{ "recommendation": "Balanced velocity and realization; plan on base-case capacity and treat 10 lakh saleable sq ft in eight months as a gated stretch target. Six months is not supported by the disclosed peer evidence.", "products": [ { "name": "Compact 2 BHK", "configuration": "2 BHK", "minCarpet": 625, "maxCarpet": 675, "size": 650, "price": 11500, "buyer": "Value-led households seeking a lower total ticket", "positioning": "Entry ticket near ₹75 lakh; smaller than regular 2 BHK competitors", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 1019, "medianCarpetRate": 10943.129807373654, "p25Rate": 9942.35664181583, "p75Rate": 12255.569694993097, "medianTicketINR": 7098200.0, "weightedScore": 72.2385651750842, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 550, "evidenceBandMaxExclusive": 700, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "terrace": 0, "balcony": null, "terraceAssumptionStatus": "Preliminary zero-terrace design assumption; not verified", "developerPlanningSqft": 650, "estimatedSaleableSqft": 909.9999999999999, "estimatedSaleableLoadingPercent": 40, "estimatedSaleableLoadingBase": "RERA carpet + exclusive terrace", "actualSaleableSqft": null }, { "name": "Regular 2 BHK", "configuration": "2 BHK", "minCarpet": 725, "maxCarpet": 775, "size": 750, "price": 13000, "buyer": "End-use households prioritizing a sub-₹1 crore agreement value", "positioning": "Core volume product; ₹97.5 lakh net agreement ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 652, "medianCarpetRate": 12488.472613563821, "p25Rate": 11237.63933332175, "p75Rate": 13069.313525373684, "medianTicketINR": 9564167.5, "weightedScore": 69.38142231794134, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 700, "evidenceBandMaxExclusive": 850, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "terrace": 0, "balcony": null, "terraceAssumptionStatus": "Preliminary zero-terrace design assumption; not verified", "developerPlanningSqft": 750, "estimatedSaleableSqft": 1050.0, "estimatedSaleableLoadingPercent": 40, "estimatedSaleableLoadingBase": "RERA carpet + exclusive terrace", "actualSaleableSqft": null }, { "name": "Compact 3 BHK", "configuration": "3 BHK", "minCarpet": 875, "maxCarpet": 925, "size": 900, "price": 13250, "buyer": "Space-upgrading households with a ₹1.2 crore agreement budget", "positioning": "Third bedroom without a regular 3 BHK ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 479, "medianCarpetRate": 12508.852703636785, "p25Rate": 10551.844714323808, "p75Rate": 13349.84459483395, "medianTicketINR": 11598444.0, "weightedScore": 64.29977896715454, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 800, "evidenceBandMaxExclusive": 1000, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "terrace": 0, "balcony": null, "terraceAssumptionStatus": "Preliminary zero-terrace design assumption; not verified", "developerPlanningSqft": 900, "estimatedSaleableSqft": 1260.0, "estimatedSaleableLoadingPercent": 40, "estimatedSaleableLoadingBase": "RERA carpet + exclusive terrace", "actualSaleableSqft": null }, { "name": "Regular 3 BHK", "configuration": "3 BHK", "minCarpet": 1025, "maxCarpet": 1075, "size": 1050, "price": 13500, "buyer": "End-use upgraders seeking larger living and bedroom space", "positioning": "Anchor family product at ₹1.42 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 420, "medianCarpetRate": 12993.236239634241, "p25Rate": 12469.641049919195, "p75Rate": 13992.042896453893, "medianTicketINR": 13917187.5, "weightedScore": 61.44263611001168, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1000, "evidenceBandMaxExclusive": 1150, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "terrace": 0, "balcony": null, "terraceAssumptionStatus": "Preliminary zero-terrace design assumption; not verified", "developerPlanningSqft": 1050, "estimatedSaleableSqft": 1470.0, "estimatedSaleableLoadingPercent": 40, "estimatedSaleableLoadingBase": "RERA carpet + exclusive terrace", "actualSaleableSqft": null }, { "name": "Premium 3 BHK", "configuration": "3 BHK", "minCarpet": 1200, "maxCarpet": 1300, "size": 1250, "price": 14000, "buyer": "Higher-budget upgraders; motivation remains a hypothesis", "positioning": "Limited premium release at ₹1.75 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 131, "medianCarpetRate": 13539.869386706467, "p25Rate": 12852.146489836723, "p75Rate": 14744.033003328004, "medianTicketINR": 16753124.0, "weightedScore": 58.58549325286883, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1150, "evidenceBandMaxExclusive": 1400, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "terrace": 0, "balcony": null, "terraceAssumptionStatus": "Preliminary zero-terrace design assumption; not verified", "developerPlanningSqft": 1250, "estimatedSaleableSqft": 1750.0, "estimatedSaleableLoadingPercent": 40, "estimatedSaleableLoadingBase": "RERA carpet + exclusive terrace", "actualSaleableSqft": null }, { "name": "4 BHK", "configuration": "4 BHK", "minCarpet": 1400, "maxCarpet": 1500, "size": 1450, "price": 14500, "buyer": "Large-home households; validate through qualified buyer enquiries", "positioning": "Capped niche exposure; ₹2.10 crore agreement ticket", "confidence": "Low; small matched explicit-carpet sample", "evidence": { "records": 71, "medianCarpetRate": 13727.78160648639, "p25Rate": 13107.242271189745, "p75Rate": 14493.069540195564, "medianTicketINR": 20385500.0, "weightedScore": 56.106894506571315, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1300, "evidenceBandMaxExclusive": 1800, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "terrace": 0, "balcony": null, "terraceAssumptionStatus": "Preliminary zero-terrace design assumption; not verified", "developerPlanningSqft": 1450, "estimatedSaleableSqft": 2029.9999999999998, "estimatedSaleableLoadingPercent": 40, "estimatedSaleableLoadingBase": "RERA carpet + exclusive terrace", "actualSaleableSqft": null } ], "productScenarios": { "velocity": [ 15, 40, 25, 15, 5, 0 ], "balanced": [ 10, 30, 20, 25, 10, 5 ], "premium": [ 5, 15, 15, 30, 20, 15 ] }, "allocations": { "velocity": { "products": [ { "name": "Compact 2 BHK", "configuration": "2 BHK", "minCarpet": 625, "maxCarpet": 675, "size": 650, "price": 11500, "buyer": "Value-led households seeking a lower total ticket", "positioning": "Entry ticket near ₹75 lakh; smaller than regular 2 BHK competitors", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 1019, "medianCarpetRate": 10943.129807373654, "p25Rate": 9942.35664181583, "p75Rate": 12255.569694993097, "medianTicketINR": 7098200.0, "weightedScore": 72.2385651750842, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 550, "evidenceBandMaxExclusive": 700, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 15, "areaAllocation": 375000.0, "units": 412, "assignedArea": 374920.0, "residual": 80.0, "carpetArea": 267800, "ticket": 7475000, "revenue": 3079700000, "monthlyUnitsBaseEquivalent": 11.496797804208601 }, { "name": "Regular 2 BHK", "configuration": "2 BHK", "minCarpet": 725, "maxCarpet": 775, "size": 750, "price": 13000, "buyer": "End-use households prioritizing a sub-₹1 crore agreement value", "positioning": "Core volume product; ₹97.5 lakh net agreement ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 652, "medianCarpetRate": 12488.472613563821, "p25Rate": 11237.63933332175, "p75Rate": 13069.313525373684, "medianTicketINR": 9564167.5, "weightedScore": 69.38142231794134, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 700, "evidenceBandMaxExclusive": 850, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 40, "areaAllocation": 1000000.0, "units": 952, "assignedArea": 999599.9999999999, "residual": 400.0000000001164, "carpetArea": 714000, "ticket": 9750000, "revenue": 9282000000, "monthlyUnitsBaseEquivalent": 26.565416285452883 }, { "name": "Compact 3 BHK", "configuration": "3 BHK", "minCarpet": 875, "maxCarpet": 925, "size": 900, "price": 13250, "buyer": "Space-upgrading households with a ₹1.2 crore agreement budget", "positioning": "Third bedroom without a regular 3 BHK ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 479, "medianCarpetRate": 12508.852703636785, "p25Rate": 10551.844714323808, "p75Rate": 13349.84459483395, "medianTicketINR": 11598444.0, "weightedScore": 64.29977896715454, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 800, "evidenceBandMaxExclusive": 1000, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 25, "areaAllocation": 625000.0, "units": 496, "assignedArea": 624960.0, "residual": 40.0, "carpetArea": 446400, "ticket": 11925000, "revenue": 5914800000, "monthlyUnitsBaseEquivalent": 13.840805123513267 }, { "name": "Regular 3 BHK", "configuration": "3 BHK", "minCarpet": 1025, "maxCarpet": 1075, "size": 1050, "price": 13500, "buyer": "End-use upgraders seeking larger living and bedroom space", "positioning": "Anchor family product at ₹1.42 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 420, "medianCarpetRate": 12993.236239634241, "p25Rate": 12469.641049919195, "p75Rate": 13992.042896453893, "medianTicketINR": 13917187.5, "weightedScore": 61.44263611001168, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1000, "evidenceBandMaxExclusive": 1150, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 15, "areaAllocation": 375000.0, "units": 255, "assignedArea": 374850.0, "residual": 150.0, "carpetArea": 267750, "ticket": 14175000, "revenue": 3614625000, "monthlyUnitsBaseEquivalent": 7.115736505032022 }, { "name": "Premium 3 BHK", "configuration": "3 BHK", "minCarpet": 1200, "maxCarpet": 1300, "size": 1250, "price": 14000, "buyer": "Higher-budget upgraders; motivation remains a hypothesis", "positioning": "Limited premium release at ₹1.75 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 131, "medianCarpetRate": 13539.869386706467, "p25Rate": 12852.146489836723, "p75Rate": 14744.033003328004, "medianTicketINR": 16753124.0, "weightedScore": 58.58549325286883, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1150, "evidenceBandMaxExclusive": 1400, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 5, "areaAllocation": 125000.0, "units": 71, "assignedArea": 124249.99999999999, "residual": 750.0000000000146, "carpetArea": 88750, "ticket": 17500000, "revenue": 1242500000, "monthlyUnitsBaseEquivalent": 1.9812442817932296 }, { "name": "4 BHK", "configuration": "4 BHK", "minCarpet": 1400, "maxCarpet": 1500, "size": 1450, "price": 14500, "buyer": "Large-home households; validate through qualified buyer enquiries", "positioning": "Capped niche exposure; ₹2.10 crore agreement ticket", "confidence": "Low; small matched explicit-carpet sample", "evidence": { "records": 71, "medianCarpetRate": 13727.78160648639, "p25Rate": 13107.242271189745, "p75Rate": 14493.069540195564, "medianTicketINR": 20385500.0, "weightedScore": 56.106894506571315, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1300, "evidenceBandMaxExclusive": 1800, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 0, "areaAllocation": 0.0, "units": 0, "assignedArea": 0.0, "residual": 0.0, "carpetArea": 0, "ticket": 21025000, "revenue": 0, "monthlyUnitsBaseEquivalent": 0.0 } ], "units": 2186, "assignedArea": 2498580.0, "residual": 1420.0, "revenue": 23133625000, "averageCarpet": 816.4226898444648 }, "balanced": { "products": [ { "name": "Compact 2 BHK", "configuration": "2 BHK", "minCarpet": 625, "maxCarpet": 675, "size": 650, "price": 11500, "buyer": "Value-led households seeking a lower total ticket", "positioning": "Entry ticket near ₹75 lakh; smaller than regular 2 BHK competitors", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 1019, "medianCarpetRate": 10943.129807373654, "p25Rate": 9942.35664181583, "p75Rate": 12255.569694993097, "medianTicketINR": 7098200.0, "weightedScore": 72.2385651750842, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 550, "evidenceBandMaxExclusive": 700, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 10, "areaAllocation": 250000.0, "units": 274, "assignedArea": 249339.99999999997, "residual": 660.0000000000291, "carpetArea": 178100, "ticket": 7475000, "revenue": 2048150000, "monthlyUnitsBaseEquivalent": 8.307157057654075 }, { "name": "Regular 2 BHK", "configuration": "2 BHK", "minCarpet": 725, "maxCarpet": 775, "size": 750, "price": 13000, "buyer": "End-use households prioritizing a sub-₹1 crore agreement value", "positioning": "Core volume product; ₹97.5 lakh net agreement ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 652, "medianCarpetRate": 12488.472613563821, "p25Rate": 11237.63933332175, "p75Rate": 13069.313525373684, "medianTicketINR": 9564167.5, "weightedScore": 69.38142231794134, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 700, "evidenceBandMaxExclusive": 850, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 30, "areaAllocation": 750000.0, "units": 714, "assignedArea": 749700.0, "residual": 300.0, "carpetArea": 535500, "ticket": 9750000, "revenue": 6961500000, "monthlyUnitsBaseEquivalent": 21.647117296222664 }, { "name": "Compact 3 BHK", "configuration": "3 BHK", "minCarpet": 875, "maxCarpet": 925, "size": 900, "price": 13250, "buyer": "Space-upgrading households with a ₹1.2 crore agreement budget", "positioning": "Third bedroom without a regular 3 BHK ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 479, "medianCarpetRate": 12508.852703636785, "p25Rate": 10551.844714323808, "p75Rate": 13349.84459483395, "medianTicketINR": 11598444.0, "weightedScore": 64.29977896715454, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 800, "evidenceBandMaxExclusive": 1000, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 20, "areaAllocation": 500000.0, "units": 396, "assignedArea": 498959.99999999994, "residual": 1040.0000000000582, "carpetArea": 356400, "ticket": 11925000, "revenue": 4722300000, "monthlyUnitsBaseEquivalent": 12.00596421471173 }, { "name": "Regular 3 BHK", "configuration": "3 BHK", "minCarpet": 1025, "maxCarpet": 1075, "size": 1050, "price": 13500, "buyer": "End-use upgraders seeking larger living and bedroom space", "positioning": "Anchor family product at ₹1.42 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 420, "medianCarpetRate": 12993.236239634241, "p25Rate": 12469.641049919195, "p75Rate": 13992.042896453893, "medianTicketINR": 13917187.5, "weightedScore": 61.44263611001168, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1000, "evidenceBandMaxExclusive": 1150, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 25, "areaAllocation": 625000.0, "units": 425, "assignedArea": 624750.0, "residual": 250.0, "carpetArea": 446250, "ticket": 14175000, "revenue": 6024375000, "monthlyUnitsBaseEquivalent": 12.885188866799204 }, { "name": "Premium 3 BHK", "configuration": "3 BHK", "minCarpet": 1200, "maxCarpet": 1300, "size": 1250, "price": 14000, "buyer": "Higher-budget upgraders; motivation remains a hypothesis", "positioning": "Limited premium release at ₹1.75 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 131, "medianCarpetRate": 13539.869386706467, "p25Rate": 12852.146489836723, "p75Rate": 14744.033003328004, "medianTicketINR": 16753124.0, "weightedScore": 58.58549325286883, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1150, "evidenceBandMaxExclusive": 1400, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 10, "areaAllocation": 250000.0, "units": 142, "assignedArea": 248499.99999999997, "residual": 1500.000000000029, "carpetArea": 177500, "ticket": 17500000, "revenue": 2485000000, "monthlyUnitsBaseEquivalent": 4.305168986083499 }, { "name": "4 BHK", "configuration": "4 BHK", "minCarpet": 1400, "maxCarpet": 1500, "size": 1450, "price": 14500, "buyer": "Large-home households; validate through qualified buyer enquiries", "positioning": "Capped niche exposure; ₹2.10 crore agreement ticket", "confidence": "Low; small matched explicit-carpet sample", "evidence": { "records": 71, "medianCarpetRate": 13727.78160648639, "p25Rate": 13107.242271189745, "p75Rate": 14493.069540195564, "medianTicketINR": 20385500.0, "weightedScore": 56.106894506571315, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1300, "evidenceBandMaxExclusive": 1800, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 5, "areaAllocation": 125000.0, "units": 61, "assignedArea": 123829.99999999999, "residual": 1170.0000000000146, "carpetArea": 88450, "ticket": 21025000, "revenue": 1282525000, "monthlyUnitsBaseEquivalent": 1.849403578528827 } ], "units": 2012, "assignedArea": 2495080.0, "residual": 4920.0, "revenue": 23523850000, "averageCarpet": 885.7852882703777 }, "premium": { "products": [ { "name": "Compact 2 BHK", "configuration": "2 BHK", "minCarpet": 625, "maxCarpet": 675, "size": 650, "price": 11500, "buyer": "Value-led households seeking a lower total ticket", "positioning": "Entry ticket near ₹75 lakh; smaller than regular 2 BHK competitors", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 1019, "medianCarpetRate": 10943.129807373654, "p25Rate": 9942.35664181583, "p75Rate": 12255.569694993097, "medianTicketINR": 7098200.0, "weightedScore": 72.2385651750842, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 550, "evidenceBandMaxExclusive": 700, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 5, "areaAllocation": 125000.0, "units": 137, "assignedArea": 124669.99999999999, "residual": 330.00000000001455, "carpetArea": 89050, "ticket": 7475000, "revenue": 1024075000, "monthlyUnitsBaseEquivalent": 4.721468926553673 }, { "name": "Regular 2 BHK", "configuration": "2 BHK", "minCarpet": 725, "maxCarpet": 775, "size": 750, "price": 13000, "buyer": "End-use households prioritizing a sub-₹1 crore agreement value", "positioning": "Core volume product; ₹97.5 lakh net agreement ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 652, "medianCarpetRate": 12488.472613563821, "p25Rate": 11237.63933332175, "p75Rate": 13069.313525373684, "medianTicketINR": 9564167.5, "weightedScore": 69.38142231794134, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 700, "evidenceBandMaxExclusive": 850, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 15, "areaAllocation": 375000.0, "units": 357, "assignedArea": 374850.0, "residual": 150.0, "carpetArea": 267750, "ticket": 9750000, "revenue": 3480750000, "monthlyUnitsBaseEquivalent": 12.303389830508475 }, { "name": "Compact 3 BHK", "configuration": "3 BHK", "minCarpet": 875, "maxCarpet": 925, "size": 900, "price": 13250, "buyer": "Space-upgrading households with a ₹1.2 crore agreement budget", "positioning": "Third bedroom without a regular 3 BHK ticket", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 479, "medianCarpetRate": 12508.852703636785, "p25Rate": 10551.844714323808, "p75Rate": 13349.84459483395, "medianTicketINR": 11598444.0, "weightedScore": 64.29977896715454, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 800, "evidenceBandMaxExclusive": 1000, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 15, "areaAllocation": 375000.0, "units": 297, "assignedArea": 374220.0, "residual": 780.0, "carpetArea": 267300, "ticket": 11925000, "revenue": 3541725000, "monthlyUnitsBaseEquivalent": 10.235593220338982 }, { "name": "Regular 3 BHK", "configuration": "3 BHK", "minCarpet": 1025, "maxCarpet": 1075, "size": 1050, "price": 13500, "buyer": "End-use upgraders seeking larger living and bedroom space", "positioning": "Anchor family product at ₹1.42 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 420, "medianCarpetRate": 12993.236239634241, "p25Rate": 12469.641049919195, "p75Rate": 13992.042896453893, "medianTicketINR": 13917187.5, "weightedScore": 61.44263611001168, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1000, "evidenceBandMaxExclusive": 1150, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 30, "areaAllocation": 750000.0, "units": 510, "assignedArea": 749700.0, "residual": 300.0, "carpetArea": 535500, "ticket": 14175000, "revenue": 7229250000, "monthlyUnitsBaseEquivalent": 17.576271186440678 }, { "name": "Premium 3 BHK", "configuration": "3 BHK", "minCarpet": 1200, "maxCarpet": 1300, "size": 1250, "price": 14000, "buyer": "Higher-budget upgraders; motivation remains a hypothesis", "positioning": "Limited premium release at ₹1.75 crore", "confidence": "Moderate directional product evidence; low site-price certainty", "evidence": { "records": 131, "medianCarpetRate": 13539.869386706467, "p25Rate": 12852.146489836723, "p75Rate": 14744.033003328004, "medianTicketINR": 16753124.0, "weightedScore": 58.58549325286883, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1150, "evidenceBandMaxExclusive": 1400, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 20, "areaAllocation": 500000.0, "units": 285, "assignedArea": 498749.99999999994, "residual": 1250.0000000000582, "carpetArea": 356250, "ticket": 17500000, "revenue": 4987500000, "monthlyUnitsBaseEquivalent": 9.822033898305085 }, { "name": "4 BHK", "configuration": "4 BHK", "minCarpet": 1400, "maxCarpet": 1500, "size": 1450, "price": 14500, "buyer": "Large-home households; validate through qualified buyer enquiries", "positioning": "Capped niche exposure; ₹2.10 crore agreement ticket", "confidence": "Low; small matched explicit-carpet sample", "evidence": { "records": 71, "medianCarpetRate": 13727.78160648639, "p25Rate": 13107.242271189745, "p75Rate": 14493.069540195564, "medianTicketINR": 20385500.0, "weightedScore": 56.106894506571315, "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF", "TARUSH-PE-CHECKLIST-XLSX" ], "evidenceBandMin": 1300, "evidenceBandMaxExclusive": 1800, "coverageNote": "Observed N and rate percentiles refer to this broad evidence band, not the narrower proposed design range." }, "pricingBasis": "Proposed net agreement consideration / RERA carpet sq ft, before statutory charges, parking/premia and any incentive not in consideration; not an all-in quote", "share": 15, "areaAllocation": 375000.0, "units": 184, "assignedArea": 373520.0, "residual": 1480.0, "carpetArea": 266800, "ticket": 21025000, "revenue": 3868600000, "monthlyUnitsBaseEquivalent": 6.341242937853107 } ], "units": 1770, "assignedArea": 2495710.0, "residual": 4290.0, "revenue": 24131900000, "averageCarpet": 1007.1468926553672 } }, "planningModel": { "basis": "saleable", "area": 2500000, "loadingPercent": 40, "loadingBase": "developerPlanningCarpet", "areaBasisVersion": 3, "factor": 1.4, "target": 1000000, "targetBasis": "saleable", "months": 8, "scenario": "balanced", "confirmed": true, "monthlyLeads": 3500, "awarenessLead": 0.5, "releaseBuffer": 1.25, "cpCommission": 2, "installment1Lag": 3, "installment1Percent": 30, "installment2Lag": 6, "installment2Percent": 25, "installment3Lag": 12, "installment3Percent": 25, "leadQual": 35, "qualVisit": 40, "visitNegotiation": 45, "negBooking": 30, "cancellation": 8, "bookAgreement": 95, "agreementRegistration": 95, "lag": 1, "collection": 20, "cpShare": 60, "costPerLead": 1500, "escalation": 0, "postLeads": 3000, "release": [ 20, 18, 16, 14, 10, 8, 8, 6 ], "products": [ { "name": "Compact 2 BHK", "size": 650, "price": 11500, "share": 10, "terrace": 0, "terraceAssumption": "Preliminary design assumption: 0 exclusive terrace; replace with an approved area." }, { "name": "Regular 2 BHK", "size": 750, "price": 13000, "share": 30, "terrace": 0, "terraceAssumption": "Preliminary design assumption: 0 exclusive terrace; replace with an approved area." }, { "name": "Compact 3 BHK", "size": 900, "price": 13250, "share": 20, "terrace": 0, "terraceAssumption": "Preliminary design assumption: 0 exclusive terrace; replace with an approved area." }, { "name": "Regular 3 BHK", "size": 1050, "price": 13500, "share": 25, "terrace": 0, "terraceAssumption": "Preliminary design assumption: 0 exclusive terrace; replace with an approved area." }, { "name": "Premium 3 BHK", "size": 1250, "price": 14000, "share": 10, "terrace": 0, "terraceAssumption": "Preliminary design assumption: 0 exclusive terrace; replace with an approved area." }, { "name": "4 BHK", "size": 1450, "price": 14500, "share": 5, "terrace": 0, "terraceAssumption": "Preliminary design assumption: 0 exclusive terrace; replace with an approved area." } ], "areaAssumptionNotice": "The original preliminary design did not specify exclusive terraces. Those absent fields were migrated once to an explicit 0 sq ft design assumption. Blank or unknown terrace inputs now gate inventory. Saleable loading applies to RERA carpet plus exclusive terrace; balcony is excluded." }, "decisions": [ { "title": "Build a balanced mix, anchored by 2 BHK and compact/regular 3 BHK", "says": "The recent residential primary cohort contains 8,181 registrations; sizes are ranked only where carpet and configuration are explicit. The recommended allocation is 10% compact 2, 30% regular 2, 20% compact 3, 25% regular 3, 10% premium 3 and 5% 4 BHK by saleable area.", "matters": "Volume alone is not unmet demand. The mix keeps 60% of area below a ₹1.2 crore proposed agreement ticket while limiting premium exposure.", "action": "Proceed with this as the design brief: 2,012 standard whole apartments plus 4,920 saleable sq ft of explicit design-balancing reserve. Require architect reconciliation before freezing unit schedules.", "confidence": "Provisional, evidence-informed planning", "sourceIds": [ "CRE-2026", "TARUSH-PE-RERA-XLSX" ] }, { "title": "Open around ₹75 lakh to ₹1.42 crore for the volume products", "says": "Proposed carpet rates are ₹11,500 / ₹13,000 / ₹13,250 / ₹13,500 for compact 2 / regular 2 / compact 3 / regular 3 BHK. Premium 3 and 4 BHK start provisionally at ₹14,000 / ₹14,500.", "matters": "These are net agreement targets, not observed current asking rates or all-in customer outgo. Source-area definitions, incentives and project quality affect comparability.", "action": "Validate with current signed price sheets and 30 comparable primary registrations per core product; hold the ₹1 crore regular-2 and ₹1.2 crore compact-3 thresholds where commercial margins permit.", "confidence": "Moderate direction; low site-specific pricing certainty", "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF" ] }, { "title": "Underwrite a smaller first-eight-month target", "says": "10 lakh saleable sq ft requires approximately 807 balanced-mix apartments. The strongest fully disclosed six-month benchmark is 595 provider-reported absorptions at Gera Island of Joy; Upper Kharadi's reported total for all of 2025 is840.", "matters": "The six-month goal is not supported by the disclosed peers. Eight months requires exceptional capture beyond Upper Kharadi and cannot be assigned a statistical success probability from this dataset.", "action": "Use the base capacity case as the operating plan; retain 10 lakh as a gated stretch target. Read net bookings, agreements and registrations separately and refresh demand evidence before committing capital to the stretch case.", "confidence": "High target arithmetic; scenario timing conditional", "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF" ] }, { "title": "Mobilize the funnel before accelerating releases", "says": "At the stated base conversions, the eight-month registration goal needs roughly 51,429 leads generated in the first six productive months, before stage-rounding and release constraints.", "matters": "Lead counts are capacity requirements, not proof that qualified buyers exist at the proposed ticket. Legal-stage lag makes a late campaign insufficient.", "action": "Run a four-week demand test; qualify budget, finance readiness, location and decision date. Release core products first and add tranches only when net booking, collection and cancellation gates hold.", "confidence": "Explicit execution assumptions", "sourceIds": [ "CRE-2026", "TARUSH-PE-20260525-PDF" ] }, { "title": "Resolve source and site gaps before investment approval", "says": "The 47-entry evidence register includes access attempts and ancillary material. Unsupported drawings and unreliable scans are not fully studied; MahaRERA portal verification remains open. The report subject site has not been matched to the supplied pin.", "matters": "The platform cannot establish current available supply, a sanctioned unit count, construction cash flow or causal price elasticity from these materials.", "action": "Obtain the surveyed site boundary, sanctioned area statement, live competitor release/unsold schedules, current net price sheets and CRM cohorts. Keep the current warehouse and all disagreements intact.", "confidence": "Known evidence limitations", "sourceIds": [ "TARUSH-PE-20260525-PDF", "TARUSH-PE-RERA-XLSX" ] } ], "launch": { "targetUnits": 807, "required": [ { "months": 6, "units": 807, "unitsPerMonth": 134.5, "unitsPerWeek": 31.03846153846154, "saleablePerMonth": 166666.66666666666, "upperProratedShare": 1.9214285714285715, "catchmentProratedShare": 0.2877005347593583, "grossBookingsForBookingTarget": 878, "leadsForBookingTarget": 46456, "grossBookingsForRegistrationTarget": 972, "leadsForRegistrationTarget": 51429, "productiveRegistrationMonths": 4 }, { "months": 8, "units": 807, "unitsPerMonth": 100.875, "unitsPerWeek": 23.278846153846157, "saleablePerMonth": 125000.0, "upperProratedShare": 1.4410714285714286, "catchmentProratedShare": 0.21577540106951873, "grossBookingsForBookingTarget": 878, "leadsForBookingTarget": 46456, "grossBookingsForRegistrationTarget": 972, "leadsForRegistrationTarget": 51429, "productiveRegistrationMonths": 6 } ], "conclusion": "No statistically defensible probability estimate is possible. Six months exceeds the strongest disclosed six-month peer; eight months requires exceptional broader-catchment capture. Registration and booking goals have different demand and timing requirements.", "peerSixMonthUnits": 595, "peerSixMonthProject": "Gera Island of Joy", "peerSixMonthPeriod": "Q4 2023–Q1 2024", "comparisonCaveat": "Provider absorption is not identical to IGR registrations. Quarter-level data do not establish an exact eight-month peer record." }, "pricingPolicy": [ "All proposed rates use RERA carpet; saleable equivalent is the carpet rate divided by1.4. Historical rates never use this conversion.", "Zero monthly escalation in the base underwriting case. A +0.5% monthly sensitivity is editable; no automatic price-driven demand response is assumed.", "Review realized net price after incentives, cancellations and CP commissions. Raise core price by at most1% only after two consecutive four-week periods achieve at least70% of released tranche net bookings and at least90% of scheduled collections; these are management gates, not observed market constants.", "If four-week net booking pace is below70% of the planned monthly rate, diagnose lead quality, visits and product objections before discounting. Require margin review before any price change." ], "phasing": [ "Plan an initial release envelope of1.25×the target-equivalent units, subject to design and approvals; release20/18/16/14/10/8/8/6% over months1–8. This is a modeled capacity buffer, not sanctioned inventory.", "Prioritize regular2 and compact3 in early launches; match each tranche to CRM demand and retain premium inventory as a small test tranche.", "Months9–44 release the remaining inventory evenly in the arithmetic model. In operation, replace even release with construction, collection and verified demand gates." ], "operatingGates": [ "Four-week pilot before full launch: verify35% qualification,40% qualified-to-visit,45% visit-to-negotiation and30% negotiation-to-booking assumptions; record actual cohort results.", "Base case requires about490 site visits per month. At22 selling days and two completed visits per adviser per day, assign at least12 advisers plus two team leads; staffing productivity is an explicit assumption.", "Stretch registration case at9,000monthly leads requires1,260 site visits per month; provision at least29 advisers under the same productivity assumption, then validate capacity.", "Target60% of net units through channel partners. Build a measured roster of active partners and reconcile individual visits/bookings weekly; do not infer output from empanelled partner count.", "Corporate outreach to eastern Pune employers should use employer opt-in events and qualified relocation/upgrade needs; MyGate audience counts indicate reach, not buying intent.", "Separate acquisition cost: media spend plus2% commission on CP agreement-value equivalents. Sales salaries, experience centre, events, offers, taxes and finance costs are additional, not concealed in CAC.", "Track cancellations immediately. Pending legal conversions remain pipeline, not completed agreements or registrations. Replace assumed collection timings with the approved customer payment schedule." ], "limits": [ "Scenario allocations are exact area budgets. Whole-unit schedules retain a small explicit design reserve; they are not architectural or sanctioned inventories.", "Opening prices are proposed net agreement targets; government charges and other customer outgo are additional and not modeled.", "No causal price elasticity, statistical probability of sale, construction finance, profit or NPV is estimated.", "Buyer segments are positioning hypotheses; observed configuration and ticket preferences do not reveal income, occupation or motivation.", "44-month sales model does not automatically release stalled legal-stage pipeline. Any backlog resolution must be tracked separately; terminal unsold and unpaid balances are visible." ], "loadingStandard": { "version": 3, "updated": "2026-10-16", "developmentAreaBasis": "saleable", "targetAreaBasis": "saleable", "assumedLoadingPercent": 40, "loadingBase": "RERA carpet + exclusive terrace", "formula": "estimated saleable = (RERA carpet + exclusive terrace) * (1 + loadingPercent / 100)", "priceInputBasis": "RERA carpet", "defaultTerrace": "0 sq ft, explicit preliminary design assumption; unknown/blank gates inventory", "actualSaleable": "Source figures remain separate and are never overwritten" } }