Assetz Mizu and Ki is one of the more unusual launches on the Hennur Road corridor right now: a low-density, Balinese-themed 4 BHK "villament" community from Assetz Property Group that's already generating aggregator listings and YouTube walkthroughs, despite still being at pre-launch stage with its project RERA number awaited. This review covers what the project actually offers, verified pricing, the RERA and possession situation, and our honest take on whether it's worth shortlisting today.
1. The Developer: Assetz Property Group
Assetz Property Group was established in 2006 and is one of the more prominent multinational developers active in Bangalore, with a portfolio spanning over 10 million square feet under development across luxury residential complexes, premium villaments and large-scale tech parks. Assetz Mizu and Ki applies that track record to an eco-conscious, Balinese-themed villament format that's a genuine departure from the developer's more familiar high-rise apartment products (such as its Kanakapura Road project, Assetz Meru & Meadows).
2. What's in a Name: Previously "Codename Paradise"
If you've come across the name "Codename Paradise" while researching this project and weren't sure whether it's the same development, it is. Like several Assetz launches, this project carried an internal "Codename" during its pre-launch marketing phase before the developer settled on its formal brand name, Assetz Mizu & Ki. Some older listings, brochures and third-party aggregator pages may still use the earlier working title, but they all refer to the identical 188-villament community off Hennur Road described in this article.
3. Location: Off Hennur Road, North Bangalore
The project sits off the Hennur Road corridor in North Bangalore, pin code 560064, with stated connectivity to:
- Manyata Tech Park and Karle Town Centre, the corridor's core IT employment hubs
- Kirloskar Business Park
- Bagalur Aerospace SEZ / KIADB Park
- Thanisandra Main Road and the Outer Ring Road (ORR)
- An upcoming Nagawara Metro Station and a short drive to Thanisandra Railway Station
- A toll-free, signal-free route to Kempegowda International Airport via the alternative Hennur-Bagalur Road
For schools and healthcare, the surrounding neighbourhood covers Delhi Public School (DPS) North, Legacy School, Vidyashilp Academy, Aster CMI Hospital and Motherhood Hospital.
4. The Project: What You Actually Get
Mizu and Ki spans 8.2 acres, with an unusually high 55% dedicated to open space and Balinese-themed landscaping, including gardens, water features and shaded pavilions. Rather than a conventional apartment tower, the project is built as a low-rise Basement + Ground + 4 Floors (B+G+4) structure housing just 188 exclusive villaments, a genuinely low unit count for a project this size.
The developer positions these homes as "villaments," a hybrid format that combines a villa's privacy and exclusivity with an apartment community's shared security and amenities. Every villament here is 4 BHK, with roughly 3,060 sq ft of super built-up area, a private backyard of up to 500 sq ft, a large private terrace, and a dedicated 2-car private garage.
Amenities
The project's 20+ amenities are grouped across three broad categories in the developer's own material:
- Sports & Fitness: half-Olympic swimming pool, kids' pool, outdoor fitness area, half-basketball and cricket pitch, skating rink, jogging and bicycle track
- Leisure & Relaxation: premium clubhouse, lounge deck, sitting alcoves, meditation deck, amphitheatre, barbecue deck
- Community & Family: kids' play area, indoor games room, pet park, and Balinese-themed gardens throughout the grounds
A note on aggregator claims: several third-party listing sites describe additional specifics for this project, such as a named clubhouse area in square feet, a carpet-efficiency percentage, or a split between "Garden Unit" and "Open Terrace Unit" sub-configurations. We haven't been able to verify these details against the developer's own material, so we've deliberately left them out of this review. If a specific number matters to your decision (clubhouse size, exact carpet area, or which exact unit gets a backyard versus a terrace), request it in writing from the developer before relying on it.
5. Pricing
| Configuration | Super Built-up Area | Features | Starting Price |
|---|---|---|---|
| 4 BHK Villament | 3,060 sq. ft. | Private backyard up to 500 sq ft, 2-car garage | ₹3.5 Cr* Onwards |
*₹3.5 Cr is the indicative launch price stated by the developer at the time of writing, with a stated launch offer for the first 30 buyers. This is a pre-launch, single-configuration project, treat this figure as a starting reference rather than a locked-in number, and always request the current, official price sheet before making any decision.
6. Financing a ₹3.5 Cr+ Purchase: What to Ask Before You Sign
At this ticket size, financing structure matters as much as the floor plan. A few things worth working through with your bank and advisor before booking:
Loan Structuring and an Illustrative EMI
Most lenders finance up to 75-80% of a property's value at this price range, subject to income and credit profile, leaving the remaining 20-25%, plus stamp duty, registration and any applicable GST on the under-construction portion, to be funded upfront. On an indicative 75% loan-to-value basis for the ₹3.5 Cr villament, that's a loan of roughly ₹2.63 Cr. At an illustrative floating rate of around 8.5-9% per annum over a 20-year tenure, a reasonable but not guaranteed range for well-qualified salaried borrowers, the EMI would work out to approximately ₹2.3-2.4 lakh per month. Treat this purely as a planning estimate: actual rates, eligibility and EMI depend on the lender, your credit score, income documentation and any scheme the bank is running when you apply, so get a current, written loan estimate before budgeting against this figure.
Pre-Launch Purchases Carry Extra Diligence
Because this project's RERA registration is still awaited, a booking made today is effectively a pre-launch reservation, not a RERA-protected sale in the same sense as an already-registered project. Before paying any booking amount, confirm in writing what happens to your money if RERA registration is delayed or if project specifications change once the registration is filed (unit count, layout, or amenities can shift between pre-launch marketing and the final RERA-filed plan). Ask specifically whether your booking amount is refundable, and under what conditions, before RERA registration comes through.
Stamp Duty and Registration in Karnataka
For a property priced above ₹45 lakh in Karnataka, stamp duty is currently levied at 5% of the property value (or the government guidance value, whichever is higher), plus applicable surcharge and cess that typically push the effective rate to somewhere in the 6-7% range depending on jurisdiction, plus a separate 1% registration fee. On a ₹3.5 Cr transaction, that's a meaningful add-on cost, potentially ₹21-24 lakh combined, on top of the base price. These are statutory rates revised periodically by the Karnataka government, so confirm the exact current percentage with your lawyer or the local sub-registrar's office before finalising your budget.
7. Possession Timeline
The developer has not published a formal possession date for this project as of the time of writing. This is consistent with its pre-launch stage: possession dates in Karnataka are typically only fixed once a project's RERA registration is filed and approved. We'd recommend treating any possession date quoted by a third party or broker as unconfirmed until it appears on the project's own RERA filing, and asking for the developer's current construction and launch timeline directly before booking.
8. Density, Privacy and the "Villament" Trade-Off
Run the numbers on Mizu and Ki's own figures and the positioning becomes clear. At 188 villaments across 8.2 acres, the project works out to roughly 23 units per acre, a fraction of the density you'd see on a comparable high-rise apartment plot in the same corridor, which can easily run past 100 units per acre. That low density is what funds the 55% open-space ratio and lets every home get a private backyard or terrace plus a 2-car garage, features that are structurally difficult to offer at apartment-tower density.
The trade-off is the flip side of the same coin: with only 188 homes and a single 4 BHK configuration, the buyer pool at resale is narrower than a project offering 1 BHK through 4 BHK. You're not competing with smaller or larger units from your own project for the same buyer segment, but you're also not able to appeal outside the "large-format, high-budget end-user" segment either. For an under-construction, pre-launch project with no possession date yet, near-term rental yield isn't a meaningful data point since there's no completed inventory, any yield figure quoted today would necessarily be a corridor-level estimate from comparable completed villa or villament developments nearby, not a verified number specific to this project.
9. Legal and RERA Verification
At Luxura Habitat, no project recommendation is made before legal verification, and for a pre-launch project like this one, that verification step matters even more than usual. For Assetz Mizu and Ki:
- Project RERA Number: Awaited, this project is at pre-launch stage and has not yet been filed for RERA registration as of the time of writing
- Status: Pre-launch; not yet RERA-registered
- Advertiser/Agent RERA: This listing is marketed by an Authorized Channel Partner / RERA Authorised Advertiser (Karnataka: PRM/KA/RERA/1251/310/AG/170823/000045)
How to Verify This Yourself in Under Five Minutes
Go to the official Karnataka RERA portal (rera.karnataka.gov.in) and search "Registered Projects" for "Assetz Mizu and Ki" or "Assetz Mizu & Ki." As of the time of writing, you should not expect to find a project-level listing yet, since registration is awaited. If a listing does appear, cross-check the promoter's name, registered project area, and approved unit count against what's stated on this page. Do not treat pre-launch marketing material, including this article, as a substitute for a confirmed RERA registration before paying any non-refundable amount.
We encourage all prospective buyers to independently verify RERA status on the official Karnataka RERA website before booking, and to specifically ask the developer for a written registration timeline.
Want the current price sheet and floor plan for Assetz Mizu and Ki?
Request Price List →Our Honest Assessment
Assetz Mizu and Ki pairs a credible, established developer name with a genuinely differentiated product, low-density villaments with private gardens and 2-car garages are a real trade-off in favour of space and privacy, not just marketing language, and 55% open space with Balinese-themed landscaping is a legitimate point of difference from the apartment towers that dominate this corridor. The single 4 BHK configuration keeps the buyer profile narrow but focused. The one thing we'd flag clearly: this is a pre-launch project with its RERA registration still awaited and no published possession date, which means the usual RERA-based protections aren't yet in place. If you're set on this specific product and location, it's worth shortlisting and following closely, but we'd treat any booking today as a pre-launch reservation requiring extra written confirmation on refund terms, not a standard, RERA-protected purchase. For buyers who want to understand how this "villament" format compares to a conventional apartment or a full independent villa before deciding, see our companion guide, Villament vs Apartment vs Villa: What Should You Buy in Bangalore?
