Skip to content
Aravind Rao

Independent · Karnataka RERA registered

Every builderin Bengaluru.One advisor.

I work across every developer and every corridor in the city — so whichever home you choose, one person carries it, from the first shortlist to the keys in your hand.

Find my corridorWhatsApp me
In Bengaluru
14 years
Covered end to end
9 corridors
Charged to buyers
₹0
Glass-balconied apartments in a modern residential tower
The whole city01 / Find your corridor

Set your budget. See where in Bengaluru it actually lands you.

Nine corridors, forty-odd developers, one advisor across all of them. Move the slider and the map tells you what your money reaches — including the corridors I would talk you out of.

₹1.5 Cr

₹50 L₹6 Cr+
ORRNWhitefield3 BHKSarjapur Rd2 BHKORR East2 BHKHebbal2 BHKNorth / Airport3 BHKElectronic City3 BHKJP Nagar2 BHKKanakapura Rd3 BHKCentral—
Schematic — compass-true, not to scaleIn budgetAbove budget
Whitefield & Varthur, Bengaluru

East

Whitefield & Varthur

+9.4% YoY

₹1.5 Cr here buys

3 BHK · 1,620 sq ft

typically ₹1.46 Cr

Rate band
₹7,800–11,500 /sq ft
On my panel
2 projects

Drive time, off-peak

  • ITPL · 12 min
  • Manyata Tech Park · 62 min
  • MG Road · 55 min

Purple Line running to Whitefield (Kadugodi)

Families working the ITPL / EPIP belt who want a full-amenity township and a school within 3 km.

Rates inside gated townships have run ahead of the roads around them. Check borewell depth and Cauvery connection status project by project — it varies street to street here.

See 2 in WhitefieldAsk about Whitefield

Indicative bands, reviewed quarterly · ask me for the live rate card on any corridor

Why not just use a portal02 / The difference

You are not short of listings. You are short of one person who owns the outcome.

Portals are lead markets — you are the product being sold to whoever bid highest for your phone number this morning. Here is what changes when a single advisor carries the file instead.

On a property portal

With me

Your number goes to nine agents in ninety seconds.

Your number stays with me. One person, one thread, one WhatsApp.

You see whichever project bought the top slot this month.

You see every project that fits, including the ones with no marketing budget.

Nobody tells you what is wrong with a project.

Every shortlist comes with what I would flag. In writing.

You drive to eleven site visits across four weekends.

We do the whole shortlist in one planned Sunday, in one car.

The listing disappears; so does the person who sent it.

I handle registration, khata and the snag list. Then I stay reachable.

And it costs you nothing. On new projects the developer pays my fee — the same fee whichever one you choose.

How I am paid
Before you sign anything03 / The real number

The sticker price is never the price. Here is the whole number.

Stamp duty, cess, surcharge, registration, GST, advocate and khata — the ₹10–14 lakh nobody mentions on a ₹1.5 crore flat. Run yours, then send it to me and we will work backwards to a shortlist you can actually afford.
Stage of purchase
₹1.2 Cr
₹25 L₹10 Cr
75% · ₹90 L
No loan90%
8.50%
7%12%
20 years
5 yr30 yr

Karnataka stamp duty is 5% at this value, plus 10% cess and 2% surcharge on the duty, plus 1% registration. Banks fund the agreement value only — every one of those charges is out of your pocket on registration day.

Cash needed on day one

₹38 L

₹30 L down + ₹8.3 L charges

Monthly EMI

₹78,104

₹78,104 · 20 yr @ 8.50%

All-in cost of ownership

Brokerage to you ₹0

₹1.28 Cr

₹1,28,32,000

Agreement value₹1,20,00,000
Stamp duty · 5%₹6,00,000
Cess + surcharge₹72,000
Registration · 1%₹1,20,000
GST · not applicable₹0
Advocate + khata₹40,000
Brokerage₹0

Over 20 years you repay ₹1.87 Cr, of which ₹97 L is interest. Shortening the tenure to 15 years saves you roughly ₹28 L.

Send me this breakdown

Planning estimate only. Stamp duty, cess and GST rates change; your lender's processing fee, insurance and any parking or corpus charges sit on top. I will give you the exact figure in writing before you pay a token.

On my panel this month04 / Current shortlist

A shortlist, not a catalogue.

Four of the 12 projects I am actively placing buyers into right now. Every one comes with what I like about it — and what I would flag.
See all 12 projects
Verdant Quarter, Whitefield Main Road
Ready to moveApartment

Whitefield Main Road · Whitefield

Verdant Quarter

Aravali Estates

A 640-unit township that has already filled up — which means you can see how it actually runs before you buy.

2 BHK · 1,185 sq ft3 BHK · 1,640 sq ft3 BHK + study · 1,875 sq ft

From

₹1.05 Cr

₹8,900/sq ft · Occupied since 2024

Northwind Heights, Thanisandra Main Road
Under constructionApartment

Thanisandra Main Road · Hebbal

Northwind Heights

Kaveri Habitat

The best-priced new 3 BHK inside the Manyata catchment, from a developer who has never missed a handover date in this corridor.

3 BHK · 1,690 sq ft3 BHK large · 1,955 sq ft4 BHK · 2,480 sq ft

From

₹1.59 Cr

₹9,400/sq ft · Handover Dec 2027

Aequa One, Bellandur, Outer Ring Road
Ready to moveApartment

Bellandur, Outer Ring Road · ORR East

Aequa One

Northstone Developments

The strongest rental asset on this list — 96% occupancy across the last three years, and a waiting list for 3 BHKs.

2 BHK · 1,225 sq ft3 BHK · 1,690 sq ft

From

₹1.52 Cr

₹12,400/sq ft · Occupied since 2023

Lakeline East, Varthur
New launchApartment

Varthur · Whitefield

Lakeline East

Trisara Developers

Launch pricing on the lake side of Varthur, with the pre-launch allocation still open on the two lower towers.

2 BHK · 1,140 sq ft3 BHK · 1,585 sq ft

From

₹91 L

₹7,950/sq ft · Handover Mar 2029

How it runs05 / The process

Five steps. One Sunday of site visits.

Most buyers spend four weekends driving to eleven projects and end up more confused than when they started. This is the version that respects your time.
  1. 0190 minutes, at your kitchen table

    The brief

    Budget, commute, schools, parents, the car count, whether you are a morning-light person. I take notes. Nothing is shown to you yet.

  2. 02Within 4 days

    The shortlist

    Four to six projects across every developer that fits — with the reason each one made the list, and a note on what I would flag about it.

  3. 039am to 4pm, one car

    One Sunday of visits

    We see them all in a planned loop, in daylight, with a measuring tape and a water-pressure test. You go home with a decision, not eleven brochures.

  4. 0410–14 days

    Diligence & negotiation

    Advocate reads the title. I negotiate the price, the floor, the payment plan and the freebies you did not know were negotiable.

  5. 05Through to handover

    Loan, registration, keys

    Four lenders compared, the sub-registrar appointment made, the snag list walked with the site engineer. I am there on registration day.

What I handle06 / Services

Buying, selling, letting, and the paperwork nobody enjoys.

Fees are published for every engagement below — before you engage me, not after you are committed.
Full scope and fees

Buying a home

For families and first-time buyers

From a two-hour brief to the day your name is on the khata. I shortlist across every developer in your corridor, not just the ones paying for leads this quarter.

FeeNo fee to you. I am paid by the developer, at the same rate whichever project you choose.

Selling & resale

For owners exiting an apartment, villa or plot

Priced against what actually closed on your floor plate this quarter — not against the optimistic listings sitting unsold above you.

Fee1% of the closed price, payable only on registration.

NRI purchase

For buyers in the Gulf, US, UK and Singapore

You will not fly down to look at eleven projects. I walk them for you on video, in daylight, with the questions you would have asked.

FeeNo fee for new-project purchases. Management retainer quoted separately.

Investment advisory

For second and third purchases

Yield, exit liquidity and holding cost — modelled honestly, including the corridors I would tell you to avoid this year.

FeeAdvisory retainer from ₹25,000, adjusted against brokerage if you transact.

Rental & leasing

For landlords and relocating tenants

Tenant screening that goes past the salary slip, and a lease that will not embarrass you in a dispute two years from now.

FeeOne month's rent, split conventionally.

Legal & due diligence

For anyone about to sign anything

Title chain, khata, approvals, RERA filings and encumbrance — read properly, by an advocate, before the token cheque leaves your hands.

FeeAdvocate's fee at cost, from ₹15,000. No margin added.

From the families07 / In their words

The ones who nearly bought the wrong flat.

We had shortlisted three projects off a portal and were about to book. He drove us to all three on a Sunday, made us stand in the actual flat at 3pm, and we walked away from two of them. We bought the fourth one he showed us.
Priya & Naveen R.3 BHK, Thanisandra · bought 2025
I was in Dubai the whole time. He video-called me from the site every fortnight, caught a plumbing shaft that was 400 mm off the plan, and had it fixed before handover. I signed the registration through PoA without ever seeing the flat in person.
Faisal M.2 BHK, Whitefield · NRI purchase 2024
The honest part was him telling us not to buy in the corridor we had set our hearts on. He explained the resale liquidity in one page. Two years later that was exactly right.
Sudha K.Villa plot, North Bengaluru · 2023
Sold my JP Nagar apartment in 38 days at 4% above the price two other agents had quoted me. He priced it off actual closings, not off listings.
Rajesh A.Resale, JP Nagar 7th Phase · 2025
Currently taking briefs for Q4 possession

Tell me what you are looking for. I will tell you honestly whether it exists at your budget.

A ninety-minute conversation, no obligation, and a written shortlist within four days. If your budget does not reach the corridor you want, I would rather say so on day one than after you have spent four weekends on site visits.

Book a callWhatsApp me
CallWhatsApp