As of 29 Oct 2026
Villa · Bagalur · head to head
Adarsh Palm Acres (Phase III) vs Living Walls Secret Soil
Both are villa projects in Bagalur, so the location argument is largely settled and what remains is the paperwork. Everything below is filed with Karnataka RERA or researched from the builder, with the source named on each row.
Where they actually differ
- Density: Adarsh Palm Acres (Phase III) is ahead, 2 units/acre against 12 units/acre.
- Nearest BWSSB main: Living Walls Secret Soil is ahead, ~1.6 km to the nearest trunk main against ~4.7 km to the nearest trunk main.
- Quoted price per sqft: Living Walls Secret Soil is ahead, ₹9,151 against ₹19,950.
- Builder overdue share: Adarsh Palm Acres (Phase III) is ahead, 55% of 33 filings against 67% of 6 filings.
Side by side
| Adarsh Palm Acres (Phase III) | Living Walls Secret Soil | |
|---|---|---|
| DOSL Score | 57 / 100 (B) | 55 / 100 (B) |
| Price | ₹18,800–21,100/sqftbuilder quote, super-built-up, Jun 2026 | ₹9,150–9,151/sqftbuilder quote, super-built-up, Jul 2026 |
| Quoted price per sqftcharged on saleable area, so not directly comparable between projects | ₹19,950 | ₹9,151 |
| Carpet efficiencyshare of the quoted area that is floor inside your walls | 53% (89% loading) | – |
| Price per sqft of carpetthe quoted rate corrected for loading: the only like-for-like price here | ₹37,671 | – |
| Unit sizes | 3,150–5,687 sqft | 2,984–3,451 sqft |
| Status | Under construction | Ready to move |
| Completion | 2028 | Completed |
| Builder overdue sharecity-wide RERA record for the promoter group, not just this project | 55% of 33 filings | 67% of 6 filings |
| Builder average slip | 26.6 months | 30.8 months |
| Unsold inventoryhigher unsold stock is negotiating room, and a demand signal | 81% of 196 units | – |
| Units declared | 196 | 78 |
| Densitylower is more open space per home | 2 units/acre | 12 units/acre |
| Water sourceas declared at registration, not surveyed | BoreWell | – |
| Nearest BWSSB mainproximity is infrastructure, not a connection | ~4.7 km to the nearest trunk main | ~1.6 km to the nearest trunk main |
| Disamenities nearbylandfill, sewage plant, quarry, crematorium, prison or substation close enough to matter | landfill 520 m, quarry 470 m | quarry 200 m |
| RERA registration | PRM/KA/RERA/1251/309/PR/181025/008181 | PRM/KA/RERA/1251/446/PR/180728/001961 |
DOSL Score, pillar by pillar
| Pillar | Adarsh Palm Acres (Phase III) | Living Walls Secret Soil |
|---|---|---|
| Land & title | 6.0 / 22 | 19.0 / 22 |
| Execution | 20.0 / 22 | 5.0 / 22 |
| Builder standing | 6.0 / 18 | 6.0 / 18 |
| Financial discipline | 8.0 / 13 | 8.0 / 13 |
| Market signal | 10.0 / 15 | 12.0 / 15 |
| Appreciation outlook | 7.0 / 10 | 5.0 / 10 |
Each project page lists the reason behind every deduction.
Read either one in full
- Adarsh Palm Acres (Phase III) by Adarsh Developers: full filing, land schedule and DOSL Score working
- Living Walls Secret Soil by Living Walls: full filing, land schedule and DOSL Score working
- Every project in Bagalur →
This page ranks two projects on filed and researched data, not on suitability. It cannot see the things that decide most purchases: which floor, which facing, how the approach road behaves in a downpour, what the neighbours are like. Visit both, in the monsoon if you can, and verify against certified records before you transact.