PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Sobha Dream Acres - Tropical Greens Phase 21 Wing 21 and 22
Sobha · Marathahalli / Kundalahalli / Varthur · Panathur Main Road, Off ORR Balagere, Varthur Hobli
Promoter entitySobha Limited
Entity type · PANCompany · AABCS7732E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/181010/002036
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankRATNAKAR BANK, Residency Road
Land2.53 acres
Court cases declared12
Complaints at K-RERA0 on this project · 8 on the promoter
Record fetchedSep 2026
1 red flags2 to watch4 positive
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/181010/002036 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/181010/002036 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 watch4 positive
Delivery timeline8/10
delivered; the registration was extended 1× before completion
Legal & complaints2.5/10
12 court cases declared in filings (−4.5); an injunction/stay is recorded (−2)
Money to finish8/10
finance cost is 0% of the registered budget; last quarter withdrew ₹32.19 cr against ₹11.96 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/181010/002036 · 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 declaredNo complaintsEscrow: RATNAKAR BANK
Credit ratings of the people behind it
Complaints & disputes on record
On this project00 open
On the promoter entity8all projects
Court cases declared12no stay recorded
At a glance
Delivered
Delivered. RERA registration ran 2018-07-01 → 2026-03-30 after 1 extension (original 2025-06-30)
No complaints on this project
No RERA complaints on this project; 8 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 ₹116 cr — where it goes
Land ₹22.7 cr · 20%Construction & on-site ₹92.9 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 · STAYWrit Petition 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 RATNAKAR BANKOwners’ association: formed
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 line1 sections · 9 items
RERA file · Registration
Registration
PRM/KA/RERA/1251/446/PR/181010/002036 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-07-01 · original completion 2025-06-30 · 1 extension: Covid Extension → 2026-03-30
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹116 cr · land ₹22.73 cr · construction ₹92.88 cr
RERA bank account
RATNAKAR BANK, Residency Road (70% construction account)
Land & towers
2.53 acres (10,233 sq m) · Wing 21 117 homes, 14 floors; Wing 20 120 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; Writ Petition 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
0 on this registration (0 open) · 8 on the promoter entity across all its projects
Owners’ association
Formed
Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/181010/002036, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/181010/002036 (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/181010/002036 (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.