Home / Score / RubricMethodology · Formula v3.0 — Updated June 2026
Brickplot Score Rubric — Exact Coefficients
Rubric v3.0 — Effective 2026-06-02. Each axis is normalised to 100 sub-points; the axis weight scales those points into the final 0–10 score. Hard caps override the weighted composite wherever triggered.
Sub-criteria and their point allocations are editorial judgements, not derivations from published research. They are set against what the primary records for a project can actually establish — RERA filings, sub-registrar encumbrance and deed extracts, municipal sanctions and occupancy certificates, bank approved-project-finance lists, and insolvency registers — and every change is dated in the changelog.
Axis 1 · Legal & Title Cleanliness
Weight 16% · 100 sub-points
- EC clean for 30 years, no encumbrance — 40 pts
- Past mortgage discharged with proof — 24 pts
- No NCLT/IBBI admission against promoter — 20 pts
- No pending litigation on parent land — 12 pts
- Khata/patta in builder name — 4 pts
- Unresolved encumbrance — HARD CAP 4.4 — 0 pts
Key sub-criteria
- EC clean 30yr — Kaveri 2.0 / IGR full chain extract
- Mother deed chain — at least 2 prior owners traceable
- Layout classification — LP/TP sanction matches actual use
- RERA escrow compliance — 70% collection-to-escrow ratio verified
- Civic road elevation risk — road level against plinth level where a surveyed figure exists for the site
Axis 2 · RERA Disclosure Quality
Weight 9% · 100 sub-points
- QPRs filed on time, last 4 quarters — 35 pts
- Form-3 CA certificate current — 25 pts
- Zero RERA complaints upheld — 20 pts
- No more than one extension — 15 pts
- Financial disclosures match MCA filings — 5 pts
- No valid RERA — HARD CAP 4.9 — 0 pts
Key sub-criteria
- QPR filing cadence — all 4 quarters filed within 15 days of quarter-end
- Satellite vs declared completion gap — ≤10 percentage-point delta
- Complaint-to-project ratio — upheld complaints per 100 units launched
- Form A completeness — all mandatory fields populated, no N/A abuse
Axis 3 · Builder Financial Health
Weight 12% · 100 sub-points
- CRISIL/ICRA rating A or above (or equivalent) — 30 pts
- SPV net-worth covers cost-to-complete — 28 pts
- CIBIL Commercial — no defaults 24m — 22 pts
- Listed parent or audited financials current — 15 pts
- Debt-to-equity within segment norm — 5 pts
- NCLT admission — HARD CAP 3.9 — 0 pts
Key sub-criteria
- NCLT/IBC status — no admitted insolvency petition against promoter or parent
- MCA-21 financials — audited P&L filed within 9 months of FY close
- Delivery track record — % of past projects delivered on or within 12m of promised date
- Commercial portfolio exposure — share of promoter revenue outside residential, from filed accounts
- Subvention scheme risk — deferred-payment structures flagged; escrow adequacy tested
Axis 4 · Verified Buyer Sentiment
Weight 9% · 100 sub-points
- No upheld or unresolved grievance in RERA complaint records — 45 pts
- First-party owner interviews on record — contacted directly, consented, dated — 35 pts
- Interview cohort sentiment net-positive over a 12-month post-possession window — 20 pts
Key sub-criteria
- Complaint resolution rate — RERA complaints closed in favour of promoter vs buyer
- Post-possession diffusion index (DI) — % promoters minus % detractors across the interview cohort
- Construction phase DI — interviewed buyers in active-construction phase (pre-OC)
- Sample depth — an axis score is only published where the interview count supports it
Axis 5 · Bank Loan-Approval Depth
Weight 5% · 100 sub-points
- Three or more nationalised + private banks in APF — 50 pts
- SBI APF present — 25 pts
- HDFC or ICICI APF present — 15 pts
- LIC HF or other HFC APF present — 10 pts
- Zero banks post 12m — HARD CAP 5.4 — 0 pts
Key sub-criteria
- APF lender count + tier — nationalised bank APF weighted 1.5× private/HFC APF
- LTV offered — projects where lenders offer <70% LTV flagged as reduced bankability
- NRI loan product availability — at least one lender on APF list offers NRI home loans
Axis 6 · Location, Infrastructure & Climate Risk
Weight 14% · 100 sub-points
- Within sanctioned master plan, residential zone — 20 pts
- Metro/MRT line within 2 km — DPR funded — 18 pts
- Commute isochrone <45 min to CBD — 14 pts
- Social infra (school/hospital) within 3 km — 10 pts
- No NGT/CRZ/buffer overlap — 8 pts
- Outside a documented BBMP flood hotspot (or engineered mitigation in place) — 12 pts
- CPCB 5-yr annual-avg AQI < 150 within 2 km — 8 pts
- BIS seismic zone III or lower (or design certified for actual zone) — 5 pts
- No heavy-industry or landfill cluster within 3 km of the site — 5 pts
- Documented BBMP flood hotspot, no mitigation — withholds a Buy verdict — 0 pts
Key sub-criteria
- School proximity (1–3km) — CBSE/ICSE school within 1km scores 10pts; within 3km scores 6pts
- Flood zone classification — a documented BBMP flood hotspot without engineered mitigation withholds a Buy verdict
- Metro corridor stage — operational line scores higher than approved-not-funded DPR
- Micro-market employment concentration — dependence on a single office cluster is a demand risk
- AQI 5yr avg — CPCB station within 2km; annual average >200 triggers hard cap 6.9
- Noise/vibration risk — expressway <200m or under flight path within 3km flagged
Axis 7 · Value & Price Trajectory
Weight 10% · 100 sub-points
- Segment-normalised CAGR positive last 3 yr — 28 pts
- Sub-registrar deal velocity above micromarket median — 24 pts
- Price within 10% of comp-set median — 18 pts
- No artificial discount/cashback masking — 15 pts
- Forward supply (RERA-registered) within 2 km / 24 m below 1.5x absorption — 15 pts
Key sub-criteria
- Micro-market pricing residual (AVM) — project ask vs Brickplot AVM band; >15% premium flagged
- Local transaction velocity — sub-registrar registration counts for the micro-market, where available
- NHB RESIDEX QoQ — the published city-level housing price index, used as the city baseline
- IGR deed registration velocity — SRO-level deed count trend, 6-month rolling vs prior-6-month
Axis 8 · Construction & Delivery Risk
Weight 11% · 100 sub-points
- Satellite progress matches or beats QPR — 40 pts
- OC/CC valid (RTM) or on-schedule (UC) — 30 pts
- Snag list from handover inspection reviewed, with items and dates recorded — 20 pts
- No labour/material default in last 6m — 10 pts
- Stalled >18m — HARD CAP 4.4 — 0 pts
- >24 months past RERA committed possession date with no force majeure approval — HARD CAP (HC15) 4.9 — 0 pts
Key sub-criteria
- Non-linear completion scoring — early-stage projects carry wider outcome spread, so sub-axis weights are not linear in completion percentage
- Schedule adherence — months of slippage vs original RERA possession date
- Capital cost burden — implicit buyer cost of delay estimated at ₹ per month (rent + EMI overlap)
- Phase delivery record — builder's last 3 completed projects: % delivered within 12m of promised date
- HC15 trigger — fires when _brickplot_rera_delay_cap=true; set by ops team after confirming >24m overrun with no force majeure ruling on state RERA portal
Axis 9 · Governance & Approvals Depth
Weight 4% · 100 sub-points
- Environment clearance current and matches built-up — 30 pts
- Fire NOC current — 25 pts
- AAI height NOC where applicable — 20 pts
- Water and sewage NOC current — 15 pts
- Plan-sanction validity not expired — 10 pts
Key sub-criteria
- OC status vs lifecycle — RTM projects without OC >6 months post-handover trigger hard cap 5.4
- Building plan sanction — BBMP/BMRDA/authority sanctioned plan matches constructed floors
- Environmental clearance — MoEFCC EC valid and project built-up area within EC ceiling
- Fire/water NOC — fire NOC current; water/sewage NOC from utility body on file
Axis 10 · Liveability & Build Quality
Weight 6% · 100 sub-points
- Density within segment norm (units/acre, FAR) — 15 pts
- Open space / podium ≥ 40% of plot — 12 pts
- Parking ratio ≥ 1.0 (Mid) / ≥ 1.5 (Premium+) per unit — 15 pts
- Metered municipal water source (Cauvery/BWSSB/MCGM/equivalent) — 14 pts
- On-site STP commissioned and audited — 12 pts
- 100% common-area DG + 1 kW per flat power backup — 8 pts
- Specs sheet — branded fixtures and audited deviation < 10% — 10 pts
- Fire systems audited beyond statutory NOC (sprinkler, refuge, smoke vent) — 8 pts
- Balcony depth ≥ 1.2 m, cross-ventilation in 2BHK+ — 6 pts
- No STP at OC (>50 units) — HARD CAP 5.9 — 0 pts
- Completed project with active RERA order for common area encroachment OR STP non-operational >6 months post-OC — HARD CAP (HC16) 5.9 — 0 pts
Key sub-criteria
- RWA governance quality — corpus adequacy, maintenance contract transparency, escalation mechanism
- STP commissioning — on-site STP operational at OC; capacity matches peak occupancy
- Maintenance corpus adequacy — sinking fund per unit vs 10-year projected capex
- Parking ratio — ratio per unit by segment. Scores within Liveability; it does not cap the total. What counts as acceptable depends on what the figure is built from: of 1,009 numerically stated ratios Brickplot held on 19 August 2026, 631 sat at exactly 1.00 and 881 carried no covered-unit count behind them, so a bare "1.0" is usually a per-block artefact rather than a measured provision. Ask for the covered and open counts and the unit count they divide.
- Soil/foundation risk — expansive black cotton soil or filled land without engineered foundation flagged
- HC16 trigger — fires when _brickplot_completed_violation=true; set after confirming active RERA encroachment order (NGT/state RERA) or documented STP non-operation >6 months after OC date
Axis 11 · Investment Yield & Exit Liquidity
Weight 4% · 100 sub-points
- Gross rental yield computed from a dated rent quote and the registered purchase price — 28 pts
- Net yield after CAM, property tax, vacancy ≥ 60% of gross — 20 pts
- Days-on-market for resale below micromarket median — 18 pts
- Tenant-pool depth — IT/employment density score within top quartile — 15 pts
- Holding cost (CAM + tax) within segment norm (no super-area gouging) — 12 pts
- Vacancy survey at 12 months post-handover < 15% — 7 pts
Key sub-criteria
- Micro-market tenant pool — proximity and scale of the employment cluster the rental demand depends on
- Gross rental yield estimate — derived from IGR deed price + 99acres/MagicBricks rental listing median
- Exit liquidity — observed resale listing counts and time-on-market for comparable units in the micro-market
- Days-on-market for resale — SRO deed registration lag for secondary transactions vs micro-market median
v3.0 Methodology note — Construction & Delivery Risk weight change
v3.0 raises the Construction & Delivery Risk weight from 9% to 11%. This is an editorial judgement, not a finding imported from published research: title and escrow documents describe a project's legal and financial position at the date they were issued, while delivery risk is about a future event those documents do not speak to. The weight change reflects how we choose to price that gap. Every weight on this page is a choice of ours and is dated in the changelog, so a reader who disagrees can see exactly what changed and when.
See also: Score overview · Changelog · Plots Score.