Asian Fab Kengeri

On the name. Asian Fab Tec Limited has not announced a marketing name for this development. Neither of the two Terms of Reference granted for the land carries one; both describe the scheme only by its product class, as a "Residential Apartment With Club House And Amenities" project, which is a regulatory descriptor and not a brand. Asian Fab Kengeri is the working title used on this site. We assembled it from the promoter's name and the hobli because a project needs something to be called. It is not on any certificate, it is not the developer's word, and it should not be quoted back to anyone as though it were official. If a name is announced, this site will carry that name instead. For another Bengaluru read, Assetz Miru & Miyo helps ground the project story in buyer fit, product type, and the level of document clarity needed before moving ahead.

On registration. This project is not registered with the Karnataka Real Estate Regulatory Authority. There is no registration number and there is no pending application either — we searched the registry in full and found nothing for this promoter. Section 3 of the Real Estate (Regulation and Development) Act 2016 states the consequence without ambiguity: a project in a registrable class cannot lawfully be advertised, marketed, booked or sold until registration has been granted. No booking may be taken, no allotment made, no advance collected. If someone offers you a unit here today, they are offering something the law does not yet permit them to offer. PropNewz is an independent publisher; this microsite is an information and enquiry resource for a scheme at the approvals stage, and it is not a booking channel.

A Purple Line terminus within a short drive

Challaghatta metro station is 2.76 km from the published coordinate by road. It is the operational western terminus of Namma Metro's Purple Line, which means a resident boards at the start of the line rather than squeezing onto a train that filled up several stations earlier. On our routing that leg runs from roughly four minutes in free-flowing conditions to about ten at the city's measured peak congestion, so treat it as a feeder ride rather than a fixed number.

Two caveats we will not soften. It is not walking distance — anyone describing a metro terminus at that road distance as walkable is quoting the map measurement, not the road. And the gap between the two is unusually wide here: the station sits 1.19 km away in a straight line and 2.76 km along the road, a detour ratio of 2.32. Budget for the road figure.

Kengeri railway station at 3.67 km by road adds suburban rail as a second, independent public-transport mode, and Kengeri Bus Terminal follows at 4.64 km. Two operating public-transport modes inside four kilometres is a genuine structural advantage of this address, and it rests on built infrastructure rather than on anything proposed.

A paper trail that can actually be checked

Most pre-launch schemes offer a buyer a brochure. This one offers two digitally signed government certificates, a portal record, and six survey numbers. The registered office on the certificate — Plot No. 15, II Phase, Peenya Industrial Area, Bengaluru 560058 — matches the address on the PARIVESH application form and the address on the company's own website, a three-way match that ties the entity which filed for this land to the operating company. Where our reading of the record favours the developer, we would rather say so plainly. This is one of those places.

Scale, filed rather than claimed

Fifteen and a half acres carrying 3.10 million sq ft of gross built-up area, at a declared cost of Rs 526.27 crore, is a large scheme by any measure, and every one of those numbers comes off a certificate rather than a hoarding. Schedule 8(b), the head it was appraised under, is titled Townships and Area Development Projects. Our reading — and it is a reading, not a filed fact — is that a scheme of this size would normally carry a dedicated clubhouse building rather than a set of rooms inside a residential block. That is an expectation about projects of this scale, not evidence about this one.

A corridor that prices below the city

ANAROCK's Q2 2026 Bengaluru report puts the Mysore Road micro-market average capital value at Rs 8,040 per sq ft, up 2% quarter on quarter, against a Bengaluru city average of Rs 9,450 per sq ft. Our own arithmetic on those two published figures: Rs 9,450 less Rs 8,040 is Rs 1,410, and Rs 1,410 over Rs 9,450 is 14.9% — so the corridor runs roughly 15% below the city average. That is an estimate derived from ANAROCK's numbers, not a figure ANAROCK publishes, and it is the corridor's basic proposition.

Healthcare and education density in the near ring

HK Hospital is 1.77 km by road, with a detour ratio of just 1.10 — the road distance is barely longer than the straight line, which means a direct approach with no barrier to drive around. For an emergency run that matters more than the raw kilometres. The Rajarajeshwari medical campus routes at 2.44 to 3.25 km; it appears twice in the underlying map data under two names, so we publish the range rather than pick one. ACS College of Engineering is 1.73 km and Basava Residential Girls School 1.42 km. A dense college belt supports a durable rental market — and brings academic-calendar traffic onto the local roads twice a day in term. Both are true.

The client brief supplies three configuration bands and attaches its own warning to them, which we reproduce verbatim: "tentative — complete details will be shared post RERA." No filing corroborates any part of the table below. Read it as an early marketing sketch published with its provenance attached, not as the project's specification.

The brief does not state whether these are carpet, built-up or super built-up figures, and no carpet-area schedule exists for this project from any source. An area band whose basis is unspecified cannot be compared with any other project's band. No rate and no price attaches to any of them.

On unit and building counts, the position is this. The client brief describes 1,336 apartments; no filing states a unit count. On buildings, the brief's headline figure and its own summary block disagree with each other, and neither is corroborated, so we publish no building count at all — not the higher figure, not the lower one, and no argument that either is the more likely. Where a document contradicts itself and no primary source settles it, the honest course is to publish neither number.

One piece of arithmetic is worth doing once, so you can see why it settles nothing. Inferred: the verified 3.10 million sq ft of built-up area, divided by the brief's 1,336 units, is about 2,320 sq ft gross per unit. Gross built-up area includes basements, parking, lift cores, corridors, wall thicknesses and the clubhouse, and is therefore always far larger than any saleable area. It is consistent with the brief's count. It would be consistent with several other counts too. Anyone quoting 2,320 sq ft as an apartment size is misusing it. The full treatment is on our floor plans page.

Amenities: what the filings name, and what they do not

A clubhouse is established by the project's own filed title on both granted certificates. That is the entire verified amenity record. Both certificates were read in full and searched: there is no clubhouse area, no floor configuration, no facility list, no count of anything. The only quantity either document carries against the product line is the built-up area itself.

No amenity schedule has been published for this project. There is no developer amenity page, no sanctioned-plan extract and no RERA declaration, because there is no registration. The amenity list circulating in early material is boilerplate: it appears verbatim in the material for a different, unrelated project in the same batch, and near-identically in a third. A list identical across three schemes by three developers on three parcels is a template, not a description. We do not publish it as this project's amenities. Our amenities page sets out the reasoning in full.

Location: Doddabele, Kengeri Hobli

The parcel sits in Doddabele village — that is the spelling on the filings and in the census, under village code 613024 — in Kengeri Hobli, Bangalore South Taluk, Bengaluru Urban district, postcode 560060.

The coordinate we publish is 12.89549, 77.47207, and we are specific about what it is: the centre of the bounding box of the parcel's own boundary file, as lodged by the developer with PARIVESH. It is not a surveyed centroid, it is not the site entrance, and we never write it to more than five decimal places. The coordinate carried in the circulating client material falls outside the developer's own filed bounding box, which is a hard disqualification, and we have discarded it.

The site is reached off Mysore Road — the old SH-17 alignment, since renumbered NH-275 — via the Doddabele village road. Three roads get collapsed into one in material about this corridor, and the distinction is worth money: Mysore Road is the at-grade arterial; the access-controlled Bengaluru–Mysuru Expressway is a separate six-lane alignment whose Bengaluru terminus is the NICE Road junction near Kengeri; NICE Road is a third road again. The site does not front the expressway.

Every figure below is road distance, routed from the published coordinate.

Two things this table does not flatter. Organised retail is the weak column — the nearest mall in the routed set is 7.61 km away. And the one substantial office concentration inside a short drive is the Global Village Tech Park campus at 5.71 km; if your work is in Bengaluru's eastern or southern tech corridors, this is a cross-city commute that the metro only partly solves, and you should route it yourself at your own commute hour before committing.

One further piece of the locality picture belongs here rather than buried. BWSSB operates a 40 MLD sewage treatment plant at Doddabele, roughly 1.1 km from the site by road, and a 100 MLD expansion is proposed on the same premises. Proposed is the correct word — it is not under construction, and we make no claim about when or whether it will be built. Proximity to trunk sewerage is genuinely useful for a scheme this size. Proximity to a treatment plant is a locality trade-off a buyer should visit and judge in person, at more than one time of day. Both are true, and our location page covers it in full.

Read as a level and a direction rather than as a rate, the published market record for this belt says three things.

First, the corridor sits below the city. Rs 8,040 per sq ft against a Rs 9,450 city average is the roughly 15% discount derived above, and it is what a buyer is trading a longer commute for.

Second, the corridor is moving, modestly. ANAROCK records Mysore Road up 2% quarter on quarter in Q2 2026.

Third, and this is where circulating material most often gets the direction wrong: Mysore Road at Rs 8,040 stands above Electronic City at Rs 7,450, a 7.9% premium, and it has printed above Electronic City in all three quarters on record. But that premium narrowed from 9.3% to 7.9% in Q2 2026. The finding in that pair of numbers is that Electronic City is closing on Mysore Road, not that Mysore Road is pulling away. Anyone presenting this corridor as newly overtaking Electronic City has the story backwards.

A micro-market average blends completed and under-construction stock, small buildings and large, resale and primary. It tells you the temperature of the belt. It says nothing about where within that belt an unbuilt, unpriced, unregistered scheme should sit.