City of Palms booking?
Before the agreement, the allotment letter sets the deduction: nothing within 15 days of the allotment letter, 1% of the plot cost from day 16 to day 30, 1.5% from day 31 to day 60 and 2% after 61 days. The balance is refunded within 45 days of your cancellation letter. After the agreement is signed, a buyer who defaults forfeits the booking amount of 10% of the total sale consideration. If you would rather pass the plot to someone else before registration, the transfer fee is ₹200 per sq ft.
Is it safe to pay an EOI or booking amount for Assetz City of Palms?
The project is now registered, so a booking is made against a registered plan rather than an unregistered codename, and the April 2026 EOI was non-binding. At the allotment-letter stage the booking amount is capped at 10% of the plot cost, and the agreement must follow within two months. Before you pay, check the registration at rera.karnataka.gov.in, get the cost sheet for your plot and read the cancellation terms. No real estate agents are declared on the registration, so if a broker is involved, check their own K-RERA agent registration, and pay only by bank transfer or cheque to the project collection account named in your documents.
What khata will plots at Assetz City of Palms have?
A rural (panchayat) khata, not a BBMP or GBA khata. Buyers obtain it from the revenue authority after the sale deed is registered, and e-khata was issued for the land in June 2026. Before you borrow, confirm that your lender finances panchayat-khata plots, and keep the conversion orders and e-khata in your document file.