PropertyLensBengaluru · invest
← Project pageFull investment reportChoose “Save as PDF” in the print dialog.
PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026

Sobha Altair

Sobha · Sarjapur Road (Carmelaram / Dommasandra) · SURVEY NOS 64/1, 64/2, 64/3, 64/4, 65/2(P), 74, 75/1, 75/2, 75/3, 76/1(P), 76/2, 76/3, 78, 79, 80/1, 80/2, 80/3, 80/4, 82/2, 83/1, 83/2, 83/3, 83/4, 84, 85/1(P), 85/2(P), 85/3(P), 86/1A(P) SITUATED AT MULLUR VILLAGE, BENGALURU EAST, BENGALURU URBAN, KARNATAKA - 571442

Promoter entitySOBHA LIMITED
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/070126/008388
Planning authorityBDA - Bangalore Development Authority
Sanctioned planBDA/NM/AS/AA-5/TS-4/E/60/2025-26 · 2025-12-29
Escrow bankKOTAK MAHINDRA BANK, MG Road, Bangalore
Land3.37 acres
Court cases declared1
Complaints at K-RERA0 on this project · 224 on the promoter
Record fetchedSep 2026
1 red flags2 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/070126/008388 and 2 quarterly filings. 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/1251/446/PR/070126/008388 and 2 quarterly filings. 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.

1 red2 watch3 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints4.5/10
1 court case declared in filings (−1.5); an injunction/stay is recorded (−2); land litigation declared “Yes” on a registration (−1)
Money to finish7/10
finance cost is 4% of the registered budget; last quarter: collected ₹12.18 cr, withdrew ₹18.04 cr; only 17% 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/1251/446/PR/070126/008388 · SOBHA LIMITED
On original date
RegisteredJan 2026TodaySep 2026Original completionMay 2031
Construction6%
quarterly filing Q1 2026-27 (submitted 2026-07-13)
Homes booked35 / 207
172 still available
Sold vs built17% vs 6%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹8.84 CrWithdrawn ₹2.97 CrQ4 2025-268.84 Cr2.97 CrCollected ₹12.18 CrWithdrawn ₹18.04 CrQ1 2026-2712.18 Cr18.04 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Foundation footing work
    0%
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • Retaining wall
    0%
  • RCC or MS Framed structure
    0%
  • Masonry Construction
    0%
1 court case declaredNo complaintsNBFC finance 4% of budgetEscrow: KOTAK MAHINDRA BANK
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeICRA A+ / Stable · Sobha Ltd · Aug 2025
Complaints & disputes on record
On this project00 open
On the promoter entity224all projects
Court cases declared1no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2031-05-31

6% built, 17% booked

6% built per the latest filing; 35/207 homes booked

No complaints on this project

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

1 court case declared

1 court case declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹636 cr — where it goes
Land ₹0 cr · 0%Approvals ₹6.8 cr · 1%Construction & on-site ₹332.1 cr · 52%Finance (NBFC) ₹25 cr · 4%Other / taxes ₹272.3 cr · 43%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-13))
202620272028202920302031Earth work and other leveling preparat65%Foundation footing work0%Upto Plinth Level0%Sub-structure flooring0%Retaining wall0%RCC or MS Framed structure0%Masonry Construction0%Plastering inside , outside & Ceiling0%Joinery: Doors, Windows, Ventilators e0%Basic work of Water supply, Sanitary a0%Dadoing, Skirting, Flooring, Tiles wor0%Railing and Grill fixing0%Electrification, Water supply and Sani0%Painting0%Fire prevention and fire fighting fitt0%Weather Proof work0%Elevation work0%Internal and External work including l0%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
Writ Petition 27293/2025/2025 · WP No27293/2025 filed by Smt Kumudha Kumara Babu against State of Karnataka & others · STAYBorrowing declared: NoEscrow at KOTAK MAHINDRA BANKOwners’ association: not formed

Red flags to resolve in writing

1
Legal

1 court case declared in RERA filings (27293/2025/2025); check for stays and title impact.

Questions to put to the developer before you sign

  1. Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
  2. Confirm the price list, floor-rise and other charges for the exact unit.
  3. Which date is contractual — 2031-05-31 — and what is the per-month delay compensation?
  4. What do the declared cases (27293/2025/2025) concern and is any stay in force?
  5. Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line1 sections · 12 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/070126/008388 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
Dates
Start 2026-01-01 · original completion 2031-05-31 · no extensions
Progress
6% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 35 of 207 homes booked (172 available)
Registered cost
Total ₹636 cr · land ₹0.00 cr · construction ₹332 cr · NBFC principal+interest ₹25.00 cr (4%)
Borrowing / mortgage declared
Borrowing: No
RERA bank account
KOTAK MAHINDRA BANK, MG Road, Bangalore (70% construction account)
Plan sanction
BDA/NM/AS/AA-5/TS-4/E/60/2025-26 dated 2025-12-29 · BDA - Bangalore Development Authority
Land & towers
3.37 acres (13,658 sq m) · Wing 01 75 homes, 18 floors; Wing 02 75 homes, 18 floors; Wing 04 57 homes, 18 floors
Litigation declared
Writ Petition 27293/2025/2025, WP No27293/2025 filed by Smt Kumudha Kumara Babu against State of Karnataka & others — injunction/stay recorded
K-RERA complaints
0 on this registration (0 open) · 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/1251/446/PR/070126/008388, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/446/PR/070126/008388 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/446/PR/070126/008388 (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.

PropertyLens · property-lens.ai · Facts are transcribed from public records as filed by the promoter and the regulator; figures on RERA certificates are promoter numbers certified on unaudited books. Absence of a court case or insolvency filing in these sources is not proof that none exists. Verify title, approvals and encumbrances with a lawyer before you sign. Nothing here is legal, tax or investment advice.
Share on WhatsApp