PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Sobha Dream Acres - Oasis Phase 27 Wing 55, 56, 57 and 58
Sobha · Marathahalli / Kundalahalli / Varthur · Balegere, Varthur Hobli
Promoter entitySOBHA LIMITED
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/200121/003218
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankANDHRA BANK, Ulsoor Road
Land5.47 acres
Court cases declared12
Complaints at K-RERA2 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/1251/446/PR/200121/003218 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/1251/446/PR/200121/003218 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 & complaints1.5/10
12 court cases declared in filings (−4.5); an injunction/stay is recorded (−2); 2 RERA complaints on the project (−1); 1 still open
Money to finish8/10
finance cost is 0% of the registered budget; last quarter withdrew ₹0.00 cr against ₹0.00 cr collected (−1); 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/1251/446/PR/200121/003218 · SOBHA LIMITED
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Earth work and other leveling preparation 100%
- Foundation footing work100%
- Retaining wall 100%
- Sub-structure flooring 100%
- RCC or MS Framed structure100%
- Joinery: Doors, Windows, Ventilators etc100%
12 court cases declared2 complaints · 1 openEscrow: ANDHRA BANK
Credit ratings of the people behind it
Complaints & disputes on record
On this project21 open
On the promoter entity224all projects
Court cases declared12no stay recorded
What complainants raise
- Not Providing Additional Benefit as promised .
- Refund of Full Token Advance of Rs.99,000/-
At a glance
Delivered
Delivered. RERA registration ran 2019-12-18 → 2026-09-30 after 1 extension (original 2025-12-31)
2 RERA complaints, 1 open
2 RERA complaints on this project (1 open); 224 on the promoter overall
12 court cases declared
12 court cases declared in RERA filings (no stay recorded)
The record, in pictures
RERA file · Registration
Registered project cost ₹170 cr — where it goes
Land ₹34.3 cr · 20%Construction & on-site ₹135.7 cr · 80%
Partition Suit in O.S. filed by Smt.Ramakka against Sri. Akrishnappa and others 594/2016 · II Addl. (Sr.Dn.), Bangalore Rural · no stayPartition Suit in O.S. filed by Smt. Rajamma against B.C. Narayana Reddy and others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 356/2010 · Principal Civil Judge (Sr. Dn.), Banglaore Rural · no stayPartition Suit in O.S. filed by Smt.Y.Achhamma against Y.Venkata Reddy and others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 227/2011 · Principal (Sr.Dn.) Civil Judge, Bangalore Rural · no stayPartition Suit in O.S. filed by Smt. Rathnamma & Others Vs. Sri. Muniraju and Others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 448/2014 · III Additional Senior Civil Judge Bengaluru Rural Dist · no stayPartition Suit in O.S. filed by Muniyappa Vs Smt. Shaifunissa and Others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 1351/2009 · 1st Additional Senior Civil Judge Bengaluru Rural Dist · no stayPartition Suit in O.S. filed by Anand Kumar and Anr Vs. Gauramma and Ors (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 815/2017 · I Additional Senior Civil Judge, Bengaluru Rural, Bengaluru · STAYW P filed by Sobha Limited against State of Karnataka and others challenging the levy of Benificiary Capital Contribution by BWSSB 17398/2015 · High court of Karnataka · STAYW P filed by Sobha Limited against BBMP and Others, before the High Court of Karnataka, challenging the Ground Rent charges claimed by BBMP 25145/2019 · High court of Karnataka · STAYWrit petition filed by Sobha Limited against BBMP and Others, challenging the Ground Rent charges claimed by BBMP 388/2020 · High court of Karnataka · STAYWrit petition filed by Sobha Limited against BBMP and Others, before the High Court of Karnataka, challenging the Ground Rent,GSt and others charges claimed by BBMP 13573/2020 · High court of Karnataka · STAYOS 368/2020 filed by Manohar Babu and another against Rukkamma and others before IV Addl Senior Civil Judge at Bangalore Rural for partition, separate possession and other reliefs 368/2020 · IV Additional Senior Civil Judge Bengaluru Rural Dist · no stayOS 483/2022 filed by Kaveramma against Muniyappa and others before III Addl Senior Civil Judge at Bangalore Rural for partition, separate possession and other reliefs 483/2022 · III Additional Senior Civil Judge Bengaluru Rural Dist · no stayBorrowing declared: not statedEscrow at ANDHRA BANKOwners’ association: not formed
Complaint log (K-RERA) · 2 on this project
- May 2025Not Providing Additional Benefit as promised .open
- Dec 2022Refund of Full Token Advance of Rs.99,000/-disposed
Red flags to resolve in writing
1
Legal
12 court cases declared in RERA filings (594/2016, 356/2010); 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.
- Provide the occupancy certificate, khata and title chain for the unit.
- What do the declared cases (594/2016, 356/2010, 227/2011, 448/2014, 1351/2009, 815/2017, 17398/2015, 25145/2019, 388/2020, 13573/2020, 368/2020, 483/2022) 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 line2 sections · 12 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/446/PR/200121/003218 · promoter SOBHA LIMITED (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2019-12-18 · original completion 2025-12-31 · 1 extension: Covid Extension → 2026-09-30
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹170 cr · land ₹34.33 cr · construction ₹136 cr
RERA bank account
ANDHRA BANK, Ulsoor Road (70% construction account)
Land & towers
5.47 acres (22,121 sq m) · Wing 55 60 homes, 14 floors; Wing 56 118 homes, 14 floors; Wing 57 60 homes, 14 floors; Wing 58 118 homes, 14 floors
Litigation declared
Partition Suit in O.S. filed by Smt.Ramakka against Sri. Akrishnappa and others 594/2016, II Addl. (Sr.Dn.), Bangalore Rural — no stay; Partition Suit in O.S. filed by Smt. Rajamma against B.C. Narayana Reddy and others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 356/2010, Principal Civil Judge (Sr. Dn.), Banglaore Rural — no stay; Partition Suit in O.S. filed by Smt.Y.Achhamma against Y.Venkata Reddy and others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 227/2011, Principal (Sr.Dn.) Civil Judge, Bangalore Rural — no stay; Partition Suit in O.S. filed by Smt. Rathnamma & Others Vs. Sri. Muniraju and Others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 448/2014, III Additional Senior Civil Judge Bengaluru Rural Dist — no stay; Partition Suit in O.S. filed by Muniyappa Vs Smt. Shaifunissa and Others (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 1351/2009, 1st Additional Senior Civil Judge Bengaluru Rural Dist — no stay; Partition Suit in O.S. filed by Anand Kumar and Anr Vs. Gauramma and Ors (M/s.Sobha Limited is not a party and no adverse Order/s on land / project is passed by the Court;) 815/2017, I Additional Senior Civil Judge, Bengaluru Rural, Bengaluru — injunction/stay recorded; W P filed by Sobha Limited against State of Karnataka and others challenging the levy of Benificiary Capital Contribution by BWSSB 17398/2015, High court of Karnataka — injunction/stay recorded; W P filed by Sobha Limited against BBMP and Others, before the High Court of Karnataka, challenging the Ground Rent charges claimed by BBMP 25145/2019, High court of Karnataka — injunction/stay recorded; Writ petition filed by Sobha Limited against BBMP and Others, challenging the Ground Rent charges claimed by BBMP 388/2020, High court of Karnataka — injunction/stay recorded; Writ petition filed by Sobha Limited against BBMP and Others, before the High Court of Karnataka, challenging the Ground Rent,GSt and others charges claimed by BBMP 13573/2020, High court of Karnataka — injunction/stay recorded; OS 368/2020 filed by Manohar Babu and another against Rukkamma and others before IV Addl Senior Civil Judge at Bangalore Rural for partition, separate possession and other reliefs 368/2020, IV Additional Senior Civil Judge Bengaluru Rural Dist — no stay; OS 483/2022 filed by Kaveramma against Muniyappa and others before III Addl Senior Civil Judge at Bangalore Rural for partition, separate possession and other reliefs 483/2022, III Additional Senior Civil Judge Bengaluru Rural Dist — no stay
K-RERA complaints
2 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/1251/446/PR/200121/003218, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 2 on this project
2025-05-27 · 00781/2025
Not Providing Additional Benefit as promised . — POSTED FOR ORDERS AUTHORITY BENCH4
2022-12-26 · CMP/221226/0010531
Refund of Full Token Advance of Rs.99,000/- — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
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/200121/003218 (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/200121/003218 (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.