Assetz Mizu and Ki (Codename Paradise)

Published: 5 October 2026 | Updated on: 5 October 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property, 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

Assetz Mizu and Ki is a villament project by Assetz Property Group at Chikkagubbi, off Hennur Main Road in North Bengaluru. Portals list it as Assetz Codename Paradise. A villament is a villa-style apartment, and this project has 188 four-bedroom ones. The Assetz project page shows only a short description to us, so we compared it with portal listings. This page sets out what Assetz states, where portals differ and what to check before you pay a token amount.

What is Assetz Mizu and Ki?

• Developer: Assetz Property Group
• Location: Chikkagubbi village, off Hennur Main Road, North Bengaluru 560077
• Type: 4 BHK villaments, 188 units on about 8.2 acres as per the Assetz page description. Portals say about 8 acres
• Structure: Basement, ground and 4 floors, per one portal
• Possession: August 2030, December 2030 or December 2031, depending on the portal
• Name: Codename Paradise is the pre-launch label on portals. Mizu and Ki is the name on the Assetz site

Which sizes and prices are reported?

Portals list a 4 BHK ground-floor home with a garden at about 3,260 sq ft and premium garden and terrace homes at about 3,945 sq ft. One portal gives built-up areas of 3,259 to 3,944 sq ft and carpet areas of 2,652 and 3,215 sq ft. The Assetz project list shows 3,070 to 3,538 sq ft, which does not match, so ask Assetz for the unit table.

The Assetz page description says homes start at ₹3.80 crore, while the same project list says ₹4.25 crore onwards. Portals give ₹3.80 crore to between ₹3.99 crore and ₹4.6 crore, and one portal quotes monthly maintenance of ₹16,300 to ₹19,700. Ask for a written all-inclusive price, then test your loan on our EMI calculator.

Does Assetz Mizu and Ki have a RERA number?

The Assetz page description says RERA approved, but we could not see a number on it. The number that appears on the Codename Paradise listing of one portal is that portal's own RERA agent registration, not a project number. One news site gives a project-format number from August 2026, which we could not match. We are not printing any number. Search by promoter name on the Karnataka RERA portal and confirm that the registration matches the unit count and area above.

What amenities are reported?

Portals list a grand clubhouse, a gym, a swimming pool, a games room, a jogging track, outdoor courts including tennis, table tennis, private gardens, a children's play area, a spa and sauna, a party area and retail spaces, and one says 25 or more amenities. Treat it as a marketing list until it appears in the approved plan.

Where is it and what is nearby?

Portal drive times are Hennur Main Road 3 minutes, Apex Multispecialty Hospital 13, the Outer Ring Road 18, Yelahanka Junction railway station 26, Manyata Tech Park within 30, the airport 33 and Baiyappanahalli Metro 38. One portal gives the airport as 25 to 30 km by NH-44. Hennur Road traffic decides the real time, so test it at peak hours. Read our Hennur Road locality guide and compare DS MAX Swastika and Kolte Patil Lakeside 24 on the same road. For other villa options, see our page on luxury villas in Bangalore.

What is a villament in law, and what do you actually own?

In most Bengaluru projects a villament is an apartment in law, not a house on its own plot. The Karnataka Apartment Ownership Act, 1972 treats each home as an apartment that you own, together with an undivided share of the common land and common areas, usually shortened to UDS. The villa feel comes from the building design and does not change the legal form. We could not see the registration form Assetz will use, so confirm it before you pay.

Three documents carry the weight. The deed of declaration describes the land, the buildings, each apartment and each owner's share in the common areas. The agreement for sale sets your price, area and delivery terms. The sale deed, registered at the sub-registrar's office, transfers the home and the UDS to you. Ask for drafts of all three early.

Terrace and garden rights deserve special attention here. Portals describe a ground-floor 4 BHK with a garden and premium homes with a garden and terrace. In an apartment structure, a garden is normally a slice of the common land that is reserved for one owner's use. Unless the agreement says so in plain words, that reservation can be argued about later, for example when a neighbour, the owners' association or a buyer's bank asks what the owner really holds.

Ask for these points to be written into the agreement:

• The garden or terrace is described by its dimensions and marked on the sanctioned plan, with the unit number.
• It is for your exclusive use and passes to the next buyer when you sell.
• What you may and may not build, cover, enclose or plant on it.
• Who pays to maintain it, and whether that cost sits inside the monthly maintenance charge.

How do you read the Mizu and Ki sizes against the RERA carpet area?

Start with the one portal that gives all three measures. It lists built-up areas of 3,259 and 3,944 sq ft and carpet areas of 2,652 and 3,215 sq ft, next to the headline sizes of about 3,260 and 3,945 sq ft. The carpet area is about 81 percent of the built-up area in both cases (2,652 divided by 3,259, and 3,215 divided by 3,944). The rest is walls, shafts and a share of common space. We assume the smaller carpet figure goes with the smaller home, which the portal does not state outright.

RERA defines carpet area as the net usable floor area, leaving out the external walls, service shafts, an exclusive balcony or verandah and an exclusive open terrace, while counting internal partition walls. That matters for a villament, because the garden and terrace are the selling point and neither belongs in the carpet area. We could not tell whether the 3,260 and 3,945 sq ft figures include any garden or terrace. Ask Assetz which areas are inside each number and which are shown separately.

The Assetz project list shows 3,070 to 3,538 sq ft, and that range does not match the portal figures at either end. Both cannot describe the same units on the same basis. Only the unit table in the sanctioned plan and the agreement can settle it, and you should not pay a token amount until Assetz gives you that table.

RERA filings often use square metres. Our area converter helps you check a figure in either unit: 3,260 sq ft is about 303 sq m and 3,945 sq ft is about 367 sq m.

Why do the names and the two Assetz prices differ, and what is the rate per square foot?

We treat Codename Paradise and Mizu and Ki as one project, and that is an inference. Portals list Assetz Codename Paradise as a pre-launch label. The Assetz site carries the name Mizu and Ki. The unit count (188) and the starting price in the Assetz page description match the portal listings, which is the only link between them. The name on the RERA certificate decides, and your agreement should carry that registered name.

The prices are a second puzzle. The Assetz page description says homes start at ₹3.80 crore, while Assetz's own project list says ₹4.25 crore onwards. The gap is ₹45 lakh, which is about 11.8 percent of the lower figure. Portals give ₹3.80 crore up to somewhere between ₹3.99 crore and ₹4.6 crore. We do not know why Assetz shows two figures, and we will not guess. Each of these possible explanations is a question for Assetz:

• One figure may belong to a different unit type, floor or garden position.
• One may be a base price and the other may include items such as parking or club membership.
• One page may simply be out of date.

Ask Assetz for a price sheet by unit number, showing the base price, the garden or terrace charge, parking, GST if it applies, and every deposit. Until you hold it, plan your budget on ₹4.25 crore.

Now the rate per square foot. Divide the price by the area, then repeat the sum on the carpet area. The figures are illustrative, because no source ties a price to a unit type.

• ₹3.80 crore on 3,260 sq ft is ₹11,656 per sq ft.
• ₹4.25 crore on 3,945 sq ft is ₹10,773 per sq ft.

The larger home works out about ₹883 per sq ft cheaper, or about 7.6 percent. That pairing assumes the lower price belongs to the smaller home and the higher price to the larger one, which no source states. Now try the carpet basis, using the portal's carpet figures: ₹3.80 crore on 2,652 sq ft is about ₹14,329 per sq ft, and ₹4.25 crore on 3,215 sq ft is about ₹13,219.

Next, see how much the conflicting Assetz size range moves the answer. On the project list's 3,070 sq ft the ₹3.80 crore price becomes about ₹12,378 per sq ft, and on 3,538 sq ft the ₹4.25 crore price becomes about ₹12,012. That is why the unit table matters more than any rate quoted on a call.

Compare Mizu and Ki with other projects only on the same basis, built-up or carpet. A garden may be charged inside the headline price or on top of it, and the rate per sq ft will not show which.

What will it cost upfront, with GST and duty?

Use the pre-computed method: 20 percent down payment, 7.6 percent for stamp duty and registration, and 5 percent for GST, giving 32.6 percent of the price in cash before the loan. Working for both Assetz starting prices, rounded to ₹0.1 lakh:

• At ₹3.80 crore (380 lakh): down payment ₹76.0 lakh, duty and registration ₹28.9 lakh, GST ₹19.0 lakh. The total is about ₹123.9 lakh, close to ₹1.24 crore. The loan is ₹3.04 crore.
• At ₹4.25 crore (425 lakh): down payment ₹85.0 lakh, duty and registration ₹32.3 lakh, GST ₹21.3 lakh. The total is about ₹138.6 lakh. The loan is ₹3.40 crore.

Without GST the two totals fall to about ₹104.9 lakh and ₹117.3 lakh, so the GST question is worth ₹19 to ₹21 lakh. GST at 5 percent without input tax credit applies to under-construction apartments, and a home with a completion certificate carries no GST on the sale. Whether a villament is treated as an apartment depends on how it is registered and sold, and we could not verify that for Mizu and Ki. Ask Assetz for its GST position in writing.

The 7.6 percent comes from developer calculators for a flat above ₹45 lakh, being 5.6 percent duty including the 10 percent cess plus the 2 percent registration fee reported since 31 August 2025. We could not verify the rates for a villa-type sale. Duty is charged on the higher of the sale price and the government guidance value, so check the Kaveri portal on the day. Our page on stamp duty and registration charges in Karnataka explains each head. These totals leave out parking, club membership, interiors and deposits.

What EMI should you plan for, and how much interest will you pay?

On an 80 percent loan over 20 years, the EMI is ₹2,63,818 a month at 8.5 percent for the ₹3.04 crore loan on a ₹3.80 crore home, and ₹2,95,060 for the ₹3.40 crore loan on a ₹4.25 crore home. At 9.5 percent the same loans cost about ₹2,83,368 and ₹3,16,925. We use 8.5 and 9.5 percent because sources conflict on bank rates. The RBI repo rate stood at 5.25 percent on 5 October 2026. Your bank's offer is the figure that counts, and the two rates here are a planning range, not a forecast.

Interest is the larger surprise. Interest over 20 years equals the EMI times 240 months, less the loan:

• ₹3.80 crore at 8.5 percent: about ₹3.29 crore of interest. At 9.5 percent: about ₹3.76 crore.
• ₹4.25 crore at 8.5 percent: about ₹3.68 crore. At 9.5 percent: about ₹4.21 crore.

In each case the interest is larger than the loan itself. One percentage point adds about ₹19,550 a month on the smaller loan and about ₹21,865 on the larger one. Total repayment on the smaller loan at 8.5 percent is therefore about ₹6.33 crore, being the ₹3.04 crore loan plus ₹3.29 crore of interest.

Add the running cost. The one portal that quotes maintenance gives ₹16,300 a month for the smaller home, so EMI and maintenance together come to about ₹2.80 lakh a month at 8.5 percent. Test your cash flow at 9.5 percent. All of this is an illustration and not a loan offer.

Which Namma Metro stations are near Hennur Road, and when do they open?

Reports on Namma Metro name four Blue Line stations on the Outer Ring Road side: HRBR Layout, Kalyana Nagara, HBR Layout and Nagawara. We could not confirm from the BMRCL maps which of them is closest to Chikkagubbi. On portal times the project is 18 minutes from the Outer Ring Road and 38 from Baiyappanahalli Metro. A station name on a map is not a station you can reach quickly.

Dates need care. Late August 2026 reports put the Hebbal to airport stretch of the Blue Line around September 2027 and the full line in March 2028, while an early August report said the line was 72 percent complete with phased opening from mid-2027. These dates conflict, and we treat them as targets. We could not match them to an opening date for each station on the Outer Ring Road side. Ask BMRCL, not a sales executive. A date in a news report is a target and not an opening, so do not fix your own plans, whether a rental exit or a move, on it.

The Pink Line is the other item. Its underground section from Dairy Circle to Nagawara targets March 2027, with Nagawara as an interchange. That is a target too.

What do the road works, the new corporation and the flood history mean for a buyer?

A 1.2 km white-topping stretch of Hennur-Bagalur Road was restricted to traffic on 12 November 2025. White-topping means laying a concrete surface over the existing road. We could not confirm whether the work is finished or how traffic is running now. We also cannot say that this stretch is the approach to Mizu and Ki, and we do not claim it. What the restriction shows is that road works on this corridor can shut a section for a while, and a buyer should plan for that.

Before you decide, check three things on the ground. Drive the Hennur Main Road approach on a weekday morning and evening. Ask Assetz which road the project gate opens onto and how wide that approach is. Find out who owns and maintains it, since a private or village road behaves differently from a main road.

The local body matters as much. The Greater Bengaluru Authority (GBA) took effect on 2 September 2025 and runs five corporations, one of which is North City Corporation, covering Hebbal, Hennur, Jakkur and Kodigehalli. Elections to these bodies were reported as due by 31 December 2026. We could not confirm whether the Chikkagubbi survey numbers fall inside North City Corporation or under another local body. That affects which office handles your khata, your property tax and the building approvals. Ask Assetz for the survey numbers and the sanction letter, then check which body issued the plan.

Flood history needs its own check. We could not confirm a flood record for the project site, but nearby areas have one. Floods in Yelahanka in November 2021 reached about 400 homes. The Nagawara rajakaluve, a stormwater drain, has a record of problems, and flood notes also mention the Hennur lake area. A May 2025 property news report named Devanahalli, Thanisandra, Hebbal, Jakkur and Yelahanka as flood-prone zones. It did not list Hennur, and we did not verify the report independently.

Lake buffers are a legal question as well. The National Green Tribunal ordered a 75 m buffer around lakes in 2016, but its current legal position is unverified. The survey numbers, laid against lake and drain maps, settle it.

Ask for these before paying a token amount:

• The survey numbers, checked against lake and rajakaluve maps.
• The stormwater drainage design in the sanctioned plan, and where the water leaves the site.
• The levels of the plot against the road. A portal says the project has a basement, so ask how the basement is drained and what pumps are installed.
• Any flooding on or near the site in past monsoons.

Visit after a long spell of rain. Water on the access road tells you more than a brochure.

What does it cost to maintain a project like this?

One portal quotes maintenance of ₹16,300 to ₹19,700 a month. On the reported sizes that works out to about ₹5 per sq ft per month (₹16,300 for 3,260 sq ft and ₹19,700 for 3,945 sq ft). That is ₹1.96 lakh and ₹2.36 lakh a year. Held flat for ten years, it adds up to ₹19.6 lakh and ₹23.6 lakh. It will not stay flat, so ask how Assetz revises it, who decides, and what happens after handover to an owners' association.

188 homes on about 8.2 acres is about 23 homes per acre, or about 23.5 on 8 acres. The facilities reported by portals are heavy to run: a clubhouse, a gym, a swimming pool, a spa and sauna, a party area, tennis and table tennis courts and a jogging track. Every item on the list is a cost that owners split. KSPCB requires a sewage treatment plant in projects of 50 or more homes, and 188 homes clearly qualify, so running that plant is part of the monthly cost.

Ask Assetz these questions in writing:

• What does the charge cover: security, housekeeping, common power, water, the pool, the sewage plant, lifts?
• Is club access inside the charge, or sold separately?
• Is there a corpus or sinking fund deposit, how large is it, and who holds it?
• Who runs the project until the owners' association takes over?

The agreement, not the portal, is the source of truth. If it is silent on maintenance, you have no protection against a sharp rise.

How do you read the RERA registration and which documents should you collect?

Match four items on the Karnataka RERA portal: the promoter name, the project name, the unit count of 188 and the completion date. The Assetz page description says RERA approved but prints no number. The number on the Codename Paradise listing of one portal is that portal's own agent registration, and a news site gave a project-format number from August 2026 that we could not match. We print none. At about 8 acres, which is roughly 32,000 sq m, the project is far above the small-project exemption of 500 sq m or 8 apartments, so a registration should exist. If you cannot find one, stop and ask. Our page on the impact of RERA on property transactions in Karnataka covers the Act in more detail.

Possession is reported as August 2030, December 2030 or December 2031, which is a 16 month spread between the earliest and latest. The date on the RERA registration governs, not a portal. Under Section 18 you can claim a refund with interest or stay and receive interest for each month of delay. Section 13 bars the promoter from taking more than 10 percent of the price as an advance before a registered agreement for sale, and Section 4(2)(l)(D) requires 70 percent of the money collected to sit in the escrow account. Section 12 gives a buyer a remedy for false statements in a brochure, so keep dated copies of the Assetz page and the portal listings. Quarterly updates on the portal are due on 15 January, April, July and October.

Collect these documents and have a property lawyer read them:

• The RERA certificate, plus the three latest quarterly updates.
• The title chain, the encumbrance certificate and the land conversion order from agricultural to residential use.
• The sanctioned plan, the commencement certificate and the unit table.
• The draft agreement for sale, the draft deed of declaration and the UDS statement for your home.
• The khata position. Our page on khata registration in Karnataka explains the types. Statewide approval for B-to-A khata was reported on 9 January 2026, but reports conflict on whether it covers Bengaluru, and an e-Khata is expected for new apartments, so ask how each villament will get one.

Who should buy a villament here, and when is a plot or an independent villa the better fit?

A villament suits a buyer who wants a large home with a garden or terrace, a gated project and shared amenities, without managing construction. The trade-offs are shared land, a monthly maintenance bill, owners' association rules and limits on altering the structure. Because the homes are 4 BHK only, the project suits a larger family more than a small household.

A plot gives you the land outright and full control over design, but you take on construction cost, time and approvals, and we could not verify the stamp duty rates for plots or the GST treatment of plot-plus-villa sales. An independent villa gives you a title to the land and a separate khata, with no shared maintenance, but you arrange security and upkeep yourself. A villament sits between them: you hold a legal share of the land, not the land alone.

Think about resale before you sign, without assuming any return. Possession is reported for 2030 to 2031, so a first resale lies years ahead. At ₹3.80 crore and above, the pool of buyers is narrow, and a project of 188 similar homes that reach the market together can slow a sale. We make no claim on appreciation or rent. What you control is paperwork, which the next buyer and their bank will read:

• A clear RERA record and a registered agreement that states the RERA carpet area.
• A recorded right to the garden or terrace, written in the deed.
• A khata for your own unit.
• An owners' association that is formed and has audited accounts.

With those in place, you will have fewer questions to answer when you sell.

What should you check before paying?

• Confirm the RERA registration, the promoter name, the unit count and the completion date.
• Ask for the unit table with carpet and built-up areas and one price sheet, since Assetz sources show two starting prices.
• Read the guide to buying property in Bangalore and the draft agreement with a property lawyer.

Frequently asked questions

Is Assetz Mizu and Ki the same as Assetz Codename Paradise?

Portals list Codename Paradise, and the Assetz site lists Mizu and Ki with the same unit count and starting price in its description. That is our inference, so ask Assetz to confirm it in writing.

Where is Assetz Mizu and Ki located?

It is at Chikkagubbi village, off Hennur Main Road in North Bengaluru, pin code 560077, with about 8 to 8.2 acres as per the sources.

What is the starting price of Assetz Mizu and Ki?

The Assetz page description says 3.80 crore rupees, while its project list says 4.25 crore rupees onwards. Portals give different ranges, so ask for a written all-inclusive price.

Does Assetz Mizu and Ki have a RERA number?

The Assetz page description says RERA approved, but we could not see a number. Match the registration for the project on the Karnataka RERA portal before you pay.

What is a villament?

A villament is a villa-style apartment, usually a large home with a garden or terrace in a low-rise block. Check the area basis and the plot share in the agreement.

Is a villament a villa or an apartment in law?

In most Bengaluru projects it is an apartment under the Karnataka Apartment Ownership Act, 1972, with an undivided share of the common land. We could not see Assetz's registration form, so ask for the draft deed of declaration.

How much cash do I need upfront at Assetz Mizu and Ki?

On an illustrative 3.80 crore rupee price, about 123.9 lakh rupees: 76.0 lakh down, 28.9 lakh duty and registration and 19.0 lakh GST. The GST treatment of a villament is unverified, so ask Assetz.

What is the EMI on a 4.25 crore rupee Mizu and Ki home?

With an 80 percent loan of 3.40 crore rupees over 20 years, the EMI is about 2,95,060 rupees at 8.5 percent and about 3,16,925 rupees at 9.5 percent. These are illustrations, not a bank offer.

Which metro station is nearest to Assetz Mizu and Ki?

Reports name HRBR Layout, Kalyana Nagara, HBR Layout and Nagawara on the Blue Line, but we could not confirm the nearest from BMRCL maps. A portal lists Baiyappanahalli Metro at 38 minutes by road.

What maintenance should I budget at Mizu and Ki?

One portal quotes 16,300 to 19,700 rupees a month, which is about 5 rupees per sq ft on the reported sizes. Ask Assetz in writing what the charge covers, how it is revised and what deposit applies.

Can an NRI buy a villament at Mizu and Ki?

NRIs and OCIs can buy residential property in India, but not agricultural land or a farm house. Payment must go through banking channels, and a power of attorney is needed if they cannot attend registration.

Facts on this page come from Assetz's website and from portal listings read on 5 October 2026. We link Mizu and Ki to Codename Paradise because the unit count and starting price in the Assetz page description match the portal listings, which is an inference, so confirm it with Assetz. No RERA number is printed. The images are illustrative and do not show the project. Legal and tax points on this page are general guidance and have not been reviewed by a named legal reviewer. Confirm them with an advocate or a registration professional before you pay any advance.