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

Sobha Dream Gardens Phase 5 - Wing 10

Sobha · Hennur Road / Kothanur / Kalyan Nagar · Survey No. 87/2, 87/3, 80 and 111, Jakkur Village, Yelahanka Hobli, Bengaluru

Promoter entitySOBHA LIMITED
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/311222/005591
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl.Dir/JD North/LP/0009/2018-19 · 2018-10-01
Escrow bankRATNAKAR BANK, PRESTIGE TOWERS, ( 0156 ) GROUND FLOOR, G-13, G-14, G-15 AND G-17, PRESTIGE TOWERS, 99, 100 RESIDENCY ROAD, BANGALORE
Land1.19 acres · 2 land owners on record
Court cases declared2
Complaints at K-RERA0 on this project · 224 on the promoter
Record fetchedSep 2026
1 red flags3 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/311222/005591 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/1251/309/PR/311222/005591 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 red3 watch3 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints4/10
2 court cases declared in filings (−3); an injunction/stay is recorded (−2)
Money to finish9/10
finance cost is 7% of the registered budget; last quarter: collected ₹6.82 cr, withdrew ₹6.69 cr; 98% 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/1251/309/PR/311222/005591 · SOBHA LIMITED
On original date
RegisteredOct 2023TodaySep 2026Original completionDec 2028
Construction77%
quarterly filing Q1 2026-27 (submitted 2026-07-10)
Homes booked139 / 142
3 still available
Sold vs built98% vs 77%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹9.21 CrWithdrawn ₹9.02 CrQ3 2025-269.21 Cr9.02 CrCollected ₹17.77 CrWithdrawn ₹17.96 CrQ4 2025-2617.77 Cr17.96 CrCollected ₹6.82 CrWithdrawn ₹6.69 CrQ1 2026-276.82 Cr6.69 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Upto Plinth Level
    0%
  • Basic work of Water supply, Sanitary and E
    0%
  • Weather Proof work
    0%
  • Internal and External work including lands
    35%
  • Electrification, Water supply and Sanitary
    75%
  • Painting
    75%
2 court cases declaredNo complaintsEscrow: RATNAKAR 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 project0– open
On the promoter entity224all projects
Court cases declared2no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2028-12-31

77% built, 98% booked

77% built per the latest filing; 139/142 homes booked

No complaints on this project

No RERA complaints on this project; 224 on the promoter overall

2 court cases declared

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

The record, in pictures

RERA file · Registration

Registered project cost ₹89.62 cr — where it goes
Approvals ₹1 cr · 1%Construction & on-site ₹60.2 cr · 67%Finance (bank) ₹6.5 cr · 7%Other / taxes ₹22 cr · 25%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-10))
20242025202620272028Earth work and other leveling preparat100%Foundation footing work100%Upto Plinth Level0%Sub-structure flooring100%Retaining wall100%RCC or MS Framed structure100%Masonry Construction100%Plastering inside , outside & Ceiling100%Joinery: Doors, Windows, Ventilators e85%Basic work of Water supply, Sanitary a0%Dadoing, Skirting, Flooring, Tiles wor100%Railing and Grill fixing95%Electrification, Water supply and Sani75%Painting75%Fire prevention and fire fighting fitt90%Weather Proof work0%Elevation work80%Internal and External work including l35%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
Writ Petition filed by Sobha Limited against State of Karnataka and others 42748/2018 · High Court of Karnataka · STAYWrit Petition filed by Sobha Limited against State of Karnataka and others 44633/2018 · High Court of Karnataka · STAYBorrowing declared: YesEscrow at RATNAKAR BANK2 recorded land-owner sharesOwners’ association: formed

Red flags to resolve in writing

1
Legal

2 court cases declared in RERA filings (42748/2018, 44633/2018); check for stays and title impact.

2
Legal

Joint-development land: confirm which units fall in the owners’ share.

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 — 2028-12-31 — and what is the per-month delay compensation?
  4. What do the declared cases (42748/2018, 44633/2018) concern and is any stay in force?
  5. What is the land owners’ share of built area and is the unit in the developer’s share?
Full record: every filed number, line by line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/311222/005591 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
Dates
Start 2023-10-01 · original completion 2028-12-31 · no extensions
Progress
77% complete per quarterly filing Q1 2026-27 (submitted 2026-07-10) · 139 of 142 homes booked (3 available)
Registered cost
Total ₹89.62 cr · construction ₹60.20 cr · bank principal+interest ₹6.52 cr
Borrowing / mortgage declared
Borrowing: Yes · mortgage: Yes
RERA bank account
RATNAKAR BANK, PRESTIGE TOWERS, ( 0156 ) GROUND FLOOR, G-13, G-14, G-15 AND G-17, PRESTIGE TOWERS, 99, 100 RESIDENCY ROAD, BANGALORE (70% construction account)
Plan sanction
BBMP/Addl.Dir/JD North/LP/0009/2018-19 dated 2018-10-01 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
1.19 acres (4,823 sq m) · Wing 10 142 homes, 17 floors
Land owners / co-promoters
Zahed Husain -Legal Heirs (Sosan Hussain D/o Late Zahed Hussain) (33.0%, Sy 51); Zahed Husain -Legal Heirs (Sosan Hussain D/o Late Zahed Hussain) (33.0%, Sy 54)
Litigation declared
Writ Petition filed by Sobha Limited against State of Karnataka and others 42748/2018, High Court of Karnataka — injunction/stay recorded; Writ Petition filed by Sobha Limited against State of Karnataka and others 44633/2018, High Court of Karnataka — injunction/stay recorded
K-RERA complaints
0 on this registration · 224 on the promoter entity across all its projects
Owners’ association
Formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/309/PR/311222/005591, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/309/PR/311222/005591 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/309/PR/311222/005591 (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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