Apartment · Bellandur · head to head
Adarsh Rosewood vs Goyal Orchid Lakeview
Both are apartment projects in Bellandur, 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
- Nearest BWSSB main: Adarsh Rosewood is ahead, ~29 m: a trunk main runs past the site against ~616 m to the nearest trunk main.
- Quoted price per sqft: Goyal Orchid Lakeview is ahead, ₹11,150 against ₹14,900.
- Density: Adarsh Rosewood is ahead, 67 units/acre against 81 units/acre.
- DOSL Score: Goyal Orchid Lakeview is ahead, 69 / 100 (B+) against 68 / 100 (B+).
Side by side
| Adarsh Rosewood | Goyal Orchid Lakeview | |
|---|---|---|
| DOSL Score | 68 / 100 (B+) | 69 / 100 (B+) |
| Price | ₹14,300–15,500/sqftbuilder quote, super-built-up, Jul 2026 | ₹10,500–11,800/sqftbuilder quote, super-built-up, Jul 2026 |
| Quoted price per sqftcharged on saleable area, so not directly comparable between projects | ₹14,900 | ₹11,150 |
| Carpet efficiencyshare of the quoted area that is floor inside your walls | 65% (55% loading) | – |
| Price per sqft of carpetthe quoted rate corrected for loading: the only like-for-like price here | ₹23,051 | – |
| Unit sizes | 1,335–1,900 sqft | 1,211–1,830 sqft |
| Status | Launched | Ready to move |
| Completion | Dec 2027 | Completed |
| Builder overdue sharecity-wide RERA record for the promoter group, not just this project | 55% of 33 filings | – |
| Builder average slip | 26.6 months | – |
| Unsold inventoryhigher unsold stock is negotiating room, and a demand signal | 83% of 122 units | – |
| Units declared | 118 | 336 |
| Densitylower is more open space per home | 67 units/acre | 81 units/acre |
| Water sourceas declared at registration, not surveyed | BoreWell + BWSSB | – |
| Nearest BWSSB mainproximity is infrastructure, not a connection | ~29 m: a trunk main runs past the site | ~616 m to the nearest trunk main |
| Disamenities nearbylandfill, sewage plant, quarry, crematorium, prison or substation close enough to matter | none within range | electrical substation 300 m |
| Height above drainageterrain only: read beside the flood-memory areas, not instead of them | 4 m above drainage | At or below drain level |
| RERA registration | PRM/KA/RERA/1251/446/PR/311224/007335 | – |
DOSL Score, pillar by pillar
| Pillar | Adarsh Rosewood | Goyal Orchid Lakeview |
|---|---|---|
| Land & title | 14.0 / 22 | 22.0 / 22 |
| Execution | 20.0 / 22 | 13.0 / 22 |
| Builder standing | 6.0 / 18 | 11.0 / 18 |
| Financial discipline | 13.0 / 13 | 8.0 / 13 |
| Market signal | 10.0 / 15 | 12.0 / 15 |
| Appreciation outlook | 5.0 / 10 | 3.0 / 10 |
Each project page lists the reason behind every deduction.
Read either one in full
- Adarsh Rosewood by Adarsh Developers: full filing, land schedule and DOSL Score working
- Goyal Orchid Lakeview by Goyal & Co: full filing, land schedule and DOSL Score working
- Every project in Bellandur →
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.