RERA Property Intelligence Report · Preview

Sobha Silicon Oasis Phase 1 Wing 1, 2, 3, 4, 5 & 6

SOBHA · Bengaluru South · K-RERA PRM/KA/RERA/1251/310/PR/170824/000032

Report coverage

Full report — registry facts + unit-level plan intelligence

What this report covers

  • Official K-RERA registry facts — units, cost, land area, towers, approvals
  • Complaint / litigation & compliance history
  • Builder delivery record across their K-RERA portfolio
  • Construction trajectory & sales pace from quarterly filings
  • Site & infrastructure intelligence from the filed sanctioned plan
  • Unit-level plan intelligence — dimensioned layouts, facing, per-block detail

To confirm directly with the builder

  • Utilities were found on the site plan, but could not be mapped confidently to building blocks or units.
Not yet
Completion certificate
None declared
Legal status
Utilities found
Utility proximity check
130
Other RERA projects by builder

Decision summary

Overall risk
High
Legal riskLow
Delivery riskHigh
Livability riskMedium

Legal = litigation/declared disputes. Delivery = OC status, the project's own registration validity, and builder delay history vs the local benchmark. Livability = whether filed-plan utilities are absent, mapped near a block, or visible but not mappable from the current extraction. Each is a summary of a fact shown elsewhere in this report, not an independent score — verify against the relevant section before relying on it.

No litigation declared on this project's K-RERA filing.RERA filing
Land-area mismatch across filings. The site plan depicts a development ~2.6× larger than the 24,358 sqm this project is registered against — confirm which parcel your UDS is based on. See "Land & area audit" below.RERA filing
Two parking figures in the filings, read together: the registration form discloses 48 spaces, while the official unit register allots 491 parking lots across 491 of 491 unit rows (~1.0/unit) — the form figure is the separately-disclosed lots, not total supply. Confirm your unit's allotted lots are named in the agreement.RERA filing
Utilities are visible on the filed site plan, but block proximity is not mapped. Treat livability risk as unresolved until the builder maps your block/unit against the sanctioned plan.Vision-read from plan
2 key buyer paperwork items are not usable in the catalog (Land conversion / CLU, JDA / development agreement). See "Buyer paperwork readiness" below.RERA filing
Registration validity has lapsed (~87 months past the last permitted end date). The declared completion on the registration was 01 Apr 2019. Until an extension is approved, the project is past its permitted timeline without a completion certificate — RERA restricts a promoter from advertising or selling in a project whose registration has expired. Confirm the extension status with K-RERA before paying anything.RERA filing
A complaint on Sobha Dream Acres - Palm Springs Phase 17 Wing 54, another project by this promoter, is listed on this project's K-RERA page (CMP/190218/0002166, 18-02-2019): “Refund of booking amount” — the complainant's own filed wording. See "Complaints on this project's K-RERA page" in Litigation & compliance.RERA filing
No completion certificate yet — project hasn't been declared complete.RERA filing
Builder track record: 59 of 130 other projects by this developer are past their declared deadline without an OC.RERA filing
8 standout units worth a second look — e.g. bottom-left unit at 1123 sqft. See "Standout units" below.Vision-read from plan

What I'd do as a buyer

The shortest version of this report — specific moves for your situation. Not financial advice; each traces to a fact below.

If you're about to pay a token/booking amount: first get the UDS land-parcel basis confirmed in writing — the filings disagree on total land area.
If you're comparing specific units: ask the builder to overlay your block and flat on the sanctioned site plan — utilities are visible, but this report could not map proximity to units.
If you need a ready-to-move home: treat possession timing as uncertain — this project has no completion certificate on file yet.
If the builder can't map your flat number to a spot on the sanctioned plan: pause — you can't verify what you're actually buying until they do.

At a glance, by block

Vision-read from plan

Where the headline risk actually sits — not every block in this project carries the same utility-proximity flag. Find your block below before reading unit-level detail.

Block 1
45 units
✓ No utility flag
★ 1 standout unit
Block 4
3 units
✓ No utility flag

Who this suits & what to verify

Conditional guidance based on the facts above — not a buy/don't-buy recommendation, and not financial advice. Weigh each point against what matters to you.

No completion certificate yet — best suited to buyers comfortable carrying possession-timeline uncertainty. If you need an OC-in-hand, ready-to-move home, treat this as watch-and-verify, not a sure thing.
The filed site plan shows utility infrastructure, but the report could not confidently map it to a building block. Ask the builder to mark your exact block/unit against the sanctioned site plan before treating livability risk as low.
The compass facings in this report are approximate (derived from plan position, not surveyed) — don't treat them as final vastu/facing proof. Confirm on site with a compass before deciding on that basis.
Whatever unit a broker shows you, have the builder map that flat number to its exact block, wing, and floor on the sanctioned plan before booking — the report identifies units by position, not by flat number.

Questions to ask the builder

  • Can you map my specific flat number to its block, wing, and floor on the sanctioned plan?
  • Your filings list 24,358 sqm of registered land but the site plan shows ~62,624 sqm — which land parcel is my Undivided Share of Land (UDS) calculated against, and will you put my exact UDS in writing?
  • K-RERA did not expose a survey/title table for this project - can you share the title report, latest EC, conversion order, khatha, JDA/deed, and exact survey numbers used for my UDS?
  • The K-RERA registration discloses 48 parking spaces for 491 registered units — is my specific parking bay allotted, covered/open, and marked on the sanctioned parking plan?
  • Please match my quoted flat number against the K-RERA official unit register and confirm its carpet area, UDS, floor, tower/wing, and parking-lot count in the agreement draft.
  • The sanctioned site plan shows STP/transformer infrastructure — can you mark my block and flat on that plan so I can see the actual distance and exposure?
  • Your K-RERA registration validity has lapsed with no completion certificate on file — has an extension been applied for, and what is its current status with the regulator?
  • What's the realistic timeline to completion certificate, given the current construction stage?
  • Can you share the current usable version of these buyer paperwork items before I pay a token: Land conversion / CLU, JDA / development agreement?
  • Why are no quarterly financial disclosures (collections, escrow withdrawals) available despite construction being incomplete?
  • 59 of your other projects in this city are past deadline without an OC — what's different about this one?
491
Registered units
₹311.3 Cr
Est. construction cost
145
Units profiled
35
RERA documents on file

Official Registry Facts

Official project scale

RERA filing

Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.

DisclosureOfficial valueWhy it matters
Registered units491Total inventory registered with K-RERA.
Official carpet area47,391 sqmRegulator-disclosed project-level carpet area, not vision-derived room sums.
Registered land area24,358 sqmThe land area attached to this K-RERA registration.
Sanctioned FAR/FSI2.249Higher FAR generally means a denser vertical build, subject to site layout and open-space design.
Registered towers/wings6Official tower/wing count in the K-RERA detail page.
Parking disclosed48 open (0.10 spaces/unit)Confirm whether your quoted unit includes an allotted parking space and where it sits. Read this together with the official unit register below: it allots 491 parking lots across 491 of 491 unit rows — the low form figure is the separately-disclosed lots (often the for-sale ones), not the project's total supply. Make sure your specific slot (covered/open, level, bay number) is named in your sale agreement, not just promised verbally.
Project start date29-05-2014

Official inventory & towers

RERA filing

K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.

Registered inventory mix

TypeUnitsShareOfficial carpet area
Flats491100%47,391 sqm

Registered tower / wing summary

Tower/wingFloorsUnitsParkingHeight
Wing 12083101-
Wing 22083101-
Wing 32082101-
Wing 4208199-
Wing 5198098-
Wing 62082100-

Official unit register

RERA filing

K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 491 official flat/unit rows, matching the 491 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.

By unit type

Unit typeRowsCarpet areaUDSParking lots
3 BHK325961.2-1,115.7 sqft512.3-577.5 sqft325
2 BHK166921.9 sqft494.5-518.0 sqft166

By tower / wing

Tower/wingRowsCarpet areaUDSParking lots
Wing 183921.9 sqft494.5-518.0 sqft83
Wing 283921.9 sqft494.5-518.0 sqft83
Wing 3821,082.1-1,115.7 sqft548.1-576.7 sqft82
Wing 682961.2-1,115.7 sqft512.3-574.3 sqft82
Wing 4811,082.1-1,115.7 sqft549.0-577.5 sqft81
Wing 5801,082.1-1,115.7 sqft547.8-574.3 sqft80
Show sample official unit rows
UnitTowerFloorTypeCarpetUDSParking
B - 1001Wing 102 BHK921.9 sqft513.1 sqft1
B - 1002Wing 102 BHK921.9 sqft513.1 sqft1
A - 1003Wing 102 BHK921.9 sqft514.3 sqft1
A- 1004Wing 102 BHK921.9 sqft514.3 sqft1
B1 - 1011Wing 112 BHK921.9 sqft494.5 sqft1
B1 - 1012Wing 112 BHK921.9 sqft494.5 sqft1

What the numbers tell you

Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.

Unit formatAverage official carpet area is ~1,037 sqft — mid-format homes (2–3BHK territory), not compact stock. This is a large, multi-tower township — 491 homes across 6 towers. Carpet is the RERA-defined usable area, so compare it against the 'super built-up' a broker quotes (typically 25–35% larger).
ParkingThe registration form discloses 48 parking spaces, but the official unit register allots 491 lots across 491 of 491 unit rows (~1.0 per home) — read the form figure as the separately-disclosed lots, not total supply, and confirm your unit's allotted lots in the agreement.
Your land share (UDS)Undivided land share averages ~534 sqft per home; across all 491 homes that is ~39% of the plot — on the lower side — the undivided shares sum to noticeably less than the plot, worth asking the builder why before relying on it. Low UDS relative to land can mean the builder keeps land value the flat owners think they're buying.

Site & infrastructure

Vision-read from plan

Read directly off the project's site/layout plan filed with K-RERA — where utility infrastructure (sewage treatment, transformers, generators) sits on the plot, and which buildings are closest to it. This is the kind of thing a builder's sales team won't volunteer, but it's public on the filed plan.

⚠ Utility infrastructure is visible on the filed plan, but this extraction did not capture enough building/block context to score proximity. Ask the builder to map your block and flat against this sanctioned plan.

Orientation: lower-right (read from the sheet's own north marker). This tells us roughly how the site sits, not which way any individual unit's balcony faces — we don't have a reliable per-unit facing read, so this report makes no vastu/facing claims.

The sanctioned site plan, as filed

Open full-size image → · On mobile, pan the image sideways to read the labels.

The sanctioned site/layout plan as filed with K-RERA, showing the buildings, amenities and utility infrastructure with the developer's own labels
The developer's own site plan as filed with K-RERA (tap to open full-size) — shown for reference, with its printed labels (STP, transformer/DG yards, building and block numbers) intact. Any highlighted trade-offs below are marked only where the plan's own text confirms them.
FeaturePosition on site
STPper site plan
TRANSFORMER / DG YARDper site plan
SUMPper site plan

Which Unit to Buy Here

From the sanctioned site plan, we map every block against the amenities worth being near and the utilities worth avoiding, using each item's position on the plan:

✓ Clubhouse✓ Kids Play Area✓ Park / Open Space✓ Swimming Pool✗ Stp✗ Sump✗ Transformer / Dg Yard

Of the 36 blocks on the sanctioned plan, 9 sit next to the key amenities and 8 back onto utilities. Where you buy within the project matters:

FavourM2, L2, K2, N2, L1, M1, K1, O2 and N1
the pick of the layout — closest to the swimming pool, clubhouse, kids play area and park / open space. Target higher floors here.
MixedE2, D2, P2, O1, B2, A2, A1, B1, C1, C2, D1, E1, F2, P1, F1, Q2, G2, G1 and R2
a mix — near an amenity but also within range of a utility; favour higher floors on the amenity side.
Be cautiousQ1, H2, H1, R1, I2, I1, J2 and J1
nearest the sump, transformer / dg yard and stp — expect odour, pump/generator noise and EMF at the lower floors; prefer higher floors and the elevation facing away, or another block.

A closer read on a few:

M2 reads as one of the better-placed blocks — it overlooks the swimming pool and is clear of the project's utilities. A unit here, on a higher floor, is where the premium sits. Confirm the exact tower against the sanctioned plan before you decide.
L2 reads as one of the better-placed blocks — it overlooks the clubhouse and is clear of the project's utilities. A unit here, on a higher floor, is where the premium sits. Confirm the exact tower against the sanctioned plan before you decide.
J2 reads on the plan as adjoining the stp — expect odour and pump/processing noise at the lower floors. Prefer higher floors and the elevation facing away from it, or another block. Confirm the exact tower against the sanctioned plan before you decide.
J1 reads on the plan as adjoining the transformer / dg yard — expect transformer hum, generator noise on power cuts, and EMF concerns some buyers weigh. Prefer higher floors and the elevation facing away from it, or another block. Confirm the exact tower against the sanctioned plan before you decide.

Positions are read from the sanctioned plan, not surveyed; distances are relative within the plan, not metres. Treat this as where to look first and what to check on a site visit — not a final verdict.

Two flats in the same project can differ 15–20% in liveability and resale for the same price. Here's how to pick the right one — tower, side, floor, facing, position and size — read off the sanctioned plan and the filed inventory. Directional, not surveyed: verify on a site visit.

1 · Which tower, and which side of it

Two flats in the same project can be a good buy and a bad buy depending on the face. From the plan geometry:

M2 — Buy the south-facing flats — they overlook the swimming pool. Skip the west-side flats — they look onto the stp.
L2 — Buy the south-facing flats — they overlook the clubhouse. Skip the west-side flats — they look onto the stp.
K2 — Buy the south-facing flats — they overlook the clubhouse. Skip the west-side flats — they look onto the stp.
N2 — Buy the south-facing flats — they overlook the kids play area. Skip the west-side flats — they look onto the stp.
L1 — Buy the south-facing flats — they overlook the swimming pool. Skip the west-side flats — they look onto the stp.

2 · Which floor

Target the upper-middle floors: high enough to clear street dust, boundary-wall sightlines, mosquitoes and ground-floor privacy/security worries, but below the very top floor (terrace heat and leak risk). Avoid the ground and first floor (dust, noise, privacy, waterlogging in a bad monsoon) unless you specifically want a private-garden unit and accept the trade-offs. In any tower sitting next to the STP, DG set or transformer, buy higher — odour, generator noise and EMF concentrate at the lower floors. Ask which floors are refuge/service floors and skip the flats directly above or below them.

3 · Which facing

Target North, Northeast and East-facing homes — even, glare-free light all day and no direct heat load — the safe pick. Steer clear of South, West and Southwest-facing living rooms and bedrooms — west/south-west take the full 2–7pm summer sun (heat you pay to fight with the AC all year). A west kitchen or utility is fine; a west master isn't. Confirm the exact facing with a compass on site — brochure 'park-facing' isn't a compass reading.

4 · Which flat on the floor

The flats on a typical floor split into corner units (two or three open sides — cross-ventilation, light on more than one aspect, a resale premium) and mid-plate units (one aspect, single-side ventilation, cheaper). Among the corners, chase a North and East-facing one — coolest, vastu-favoured, and light on two sides. Skip the South and West-facing corners — the corner light comes with the full afternoon heat load on two walls, the worst of both. Between two mid-plate flats, take the one on the amenity/green side over the one facing the internal road, parking ramp or the next tower's windows (privacy). On the filed plans those good-facing corners come as 1BHK, 2BHK, 3BHK and 4BHK. Avoid the flat that shares a wall with the lift shaft or staircase (vibration, footfall, less privacy) and the one beside the garbage chute or electrical/meter room. Check the units-per-floor-per-lift ratio — more than ~4 flats sharing one lift core means waits and crowding.

5 · Which size, for value

The 2BHK stock is the liquid part of this project — easiest to rent and to exit, so the safest for capital. Registered carpet averages ~1,039 sq ft per home across the filed mix; check the loading (carpet ÷ super-built-up) — under ~65% means you're paying for wall/common area, not home.

If it were my money

I'd target a corner unit on an upper-middle floor of M2 and L2, on the south-facing side that overlooks the swimming pool and in a 2BHK configuration. That south face carries the afternoon-heat trade-off, so I'd insist on deep balconies/external shading and good cross-ventilation there. I'd pass on the Q1, H2 and H1 towers near the utilities, west/south-west-facing living rooms and bedrooms and anything on the ground/first floor or the top floor.

Plan-derived guidance, not a survey or a vastu consultation — confirm facing, tower distances and floor specifics on site.

How units compare, by configuration

Vision-read from plan

Within each bedroom count, here's the size spread across the units we could confidently profile. Cards marked ★ below are the standouts in their configuration — either the largest (a resale/rental edge) or notably smaller than peers (worth a question to the builder).

ConfigurationUnits profiledRangeAverage
1 BHK5354–593 sqft464 sqft
2 BHK74432–977 sqft693 sqft
3 BHK59703–1056 sqft880 sqft
4 BHK7848–1123 sqft991 sqft

Standout units

Vision-read from plan

Room dimensions read directly off the developer's sanctioned building plan filed with K-RERA (vision-extracted, in the units shown on the plan — often metres or millimetres — not an independent survey). Total area below is the sum of labeled enclosed-room dimensions, excluding obvious exterior/open labels such as balconies, terraces, and landscape courts. It is an approximation, not the builder's official carpet/built-up area. Unit labels describe position (block/wing/floor) as drawn on the sheet, not a flat number — the plan doesn't print one. ⚠ cards flag units near utility infrastructure per the site plan (see "Site & infrastructure" above); we don't have a reliable per-unit balcony-facing read, so this report makes no vastu/facing claims for individual units.

Range across profiled units: 354–1123 sqft (avg 775 sqft)

The 8 units below are worth a second look — the largest in their configuration, notably smaller than peers, or carrying a site-plan caution. Use the browser beneath them to filter every profiled unit by block, configuration, floor, or flag.

top-left unit (Ground Floor, leftmost)

977 sqft (approx., enclosed-room sum)

★ Largest 2BHK profiled here — a resale/rental edge if everything else is equal.

Ground floor — easier move-in and no lift dependency, but less privacy and more street noise than upper floors.

Likely a corner unit (two external-facing walls) — usually better cross-ventilation and natural light than a mid-block unit.

Approximate facing: roughly North, based on this unit's position on the floor plan and the sheet's own north marker — not a verified survey, and we don't know which room has the balcony.

BEDROOM-13400x4500 mm
BED ROOM-23610x3000 mm
TOILET-31650x2700 mm
TOILET-12900x1466 mm
DINING3400x3600 mm
LIVING4100x4500 mm
STORE1570x1475 mm
BIT ROOM3050x4100 mm
KITCHEN3075x3385 mm

From sanctioned plan, page 7

top-right unit (Ground Floor)

432 sqft (approx., enclosed-room sum)

★ Smaller than the typical 2BHK in this project — worth asking the builder why.

Ground floor — easier move-in and no lift dependency, but less privacy and more street noise than upper floors.

Likely a corner unit (two external-facing walls) — usually better cross-ventilation and natural light than a mid-block unit.

Approximate facing: roughly East, based on this unit's position on the floor plan and the sheet's own north marker — not a verified survey, and we don't know which room has the balcony.

BED ROOM-13600x3900 mm
BED ROOM3070x3000 mm
TOILET-12700x1400 mm
DINING3100x2800 mm
STORE1600x2800 mm

From sanctioned plan, page 7

mid-right unit (columns 3-4, middle)

848 sqft (approx., enclosed-room sum)

★ Smaller than the typical 4BHK in this project — worth asking the builder why.

BEDROOM-13480x2210 mm
BEDROOM-23470x3170 mm
LIVING3840x3060 mm
DINING3600x3008 mm
KITCHEN3490x2960 mm
UTILITY1610x3080 mm
TOILET-22840x1900 mm
BEDROOM-33010x1930 mm
BEDROOM-43470x3170 mm

From sanctioned plan, page 13

bottom-left unit

1123 sqft (approx., enclosed-room sum)

★ Largest 4BHK profiled here — a resale/rental edge if everything else is equal.

Likely a corner unit (two external-facing walls) — usually better cross-ventilation and natural light than a mid-block unit.

Approximate facing: roughly West, based on this unit's position on the floor plan and the sheet's own north marker — not a verified survey, and we don't know which room has the balcony.

BEDROOM-43400x3370 mm
TOILET-22040x1900 mm
BED ROOM-23400x3710 mm
BEDROOM-33400x3370 mm
LIVING3800x5000 mm
KITCHEN3000x2800 mm
DINING3040x4300 mm
TOILET-32040x1890 mm
BEDROOM-13400x4490 mm
UTILITY1900x2800 mm

From sanctioned plan, page 14

Block 1 Wing 5 - 20th Floor Plan (left unit)

1056 sqft (approx., enclosed-room sum)

★ Largest 3BHK profiled here — a resale/rental edge if everything else is equal.

High floor (20) — generally better views and less noise, but slower lift access and more heat exposure on the top side of the building.

BEDROOM-33660x4270 mm
BEDROOM-23490x4270 mm
UTILITY1390x2080 mm
KITCHEN2590x3800 mm
LIVING3600x5200 mm
DINING3090x3800 mm
BEDROOM-13490x4800 mm
TOILET-11660x2270 mm
TOILET-22040x1900 mm

From sanctioned plan, page 14

Ground Floor - Top Unit (Wing 7)

593 sqft (approx., enclosed-room sum)

★ Largest 1BHK profiled here — a resale/rental edge if everything else is equal.

Ground floor — easier move-in and no lift dependency, but less privacy and more street noise than upper floors.

BEDROOM-13050x4480 mm
LIVING4150x3660 mm
DINING3000x3900 mm
KITCHEN3050x2440 mm
TOILET-12130x1500 mm
TOILET-22600x1500 mm

From sanctioned plan, page 16

bottom-right unit (18th Floor, right side)

703 sqft (approx., enclosed-room sum)

★ Smaller than the typical 3BHK in this project — worth asking the builder why.

High floor (18) — generally better views and less noise, but slower lift access and more heat exposure on the top side of the building.

Likely a corner unit (two external-facing walls) — usually better cross-ventilation and natural light than a mid-block unit.

Approximate facing: roughly South, based on this unit's position on the floor plan and the sheet's own north marker — not a verified survey, and we don't know which room has the balcony.

BED ROOM 33400x3140 mm
BED ROOM 23050x3600 mm
TOILET 22650x1500 mm
TOILET 41500x1700 mm
LIVING3601x3445 mm
KITCHEN3600x2440 mm
UTILITY1600x900 mm
TOILET 32600x1500 mm
BED ROOM 13100x3430 mm

From sanctioned plan, page 16

bottom unit

354 sqft (approx., enclosed-room sum)

★ Smaller than the typical 1BHK in this project — worth asking the builder why.

BED ROOM-13640x3900 mm
TOILET-11600x2700 mm
STORE1860x1480 mm
DINING3860x3000 mm

From sanctioned plan, page 17

Density, Parking & Open Space

Density & Parking

The filing gives carpet area (what you legally own) but not the builder's super-built-up, so the loading/efficiency % isn't in the RERA record — ask the builder for it and check carpet is ≥65% of super-built-up before you sign.

Coverage & Open Space

Vision-read from plan

How much of the plot the buildings actually cover, and how close the project ran to its permitted FAR/FSI — context that affects how crowded the site feels day to day, separate from any single unit's own size.

The buildings cover 18% of the site against 55% permitted, so ~82% of the ground stays open — a low-footprint layout that generally feels less crowded and lets in more light than a site built to its coverage limit; it is built to 2.2475 of the 2.25 FAR allowed (~100%), near the permitted ceiling — little scope to add more density later; the project fronts a 18.00M road — comfortable for two-way traffic and access.

Plot area62624.43 sqmt
Net site area (after road/encroachment deductions)61563.42 sqmt
Park & open space area6155.43 sqmt
FAR/FSI allowed2.25
FAR/FSI achieved2.2475
Ground coverage allowed55%
Ground coverage achieved18.16%
Approach road width18.00M

Read off the site plan's own "Development Plan Area Statement" panel, cross-checked across repeated independent reads — only fields where those reads agreed are shown here.

Land & Title

Land & area audit

Discrepancy ⚠

We cross-check the land area across the project's different K-RERA filings — when they don't match, that's something to resolve before you commit.

Two K-RERA documents state different total land areas for this project:

RERA registration page (what this project is registered as)24,358 sqm (~6.0 ac)
Site plan area statement (the development the plan depicts)62,624 sqm (~15.5 ac)

The site plan depicts a development ~2.6× larger than the land area this RERA registration is filed against. The most common reason is a phase-vs-master-plot split: the registration covers one phase, while the site plan shows the whole layout (including land for future phases). It is not, on its own, evidence of wrongdoing — but it is something you need to pin down.

Why this matters to you: your Undivided Share of Land (UDS) — the slice of land you legally co-own — is calculated against a specific land parcel. If it is computed against the registered 24,358 sqm rather than the larger area shown in the brochure, your share is proportionally smaller. We can't calculate your exact UDS here — that needs your unit's carpet area and the precise parcel the builder uses as the basis — so get it in writing before you pay any booking amount.

Land title & ownership

RERA filing

K-RERA did not expose a land-survey/title table for this project.

Some K-RERA detail-page templates include survey numbers, land type, conversion, deed/JDA, khatha, mortgage, and owner-share rows; this filing did not expose that structured table in the data we could parse. Treat this as a due-diligence gap, not as a clean title signal: ask the builder/lawyer for the title report, EC, conversion order, khatha, JDA/deed, and the exact survey numbers used for your UDS.

Title & buyer-document read-through

RERA filing

For the most buyer-critical non-plan PDFs, the report now downloads the actual filing and extracts conservative text cues. These cues are not legal opinions; they tell your lawyer what the RERA upload appears to contain and which documents need closer review.

DocumentPagesExtracted cues
Commencement / building licence
Commencement Certificate - SO P1.pdf
1Visible date: 11-08-2015; Visible date: 29-05-2014; Visible date: 13-03-2015; Visible date: 11-03-2015
Sale deed proforma
Proforma for Sale Deed - SO P1.pdf
27date(s) visible: 28.06.1954, 12.06.1967, 28.08.1968
Agreement for sale draft
Land Documents & Location - SO P1 compressed.pdf
23Deed type: Sale Deed (executed document, not draft); Execution date visible: 06.11.2013; Sub-Registrar stamp/seal visible, indicating registered instrument; Book and document reference visible: BK I BNG-BMH 6616/2013-14
Allotment letter draft
Allotment letter.pdf
1No useful text cues extracted
Committed specifications
Specifications - SO P1.pdf
4commits specific finishes: flooring, vitrified, granite, lift, paint, sanitary; ask for THIS sheet to be annexed to your agreement — verbal spec promises don't survive
Encumbrance certificate
Encumbrance Certificate - SO P1.pdf
14Print date visible: 14/07/2017; Document year reference: 2017-18; Date range visible: 03-Jan-2014 to 13-Jul-2017; Survey numbers referenced: Sy No 15/1, 15/2, 16/1A, 16/1B, 16/1C, 16/2
Form B declaration
Form B Compressed.pdf
2PDF appears scanned or text extraction was limited

Legal, Approvals & Project Team

Litigation & compliance

RERA filing

No litigation declared on this project's K-RERA filing.

All 31 standard compliance document slots have usable uploaded filings.

No completion certificate (OC) on file yet — project has not been declared complete.

⚠ Registration validity has lapsed: originally due 01 Apr 2019 — which has passed with no OC on file.

Named utility/regulatory approvals

Electricity (BESCOM/ESCOM)✓ On file (All NOCs from Authority)
Water & sewage (BWSSB/KWSSB)✓ On file (All NOCs from Authority)
Fire NOC✓ On file (All NOCs from Authority)
Pollution control (KSPCB)✓ On file (All NOCs from Authority)
Environmental clearance✓ On file (All NOCs from Authority)
Airport Authority height clearance✓ On file (All NOCs from Authority)

"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.

Complaints on this project's K-RERA page (127 complaints listed against this promoter)

ComplaintSubject (as filed)ProjectStatus
CMP/190217/0002175
17-02-2019
Compensation for Delay of projectsSobha City - Casa Paradiso Block 4 (another project by this promoter)DISPOSED AO
CMP/190218/0002166
18-02-2019
Refund of booking amountSobha Dream Acres - Palm Springs Phase 17 Wing 54 (another project by this promoter)DISPOSED AO
CMP/190225/0002263
25-02-2019
Refund of Advance amount-Sobha Arena - The Park ( Block 2 ) (another project by this promoter)DISPOSED AO
CMP/190308/0002388
08-03-2019
Non-allotment of agreed units & RefundSobha Indraprastha (another project by this promoter)DISPOSED AO
CMP/190308/0002322
08-03-2019
Promoter SL Demanding 38% payment of unit cost before entering the ATSSobha Arena - Pebble Court (Block 1) (another project by this promoter)DISPOSED AO
CMP/190315/0002219
15-03-2019
About refund of booking amountSobha Dream Acres - Tropical Greens Phase 8 Wing 43 and 44 (another project by this promoter)DISPOSED AO
CMP/190324/0002505
24-03-2019
Compensation against late deliverySobha City - Casa Paradiso Block 4 (another project by this promoter)DISPOSED AO
CMP/190401/0002556
01-04-2019
Please refund booking amountSobha Dream Acres - Rain Forest Phase 2 Wing 3 and 4 (another project by this promoter)DISPOSED AO

Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.

Project team & certifications

RERA filing

K-RERA names 3 project professional/vendor rows across Architect, Contractor, Structural engineer. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.

RoleNameRegistration / licenceSinceLocality
ArchitectGEETHA K. NAIR-1993Sarjapur-Marthahalli Outer Ring Road, Bellandur Post
ContractorSobha Limited-1995Sarjapur-Marthahalli Outer Ring Road, Bellandur Post
Structural engineerAnilkumar S. Hokrani---

Facilities & Paperwork Readiness

Shared facilities & handover readiness

RERA filing

16 applicable shared facility/common-area rows; the filed rows don't state a meaningful completion % (every row reads zero), so treat shared-work progress as a question to raise rather than a measured status.

Common areas

WorkLatest completionFiled area
BasementNot stated-
Common entrance and exit for the building / common portico/foyer/verandahNot stated-
LiftsNot stated-
Open parking areas and common storage spacesNot stated-
StaircasesNot stated-
Staircases and Lift lobbies, corridor,lobbies, corridorNot stated-
TerraceNot stated-

Amenities

WorkLatest completionFiled area
Club HouseNot stated-
ElectricityNot stated-
GymNot stated-
Indoor Sports facilityNot stated-
Outdoor Sports facilityNot stated-
ParksNot stated-
Power BackupNot stated-
Swimming PoolNot stated-
Water and SanitationNot stated-

Buyer paperwork readiness

RERA filing

Key legal and booking documents surfaced from the K-RERA catalog. This is not legal advice and does not replace a lawyer's title due diligence, but it shows which drafts/filings are actually visible before you pay a token or sign.

Document typeStatusCatalog file
Agreement for sale draftOn fileLand Documents & Location - SO P1 compressed.pdf
Allotment letter draftOn fileAllotment letter.pdf
Sale deed proformaOn fileProforma for Sale Deed - SO P1.pdf
Form B declarationOn fileForm B Compressed.pdf
Commencement certificateOn fileCommencement Certificate - SO P1.pdf
Encumbrance certificateOn fileEncumbrance Certificate - SO P1.pdf
Land conversion / CLUNot found in catalog
JDA / development agreementNot found in catalog

Treat placeholders and missing rows as questions, not accusations: ask the builder for the current document and have your lawyer review the actual signed version before committing.

Builder track record

RERA filing

Sobha has 130 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Sobha”) (average reported construction progress 64%). 59 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.

Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder's other K-RERA registrations and check whether they've actually been delivered.

Financials & Construction Progress

Financial disclosures

RERA filing

⚠ No quarterly financial disclosures (collections, escrow withdrawals) on record, despite no completion certificate yet — meaning we can't verify the project's cashflows against its construction progress. Worth asking the builder directly why no quarterly filings are available.

Declared construction cost ÷ registered units averages to ₹63.4 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.

RERA 70% project account is on file: ORIENTAL BANK OF COMMERCE MG Road (IFSC ORBC0101046, a/c …0024). RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.

Construction photo filings

RERA filing

K-RERA has 19 project-photo uploads from Oct 2017 across Wing 1, 2, 3, 4, 5, 6. Views named in the filings include East, North, North-East, North-West, South-East, South-West.

These are developer-uploaded progress photos in the official document catalog. We do not treat them as proof of current site condition; use them as a prompt to ask for newer dated photos or a site visit.

Location & Connectivity

The nearest major job hub is ~9 km away — a manageable everyday commute to a major job hub.

LandmarkStraight-line
Outer Ring Road / Manyata9 km
Kempegowda Int'l Airport12 km
MG Road / city centre17 km
Whitefield IT hub21 km
Bellandur–Marathahalli belt22 km
Electronic City31 km

Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.

How to use this report

If a builder or broker has shown you a specific unit: the sanctioned plan filed with K-RERA usually doesn't print flat numbers directly — it identifies units by block, wing, and floor. Find the card in the unit-level section matching your unit's location and bedroom count, then compare its room sizes and total area against other units of the same configuration in this project. If yours is noticeably smaller for the same number of bedrooms, that's worth asking the builder about directly.

Before signing anything: check the litigation & compliance section above — any declared dispute on the project should factor into your decision.

Want to verify something yourself? Every document this report draws from is listed in the catalog just below, with a direct link to K-RERA's own copy.

How confident is each fact? Every section is tagged by source:

RERA filing Highest confidence — read straight off the K-RERA registry (registration, OC status, litigation, builder history, the document list). Verifiable against the filings.
Vision-read from plan Approximate — read by AI vision off the developer's scanned plan PDFs (room dimensions, unit areas, where infrastructure sits). Good signal, but it's OCR of a noisy scan, not a survey — confirm anything decision-critical against the linked plan.
Inferred Lowest confidence — a heuristic layered on the above (e.g. approximate compass facing, corner-unit guess). Directional only; never a substitute for a site visit or a vastu consultation.

Document catalog

RERA filing

Every document row on file with K-RERA for this project. Plan-like filings are processed for report intelligence when usable; buyer-critical support PDFs are selectively downloaded for read-through; placeholder uploads are shown as not usable; other compliance documents link directly to K-RERA's own copy.

DocumentFilenameStatus
Promoter TypeSobha reg certificate.jpgView on K-RERA →
AddressGen Mathew photo.jpgView on K-RERA →
Project End Date provided under Section 6PAN Card.pdfView on K-RERA →
Commencement CertificateCommencement Certificate - SO P1.pdfDownloaded for read-through →
Approved Building/Plotting PlanBBMP Plan Sanction Drawings - SO P1.pdfProcessed for plan intelligence
Approved Layout PlanApproved Layout Plan - Non Applicability.pdfPlaceholder / not usable
Proforma For Sale DeedProforma for Sale Deed - SO P1.pdfDownloaded for read-through →
Proforma of Agreement for SaleLand Documents & Location - SO P1 compressed.pdfDownloaded for read-through →
Approved Section Of Building/Infrastructure Plan of PlottingApproved Section of Building, Infra Plan of Plotting - SO P1.pdfProcessed for plan intelligence
Area Development Plan Of Project AreaArea Development Plan - SO P1.pdfProcessed for plan intelligence
Performa of Allotment LetterAllotment letter.pdfDownloaded for read-through →
Brochure of Current ProjectBrochure.pdfView on K-RERA →
All NOCs from AuthorityNOC's - SO P1 Compressed.pdfView on K-RERA →
Project SpecificationSpecifications - SO P1.pdfDownloaded for read-through →
Encumbrance CertificateEncumbrance Certificate - SO P1.pdfDownloaded for read-through →
Declaration (Form B)Form B Compressed.pdfDownloaded for read-through →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 3 - View from North-East 2.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 1 - View from North West.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 2 - View from North-East.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 1 - View from North (1).JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 4 - View from North-West.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 5 - View from West.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 6 - View from North-West.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 1 - View from North (2).JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 4 - View from North-East.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 2 - View from North.JPGView on K-RERA →
Project Photo UploadedPhoto.pdfView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 1 - View from North East.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 5 - View from North (2).JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 2 - View from South-East.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 6 - View from South-West.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 3 - View from East (1).JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 3 - View from East (2).JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 5 - View from South-West.JPGView on K-RERA →
Project Photo UploadedOct 2017 Sobha Silicon Oasis Wing 2 - View from East.JPGView on K-RERA →

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