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

Sobha Dream Acres - Tropical Greens Phase 26 Wing 35, 36, 37 and 38

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/190223/002448
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankRATNAKAR BANK, Residency Road
Land5.33 acres
Court cases declared0
Complaints at K-RERA5 on this project · 224 on the promoter
Record fetchedSep 2026
2 red flags2 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/190223/002448. 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/190223/002448. 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.

2 red2 watch2 positive
Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints6.5/10
5 RERA complaints on the project (−2.5)
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/190223/002448 · Sobha Limited
Past RERA date
RegisteredJul 2018Original completionDec 2023Covid ext.Sep 2024TodaySep 2026
No litigation declared5 complaints · 0 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 project50 open
On the promoter entity224all projects
Court cases declared0no stay recorded
What complainants raise
  • NOT allocating of our proper parking slot by the builder for the flat 36086 of the premium
  • Request for refund of Booking amount against cancellation the apartment in Sobha Dream Acr
  • Seeking for the relief of refund of booking amount
  • Booking amount Refund
At a glance
Registration extended 1×

Registration extended 1× — from 2023-12-31 to 2024-09-30 (already passed)

5 RERA complaints, 0 open

5 RERA complaints on this project (0 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 ₹244 cr — where it goes
Land ₹47.9 cr · 20%Construction & on-site ₹195.6 cr · 80%
No litigation declaredBorrowing declared: not statedEscrow at RATNAKAR BANK

Complaint log (K-RERA) · 5 on this project

  • Feb 2023NOT allocating of our proper parking slot by the builder for the flat 36086 of the premium-plus wing wing-36 udisposed
  • Sep 2021Request for refund of Booking amount against cancellation the apartment in Sobha Dream Acre.disposed
  • Apr 2021Seeking for the relief of refund of booking amountdisposed
  • Mar 2021Booking amount Refunddisposed
  • Jan 2021Refunddisposed
Complaints by status
Disposed (Authority)
1
Disposed (adjudicating officer)
4

Red flags to resolve in writing

1
Timeline

RERA completion date 2024-09-30 has passed without a completion application.

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 — 2024-09-30 — 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 · 12 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/190223/002448 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-07-02 · original completion 2023-12-31 · 1 extension: Covid Extension → 2024-09-30 · current date has passed
Registered cost
Total ₹244 cr · land ₹47.87 cr · construction ₹196 cr
RERA bank account
RATNAKAR BANK, Residency Road (70% construction account)
Land & towers
5.33 acres (21,554 sq m) · Wing 35 120 homes, 14 floors; Wing 36 117 homes, 14 floors; Wing 37 120 homes, 14 floors; Wing 38 59 homes, 14 floors
Litigation declared
None declared in filings
K-RERA complaints
5 on this registration (0 open) · 224 on the promoter entity across all its projects

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/190223/002448, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 5 on this project

2023-02-09 · 00191/2023
NOT allocating of our proper parking slot by the builder for the flat 36086 of the premium-plus wing wing-36 under the same tower/wing wing-36 in same RERA number — DISPOSED AUTHORITY BENCH5 (AUTHORITY)
2021-09-21 · CMP/210921/0008361
Request for refund of Booking amount against cancellation the apartment in Sobha Dream Acre. — DISPOSED AO (ADJUDICATING OFFICER)
2021-04-12 · CMP/210412/0007881
Seeking for the relief of refund of booking amount — DISPOSED AO (ADJUDICATING OFFICER)
2021-03-04 · CMP/210304/0007744
Booking amount Refund — DISPOSED AO (ADJUDICATING OFFICER)
2021-01-20 · CMP/210120/0007473
Refund — DISPOSED AO (ADJUDICATING OFFICER)

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/190223/002448 (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/190223/002448 (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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