# Shanav Properties

> Independent, buyer-paid property research and advisory for flats, plots and land in and around Bengaluru, India. Founded by Abhinav Sudhendra (former Indian Railways officer, IIT and IIM graduate, Karnataka RERA-registered agent PRM/KA/RERA/1251/310/AG/251021/006365). No builder or seller commissions. Free research on 24 markets; paid 60-minute Buyer Clarity Session for ₹3,000 with a one-page written summary within 3 days; free 15-minute WhatsApp fit call (+91 97257 76404).

Prices on this site are dated asking-price indicators (October 2026) labelled by source, not valuations. Infrastructure is labelled Operational / Under construction / Approved / Proposed.

## Service
- [Buyer Clarity Session (₹3,000)](https://shanavproperties.com/advisory/): what's included, process, outcomes, refund policy
- [About Abhinav Sudhendra](https://shanavproperties.com/about/): founder background, RERA registration, client testimonials
- [Independence promise](https://shanavproperties.com/independence/): paid only by buyers; no commissions, paid placements or lead selling
- [Methodology](https://shanavproperties.com/methodology/): source types, price rules, infrastructure labels

## Area guides
- [Whitefield (East Bengaluru)](https://shanavproperties.com/areas/whitefield/): Mature IT hub with metro access, high prices and patchy drainage.
- [KR Puram–Hoodi (East Bengaluru)](https://shanavproperties.com/areas/kr-puram-hoodi/): Metro-linked eastern job market where street-level checks decide everything.
- [Budigere Cross (East Bengaluru)](https://shanavproperties.com/areas/budigere-cross/): Large gated communities on a growing, road-dependent eastern edge.
- [Hoskote (East Bengaluru)](https://shanavproperties.com/areas/hoskote/): Industrial east-fringe town; budget plots, borewell water, no metro.
- [Sarjapur Road (South-East Bengaluru)](https://shanavproperties.com/areas/sarjapur-road/): Long ORR-linked corridor; inner end settled, outer end still building up.
- [Electronic City (South-East Bengaluru)](https://shanavproperties.com/areas/electronic-city/): Established IT job hub with a working metro; phases differ sharply.
- [Anekal (South-East Bengaluru)](https://shanavproperties.com/areas/anekal/): Low-cost south-fringe plots; check approvals and water very carefully.
- [Hebbal (North Bengaluru)](https://shanavproperties.com/areas/hebbal/): Premium, established north hub with airport access and heavy traffic.
- [Thanisandra–Nagawara (North Bengaluru)](https://shanavproperties.com/areas/thanisandra-nagawara/): Manyata-driven apartment market where exact location changes the story.
- [Hennur–Kothanur (North Bengaluru)](https://shanavproperties.com/areas/hennur-kothanur/): Spacious north-east homes; check the approach road and drains first.
- [Yelahanka (North Bengaluru)](https://shanavproperties.com/areas/yelahanka/): Settled north Bengaluru suburb; mature services, but check lakes and noise.
- [Devanahalli (North Bengaluru)](https://shanavproperties.com/areas/devanahalli/): Airport-side land market; long holds, thin services, uneven demand.
- [Doddaballapur (North Bengaluru)](https://shanavproperties.com/areas/doddaballapur/): Industrial town and a separate road belt; know which one.
- [Kanakapura Road (South & West Bengaluru)](https://shanavproperties.com/areas/kanakapura-road/): Metro-served south corridor where inner and outer stretches differ sharply.
- [Bannerghatta Road (South & West Bengaluru)](https://shanavproperties.com/areas/bannerghatta-road/): Established south corridor; the metro is close but not yet running.
- [Kengeri–Mysore Road (South & West Bengaluru)](https://shanavproperties.com/areas/kengeri-mysore-road/): Value-focused southwest market with a working metro and patchy last-mile.
- [Malur (Satellite towns, Karnataka)](https://shanavproperties.com/areas/malur/): Budget industrial-belt plot market on the Kolar side of Bengaluru
- [Kolar–Narasapura (Satellite towns, Karnataka)](https://shanavproperties.com/areas/kolar-narasapura/): District town with an industrial land belt next door
- [Chikkaballapur (Satellite towns, Karnataka)](https://shanavproperties.com/areas/chikkaballapur/): District town and Nandi Hills leisure belt north of Bengaluru
- [Bidadi (Satellite towns, Karnataka)](https://shanavproperties.com/areas/bidadi/): Factory town on the Mysuru highway with growing plot supply
- [Nelamangala–Dobbaspet (Satellite towns, Karnataka)](https://shanavproperties.com/areas/nelamangala-dobbaspet/): Highway logistics corridor with two very different submarkets
- [Ramanagara–Channapatna (Satellite towns, Karnataka)](https://shanavproperties.com/areas/ramanagara-channapatna/): Satellite towns on the Mysuru road, mostly plots and farmland
- [Hosur (Across the border, Tamil Nadu)](https://shanavproperties.com/areas/hosur/): Working factory city just across the Tamil Nadu border
- [Kelamangalam–Denkanikottai (Across the border, Tamil Nadu)](https://shanavproperties.com/areas/kelamangalam-denkanikottai/): Early-stage countryside land near Hosur, with forest limits
- [Compare all areas](https://shanavproperties.com/compare/): indicative flat and plot prices side by side

## Buyer guides
- [Flat or plot in Bengaluru: how to decide](https://shanavproperties.com/learn/flat-vs-plot-bengaluru/): Flat or plot in Bengaluru? Compare purpose, cash flow, legal risk, resale and holding costs with a simple scorecard before you commit your money.
- [Buying a plot in Bengaluru: the approvals and documents that matter](https://shanavproperties.com/learn/plot-buying-checklist-bengaluru/): Buying a plot in Bengaluru? Learn which approvals and documents matter: DC conversion, layout approval, khata, e-Khata, EC, RTC, mutation and buildability.
- [The real all-in cost of a flat in Bengaluru](https://shanavproperties.com/learn/real-cost-of-a-flat-bengaluru/): What a Bengaluru flat really costs beyond base price: carpet vs saleable area, PLC, car park, GST, stamp duty, deposits and interiors, with a worked example.
- [How to check a project's RERA registration properly before booking](https://shanavproperties.com/learn/rera-checks-before-booking/): Check a Bengaluru project's RERA registration properly: phase and tower coverage, completion date, quarterly updates, documents and complaints before you book.
- [Buying a resale flat in Bengaluru: what to check](https://shanavproperties.com/learn/resale-flat-checklist-bengaluru/): Buying a resale flat in Bengaluru? Check title chain, OC, khata transfer, loan release, association dues, building age, water and TDS before you pay.
- [Water supply, tankers, borewells and flood risk: what Bengaluru buyers ignore](https://shanavproperties.com/learn/water-and-flooding-risk-bengaluru/): How to check water supply, tankers, borewells, sewage and flood risk before buying a flat or plot in Bengaluru, with the documents and site checks to ask for.
- [Rent or buy in Bengaluru: a decision framework](https://shanavproperties.com/learn/rent-vs-buy-bengaluru/): Should you rent or buy in Bengaluru? A step-by-step method to compare the true yearly cost of owning and renting, with stress tests and non-money factors.
- [Buying property in Bengaluru from outside the city: a guide for NRIs and outstation families](https://shanavproperties.com/learn/buying-property-from-outside-bengaluru/): How NRIs and outstation families can buy a Bengaluru flat or plot remotely: what NRIs can buy, power of attorney, online checks, video visits and registration.
- [When to walk away: 15 red flags when buying property in Bengaluru](https://shanavproperties.com/learn/property-red-flags-walk-away/): 15 red flags that mean you should pause or walk away from a Bengaluru flat or plot, from title gaps and false approval claims to '200% appreciation' hype.
- [Free checklists](https://shanavproperties.com/checklists/)

## Optional
- [Full text summary for AI assistants](https://shanavproperties.com/llms-full.txt)