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

Sobha Dream Acres - Tropical Greens Phase 25 Wing 32, 33 and 34

Sobha · Marathahalli / Kundalahalli / Varthur · Panathur Main Road, Off ORR Balagere, 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/190223/002449
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankRATNAKAR BANK, Residency Road
Land4.52 acres
Court cases declared0
Complaints at K-RERA8 on this project · 224 on the promoter
Record fetchedSep 2026
4 red flags7 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/190223/002449. 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/190223/002449. 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.

4 red7 watch2 positive
Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints6/10
8 RERA complaints on the project (−3); 7 still open
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/1251/446/PR/190223/002449 · Sobha Limited
Past RERA date
RegisteredJul 2018Original completionJun 2024Covid ext.Mar 2025TodaySep 2026
No litigation declared8 complaints · 7 openEscrow: RATNAKAR BANK
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeICRA A+ / Stable · Sobha Ltd · Aug 2025
Complaints & disputes on record
On this project87 open
On the promoter entity224all projects
Court cases declared0no stay recorded
What complainants raise
  • registration delayed and car parking not alloted
  • registration delayed and car parking not allloted
  • Permanent Car parking not yet allocated to the owner
  • Permanent Car Parking not alloted
At a glance
Registration extended 1×

Registration extended 1× — from 2024-06-30 to 2025-03-30 (already passed)

8 RERA complaints, 7 open

8 RERA complaints on this project (7 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 ₹207 cr — where it goes
Land ₹40.6 cr · 20%Construction & on-site ₹166.1 cr · 80%
No litigation declaredBorrowing declared: not statedEscrow at RATNAKAR BANK

Complaint log (K-RERA) · 8 on this project

  • Aug 2026registration delayed and car parking not allotedopen
  • Aug 2026registration delayed and car parking not alllotedopen
  • Feb 2026Permanent Car parking not yet allocated to the owneropen
  • Jan 2026Permanent Car Parking not allotedopen
  • Dec 2025CAR Parking not allocatedopen
  • Jul 2025Unresolved Issues Post-Occupancy: Flush Noise, Reverse water in bathroom and commode and Tile Dark patchesopen
  • Jun 2025Permanent Car parking not yet allocated to the owneropen
  • May 2022Booking amount not refundeddisposed
Complaints by status
Open / under enquiry
7
Disposed (Authority)
1

Red flags to resolve in writing

1
Timeline

RERA completion date 2025-03-30 has passed without a completion application.

2
Timeline

8 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. Which date is contractual — 2025-03-30 — and what is the per-month delay compensation?
  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/1251/446/PR/190223/002449 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-07-01 · original completion 2024-06-30 · 1 extension: Covid Extension → 2025-03-30 · current date has passed
Registered cost
Total ₹207 cr · land ₹40.64 cr · construction ₹166 cr
RERA bank account
RATNAKAR BANK, Residency Road (70% construction account)
Land & towers
4.52 acres (18,300 sq m) · Wing 32 120 homes, 14 floors; Wing 33 117 homes, 14 floors; Wing 34 117 homes, 14 floors
Litigation declared
None declared in filings
K-RERA complaints
8 on this registration (7 open) · 224 on the promoter entity across all its projects

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/190223/002449, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 8 on this project

2026-08-31 · 01076/2026
registration delayed and car parking not alloted — SCRUTINY COMPLETED
2026-08-31 · 01077/2026
registration delayed and car parking not allloted — SCRUTINY COMPLETED
2026-02-05 · 00087/2026
Permanent Car parking not yet allocated to the owner — POSTED FOR ORDERS AUTHORITY BENCH4
2026-01-01 · 00001/2026
Permanent Car Parking not alloted — POSTED FOR ORDERS AUTHORITY BENCH4
2025-12-31 · 01554/2025
CAR Parking not allocated — POSTED FOR ORDERS AUTHORITY BENCH4
2025-07-29 · 00970/2025
Unresolved Issues Post-Occupancy: Flush Noise, Reverse water in bathroom and commode and Tile Dark patches — POSTED FOR ORDERS AUTHORITY BENCH4
2025-06-18 · 00864/2025
Permanent Car parking not yet allocated to the owner — POSTED FOR ORDERS AUTHORITY BENCH4
2022-05-05 · CMP/220505/0009426
Booking amount not refunded — DISPOSED AUTHORITY (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/190223/002449 (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/190223/002449 (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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