← Project page Full investment reportChoose “Save as PDF” in the print dialog.

PropertyLensBengaluru · invest

Financial & legal due diligence · public record · 18 Oct 2026

ONE RESIDENCES AT SOBHA ONE WORLD Ph1 W1 and 2

Sobha · Hoskote / Budigere Cross / Old Madras Road · PROPOSED APARTMENT BUILDING ON SURVEY NO:- 52/5,56/3,56/4,56/5(P),56/6 56/7, 58/1(P), 59/1,59/2, 60/1,73/1(P),73/2(P),73/3(P),74/6(P),74/7(P),74/8(P),74/11(P) AT YADAVANAHALLI VILLAGE, ATTIBELE HOBLI, ANEKALTALUK,BANGALORE, KARNATAKA

Promoter entitySOBHA LIMITED

Entity type · PANCompany · AABCS7723E

Developer brandSobha · #1 in Bengaluru by RERA registrations

RERA registrationsRegistration: PRM/KA/RERA/1250/304/PR/080526/008634

Planning authoritySatellite Town Ring Road Planning Authority

Sanctioned planSTRRPA/TP/CC/652/2025-26/318 · 2026-05-07

Escrow bankAxis Bank, M G Road

Land9.84 acres · 18 land owners on record

Court cases declared2

Complaints at K-RERA0 on this project · 224 on the promoter

Record fetchedSep 2026

0 red flags4 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/080526/008634 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings. This report records what the Karnataka RERA file, the promoter’s quarterly filings, the complaint register, public credit ratings and company filings say. It states facts and flags them; it does not judge the investment. Prices, returns and the investment score live in the separate full report.

Financial & legal due diligence

What the public record says

Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/080526/008634 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings. Compiled Sep 2026 from the Karnataka RERA file, company registers, rating agencies, tribunal records and press. Facts only; anything that deserves a written answer before signing is flagged.

0 red4 watch3 positive

Delivery timeline9/10

no extensions, no overdue dates on the RERA file

Legal & complaints5/10

2 court cases declared in filings (−3); land litigation declared “Yes” on a registration (−1)

Money to finish7/10

finance cost is 6% of the registered budget; last quarter: collected ₹12.16 cr, withdrew ₹11.29 cr; only 28% of homes booked (−1)

Developer strength8.3/10

ICRA A+/Stable (Sobha Ltd)

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration

PRM/KA/RERA/1250/304/PR/080526/008634 · SOBHA LIMITED

On original date

Construction0%

quarterly filing Q1 2026-27 (submitted 2026-07-13)

Homes booked150 / 542

392 still available

Sold vs built28% vs 0%

Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.

Money through the RERA account

Collected from buyersWithdrawn for construction

Latest milestones

Foundation footing work
0%
Upto Plinth Level
0%
Sub-structure flooring
0%
RCC or MS Framed structure
0%
Masonry Construction
0%
Plastering inside , outside & Ceiling
0%

2 court cases declaredNo complaintsNBFC finance 6% of budgetEscrow: Axis BankJoint-development land

Credit ratings of the people behind it

Complaints & disputes on record

On this project0– open

On the promoter entity224all projects

Court cases declared2no stay recorded

At a glance

On its original RERA date

On its original RERA completion date: 2032-07-31

0% built, 28% booked

0% built per the latest filing; 150/542 homes booked

No complaints on this project

No RERA complaints on this project; 224 on the promoter overall

2 court cases declared

2 court cases declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹901 cr — where it goes

Land ₹0 cr · 0%Approvals ₹16.6 cr · 2%Construction & on-site ₹792 cr · 88%Finance (NBFC) ₹56.7 cr · 6%Other / taxes ₹35.6 cr · 4%

Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-13))

Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.

Original suit 34/2022/2022 · OS No34/2022 filed by Lakshmamma against Chandramma & Others before the Senior Civil Judge and JMFC Hoskote for declaration of title over portion of property bearing SyNo174/1 to 174/5 of Ammanidoddakere Village · no stayOriginal suit 283/2024/2024 · O.S No 283/2024 filed by Varalakshmi and Others against Ramesh and another before the Senior Civil Judge and JMFC Hoskote for Partition and declaration in respect of property bearing SyNo55/2 of Ammanidoddakere Village · no stayBorrowing declared: NoEscrow at Axis Bank18 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

Legal

2 court cases declared in RERA filings (34/2022/2022, 283/2024/2024); check for stays and title impact.

Questions to put to the developer before you sign

Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
Confirm the price list, floor-rise and other charges for the exact unit.
Which date is contractual — 2032-07-31 — and what is the per-month delay compensation?
What do the declared cases (34/2022/2022, 283/2024/2024) concern and is any stay in force?
Is the land freehold with the developer, and is any part mortgaged?

Full record: every filed number, line by line1 sections · 13 items

RERA file · Registration

Registration

PRM/KA/RERA/1250/304/PR/080526/008634 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475

Dates

Start 2026-06-01 · original completion 2032-07-31 · no extensions

Progress

0% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 150 of 542 homes booked (392 available)

Registered cost

Total ₹901 cr · land ₹0.00 cr · construction ₹792 cr · NBFC principal+interest ₹56.67 cr (6%)

Borrowing / mortgage declared

Borrowing: No

RERA bank account

Axis Bank, M G Road (70% construction account)

Plan sanction

STRRPA/TP/CC/652/2025-26/318 dated 2026-05-07 · Satellite Town Ring Road Planning Authority

Land & towers

9.84 acres (39,815 sq m) · Wing 01 271 homes, 47 floors; Wing 02 271 homes, 47 floors

Land owners / co-promoters

Sobha Limited (100.0%, Sy 21/1A); Sobha Limited (100.0%, Sy 21/1B); Sobha Limited (100.0%, Sy 21/2); Sobha Limited (100.0%, Sy 21/3); Sobha Limited (100.0%, Sy 21/4); Sobha Limited (100.0%, Sy 22/2); Sobha Limited (100.0%, Sy 26); Sobha Limited (100.0%, Sy 27) +10 more

Litigation declared

Original suit 34/2022/2022, OS No34/2022 filed by Lakshmamma against Chandramma & Others before the Senior Civil Judge and JMFC Hoskote for declaration of title over portion of property bearing SyNo174/1 to 174/5 of Ammanidoddakere Village — no stay; Original suit 283/2024/2024, O.S No 283/2024 filed by Varalakshmi and Others against Ramesh and another before the Senior Civil Judge and JMFC Hoskote for Partition and declaration in respect of property bearing SyNo55/2 of Ammanidoddakere Village — no stay

K-RERA complaints

0 on this registration · 224 on the promoter entity across all its projects

Owners’ association

Not yet formed

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1250/304/PR/080526/008634, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1250/304/PR/080526/008634 (registration file, quarterly updates, complaint register), fetched 2026-09-15
PropertyLens locality model (market-level estimates)
Karnataka RERA project records PRM/KA/RERA/1250/304/PR/080526/008634 (registration file, quarterly updates, complaint register), fetched Sep 2026.

Caveats. Automated analysis: prices, rents and travel times are estimates until listings and Maps data are verified. RERA figures are the promoter’s own filings. Nothing here is legal, tax or investment advice.