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

Sobha Arena - The Square (Block 4)

Sobha · Kanakapura Road / Talaghattapura / Banashankari 6th · Surveys no 21/4, 22/1,22/2 & 22/4 Thalaghattapura Village, Surveys no 37/1, 37/2, 37/3 & 37/4 Mallasandra village, Uttarahalli Hobli, Bangalore south

Promoter entitySobha Limited
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/180420/001513
Planning authorityBDA - Bangalore Development Authority
Sanctioned plannot filed
Escrow bankINDUSIND BANK, MG Road
Land2.94 acres
Court cases declared0
Complaints at K-RERA7 on this project · 224 on the promoter
Record fetchedSep 2026
2 red flags1 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/180420/001513. 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/1251/310/PR/180420/001513. 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.

2 red1 watch4 positive
Delivery timeline8/10
delivered; the registration was extended 1× before completion
Legal & complaints6/10
7 RERA complaints on the project (−3)
Money to finish8/10
finance cost is 0% of the registered budget
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/1251/310/PR/180420/001513 · Sobha Limited
Delivered
RegisteredJan 2018Original completionDec 2021Covid ext.Sep 2022TodaySep 2026
No litigation declared7 complaints · 0 openEscrow: INDUSIND BANK
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeICRA A+ / Stable · Sobha Ltd · Aug 2025
Complaints & disputes on record
On this project70 open
On the promoter entity224all projects
Court cases declared0no stay recorded
What complainants raise
  • Complaint under Section 18(1) and Section 11(4) of the RERA Act, 2016 for Delay Compensati
  • Club House Fire Accident Repair
  • Non-Compliance of section 17 of RERA to Transfer Title to Association of Allottees
  • REFUND OF TOKEN AMOUNT
At a glance
Delivered

Delivered. RERA registration ran 2018-01-17 → 2022-09-30 after 1 extension (original 2021-12-31)

7 RERA complaints, 0 open

7 RERA complaints on this project (0 open); 224 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹225 cr — where it goes
Land ₹68.8 cr · 31%Construction & on-site ₹156 cr · 69%
No litigation declaredBorrowing declared: not statedEscrow at INDUSIND BANK

Complaint log (K-RERA) · 7 on this project

  • Oct 2025Complaint under Section 18(1) and Section 11(4) of the RERA Act, 2016 for Delay Compensation due to Denial of disposed
  • May 2024Club House Fire Accident Repairdisposed
  • Aug 2023Non-Compliance of section 17 of RERA to Transfer Title to Association of Allotteesdisposed
  • Aug 2022REFUND OF TOKEN AMOUNTdisposed
  • Jun 2021Booking cancelled by Sobha but amount not refunded after nearly one year of cancellationdisposed
  • Aug 2020I would like to get the refund for my cancelled unit in Sobha Arenadisposed
  • Jan 2020CLIENT CODE CC24773, 22/10/2019. Booking amount Rs 100,000/- not refunded after several request of booking of disposed
Complaints by status
Disposed (adjudicating officer)
3
Disposed (Authority)
4

Red flags to resolve in writing

1
Timeline

7 K-RERA complaints on this registration.

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. Provide the occupancy certificate, khata and title chain for the unit.
  4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
  5. Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 15 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/180420/001513 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-01-17 · original completion 2021-12-31 · 1 extension: Covid Extension → 2022-09-30
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹225 cr · land ₹68.79 cr · construction ₹156 cr
RERA bank account
INDUSIND BANK, MG Road (70% construction account)
Land & towers
2.94 acres (11,897 sq m) · Wing 7 74 homes, 18 floors; Wing 8 74 homes, 18 floors; Wing 9 75 homes, 18 floors
Litigation declared
None declared in filings
K-RERA complaints
7 on this registration (0 open) · 224 on the promoter entity across all its projects

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/180420/001513, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 7 on this project

2025-10-21 · 01298/2025
Complaint under Section 18(1) and Section 11(4) of the RERA Act, 2016 for Delay Compensation due to Denial of Promised Facilities and Delay in obtaining final OC — DISPOSED AO (ADJUDICATING OFFICER)
2024-05-04 · 00427/2024
Club House Fire Accident Repair — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2023-08-05 · 01220/2023
Non-Compliance of section 17 of RERA to Transfer Title to Association of Allottees — DISPOSED AUTHORITY FULLBENCH (AUTHORITY)
2022-08-29 · CMP/220829/0009955
REFUND OF TOKEN AMOUNT — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2021-06-23 · CMP/210623/0008046
Booking cancelled by Sobha but amount not refunded after nearly one year of cancellation — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2020-08-24 · CMP/200824/0005826
I would like to get the refund for my cancelled unit in Sobha Arena — DISPOSED AO (ADJUDICATING OFFICER)
2020-01-29 · CMP/200129/0005307
CLIENT CODE CC24773, 22/10/2019. Booking amount Rs 100,000/- not refunded after several request of booking of Unit No P1-9172 at SOBHA Arena-The Square(Block-4), Kanakpura — DISPOSED AO (ADJUDICATING OFFICER)

Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/310/PR/180420/001513 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/310/PR/180420/001513 (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.
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