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

Sobha City Athena

Sobha · Hebbal / Thanisandra / Nagawara · Property No 2091/40/7/1, 9/1, 9/2, 62/2, 62/3/1, Chokkanahalli Village, Ward No. 5, Jakkuru, Yelahanka Zone, Bengaluru

Promoter entitySOBHA LIMITED
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/200526/003430
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankAxis Bank, M G Road Branch
Land1.37 acres
Court cases declared2
Complaints at K-RERA1 on this project · 224 on the promoter
Record fetchedSep 2026
1 red flags5 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/200526/003430 and 3 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/1251/309/PR/200526/003430 and 3 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 red5 watch2 positive
Delivery timeline8/10
delivered; the registration was extended 1× before completion
Legal & complaints3.5/10
2 court cases declared in filings (−3); an injunction/stay is recorded (−2); 1 RERA complaint on the project (−0.5); 1 still open
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹2.62 cr, withdrew ₹2.69 cr; 100% 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/1251/309/PR/200526/003430 · SOBHA LIMITED
Delivered
RegisteredMar 2020TodaySep 2026Original completionDec 2026Covid ext.Sep 2027
Money through the RERA account
Collected ₹5.62 CrWithdrawn ₹10.23 CrQ3 2025-265.62 Cr10.23 CrCollected ₹65.3 LWithdrawn ₹64.0 LQ4 2025-2665.3 L64.0 LCollected ₹2.62 CrWithdrawn ₹2.69 CrQ1 2026-272.62 Cr2.69 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    100%
  • Foundation footing work
    100%
  • Retaining wall
    100%
  • Plinth level Beam
    100%
  • Sub-structure flooring
    100%
  • RCC or MS Framed structure
    100%
2 court cases declared1 complaints · 1 openEscrow: Axis Bank
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeICRA A+ / Stable · Sobha Ltd · Aug 2025
Complaints & disputes on record
On this project11 open
On the promoter entity224all projects
Court cases declared2no stay recorded
What complainants raise
  • Marketing and development without RERA approval
At a glance
Delivered

Delivered. RERA registration ran 2020-03-20 → 2027-09-30 after 1 extension (original 2026-12-31)

1 RERA complaints, 1 open

1 RERA complaints on this project (1 open); 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 ₹93.30 cr — where it goes
Land ₹26.5 cr · 28%Construction & on-site ₹66.8 cr · 72%
W.P filed by Sobha Limited against BBMP and Others, challenging the Improvement Charges claimed by BBMP 35308/2015 · High Court of Karnataka · STAYW.P filed by Sobha Limited against State of Karnataka and Others, challenging the Beneficiary Capital Contribution Charges and Advance probable Pro-rata Charges claimed by BBMP 44634/2018 · High Court of Karnataka · STAYBorrowing declared: not statedEscrow at Axis BankOwners’ association: not formed

Complaint log (K-RERA) · 1 on this project

  • Jun 2020Marketing and development without RERA approvalopen
Complaints by status
Open / under enquiry
1

Red flags to resolve in writing

1
Legal

2 court cases declared in RERA filings (35308/2015, 44634/2018); 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. Provide the occupancy certificate, khata and title chain for the unit.
  4. What do the declared cases (35308/2015, 44634/2018) 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 line2 sections · 11 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/200526/003430 · promoter SOBHA LIMITED (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2020-03-20 · original completion 2026-12-31 · 1 extension: Covid Extension → 2027-09-30
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹93.30 cr · land ₹26.54 cr · construction ₹66.76 cr
RERA bank account
Axis Bank, M G Road Branch (70% construction account)
Land & towers
1.37 acres (5,564 sq m) · A (Wing) 72 homes, 19 floors
Litigation declared
W.P filed by Sobha Limited against BBMP and Others, challenging the Improvement Charges claimed by BBMP 35308/2015, High Court of Karnataka — injunction/stay recorded; W.P filed by Sobha Limited against State of Karnataka and Others, challenging the Beneficiary Capital Contribution Charges and Advance probable Pro-rata Charges claimed by BBMP 44634/2018, High Court of Karnataka — injunction/stay recorded
K-RERA complaints
1 on this registration (1 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/1251/309/PR/200526/003430, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2020-06-09 · CMP/200609/0005999
Marketing and development without RERA approval — POSTED FOR ORDERS AUTHORITY FULLBENCH

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/1251/309/PR/200526/003430 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/309/PR/200526/003430 (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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