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

SOBHA Crystal Meadows Phase 3 Wing 9 to 15

Sobha · Sarjapur Road (Carmelaram / Dommasandra) · 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/1251/446/PR/280324/006735
Planning authorityBDA - Bangalore Development Authority
Sanctioned planBDA/NM/AS/AA-1/TS-4/E/62/2023-24 · 2024-03-11
Escrow bankAxis Bank, MG Road, Bangalore
Land5.05 acres · 18 land owners on record
Court cases declared3
Complaints at K-RERA1 on this project · 224 on the promoter
Record fetchedSep 2026
0 red flags5 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/280324/006735 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/280324/006735 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.

0 red5 watch2 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints3.5/10
3 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1); 1 still open
Money to finish7/10
finance cost is 14% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 cr; only 0% 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/280324/006735 · SOBHA LIMITED
On original date
RegisteredAug 2024TodaySep 2026Original completionDec 2032
Construction0%
quarterly filing Q4 2025-26 (submitted 2026-04-13)
Homes booked0 / 59
59 still available
Sold vs built0% vs 0%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹17,500Withdrawn ₹17,500Q3 2025-260.2 L0.2 LCollected ₹0Withdrawn ₹0Q4 2025-260.0 L0.0 L
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    0%
  • Foundation footing work
    0%
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • RCC or MS Framed structure
    0%
  • Masonry Construction
    0%
3 court cases declaredNo complaintsEscrow: Axis BankJoint-development land
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 declared3no stay recorded
What complainants raise
  • Marketing and development without RERA approval
At a glance
On its original RERA date

On its original RERA completion date: 2032-12-31

0% built, 0% booked

0% built per the latest filing; 0/59 homes booked

1 RERA complaints, 1 open

1 RERA complaints on this project (1 open); 224 on the promoter overall

3 court cases declared

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

The record, in pictures

RERA file · Registration

Registered project cost ₹316 cr — where it goes
Land ₹0 cr · 0%Approvals ₹1.8 cr · 1%Construction & on-site ₹261.4 cr · 83%Finance (bank) ₹44.4 cr · 14%Other / taxes ₹7.9 cr · 3%
Construction programme as filed (quarterly filing Q4 2025-26 (submitted 2026-04-13))
20252026202720282029203020312032Earth work and other leveling preparat0%Foundation footing work0%Upto Plinth Level0%Sub-structure flooring0%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%Wardrobe, Showcase, Kitchen cabinet, P0%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.
Partition suit in O S 1028/2010/2010 · O S No1028/2010 filed by one Smt Kempamma against Smt Jayamma and others before the IV Addl Senior Civil Judge Bangalore Rural District Bangalore · no stayPartition suit in O S 1520/2012/2012 · O S No 1520/2012 filed by one Sri Gajendra against Sri Gullappa and others before I Addl Civil Judge Bangalore Rural District Bangalore · no stayPartition suit in O S 642/2014/2014 · O S No 642/2014 filed by Smt Chandramma and others against Sri Muniyallappa and others before the III Addl Senior Civil Judge Bangalore Rural District Bangalore · no stayBorrowing declared: YesEscrow at Axis Bank18 recorded land-owner sharesOwners’ 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

3 court cases declared in RERA filings (1028/2010/2010, 1520/2012/2012); 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 — 2032-12-31 — and what is the per-month delay compensation?
  4. What do the declared cases (1028/2010/2010, 1520/2012/2012, 642/2014/2014) 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 · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/280324/006735 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
Dates
Start 2024-08-01 · original completion 2032-12-31 · no extensions
Progress
0% complete per quarterly filing Q4 2025-26 (submitted 2026-04-13) · 0 of 59 homes booked (59 available)
Registered cost
Total ₹316 cr · land ₹0.00 cr · construction ₹261 cr · bank principal+interest ₹44.44 cr
Borrowing / mortgage declared
Borrowing: Yes
RERA bank account
Axis Bank, MG Road, Bangalore (70% construction account)
Plan sanction
BDA/NM/AS/AA-1/TS-4/E/62/2023-24 dated 2024-03-11 · BDA - Bangalore Development Authority
Land & towers
5.05 acres (20,448 sq m) · 1Wing 9 to 15 59 homes, 3 floors
Land owners / co-promoters
M/s. Sobha Limited (100.0%, Sy 64/2); M/s. Sobha Limited (100.0%, Sy 64/3); M/s. Sobha Limited (100.0%, Sy 65/2); M/s. Sobha Limited (100.0%, Sy 64/4); M/s. Sobha Limited (100.0%, Sy 75/1); M/s. Sobha Limited (100.0%, Sy 75/3); M/s. Sobha Limited (100.0%, Sy 74); M/s. Sobha Limited (100.0%, Sy 74) +10 more
Litigation declared
Partition suit in O S 1028/2010/2010, O S No1028/2010 filed by one Smt Kempamma against Smt Jayamma and others before the IV Addl Senior Civil Judge Bangalore Rural District Bangalore — no stay; Partition suit in O S 1520/2012/2012, O S No 1520/2012 filed by one Sri Gajendra against Sri Gullappa and others before I Addl Civil Judge Bangalore Rural District Bangalore — no stay; Partition suit in O S 642/2014/2014, O S No 642/2014 filed by Smt Chandramma and others against Sri Muniyallappa and others before the III Addl Senior Civil Judge Bangalore Rural District Bangalore — no stay
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/280324/006735, 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/1251/446/PR/280324/006735 (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/280324/006735 (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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