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

Sobha Forest Edge

Sobha · Kanakapura Road / Talaghattapura / Banashankari 6th · 02/20/1/21/2 Hosahalli, Kengeri Sub Division, Ward no 198

Promoter entitySobha Limited
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/310/PR/180227/002592
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankAxis Bank, M G Road
Land3.23 acres
Court cases declared0
Complaints at K-RERA6 on this project · 224 on the promoter
Record fetchedSep 2026
4 red flags0 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/310/PR/180227/002592. 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/1251/310/PR/180227/002592. 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 red0 watch2 positive
Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints6/10
6 RERA complaints on the project (−3)
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/1251/310/PR/180227/002592 · Sobha Limited
Past RERA date
RegisteredJan 2018Original completionSep 2022Covid ext.Jun 2023TodaySep 2026
No litigation declared6 complaints · 0 openEscrow: Axis Bank
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeICRA A+ / Stable · Sobha Ltd · Aug 2025
Complaints & disputes on record
On this project60 open
On the promoter entity224all projects
Court cases declared0no stay recorded
What complainants raise
  • Booking amount not refunded
  • Delay in refund process by Sobha Limited
  • Amount refund and compensation for the delay from developer
  • Return of the Part Sale Consideration Amount of Rs:12,10,000/- with interest as per Sec.18
At a glance
Registration extended 1×

Registration extended 1× — from 2022-09-30 to 2023-06-30 (already passed)

6 RERA complaints, 0 open

6 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 ₹281 cr — where it goes
Land ₹37.9 cr · 13%Construction & on-site ₹243 cr · 87%
No litigation declaredBorrowing declared: not statedEscrow at Axis Bank

Complaint log (K-RERA) · 6 on this project

  • Jun 2020Booking amount not refundeddisposed
  • Jun 2020Delay in refund process by Sobha Limiteddisposed
  • May 2020Amount refund and compensation for the delay from developerdisposed
  • Mar 2020Return of the Part Sale Consideration Amount of Rs:12,10,000/- with interest as per Sec.18 of RERA Actdisposed
  • Nov 2019Refund of Advance Amount Paid- Sudhanva S Shettydisposed
  • Sep 2019Refund of Flat booking amountdisposed
Complaints by status
Disposed (adjudicating officer)
6

Red flags to resolve in writing

1
Timeline

RERA completion date 2023-06-30 has passed without a completion application.

2
Timeline

6 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 — 2023-06-30 — 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 · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/310/PR/180227/002592 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-01-17 · original completion 2022-09-30 · 1 extension: Covid Extension → 2023-06-30 · current date has passed
Registered cost
Total ₹281 cr · land ₹37.85 cr · construction ₹243 cr
RERA bank account
Axis Bank, M G Road (70% construction account)
Land & towers
3.23 acres (13,091 sq m) · Block 01 72 homes, 24 floors; Block 02 74 homes, 24 floors; Block 03 71 homes, 24 floors
Litigation declared
None declared in filings
K-RERA complaints
6 on this registration (0 open) · 224 on the promoter entity across all its projects

Source: Karnataka RERA project record PRM/KA/RERA/1251/310/PR/180227/002592, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 6 on this project

2020-06-26 · CMP/200626/0006075
Booking amount not refunded — DISPOSED AO (ADJUDICATING OFFICER)
2020-06-03 · CMP/200603/0005955
Delay in refund process by Sobha Limited — DISPOSED AO (ADJUDICATING OFFICER)
2020-05-12 · CMP/200512/0005874
Amount refund and compensation for the delay from developer — DISPOSED AO (ADJUDICATING OFFICER)
2020-03-04 · CMP/200304/0005637
Return of the Part Sale Consideration Amount of Rs:12,10,000/- with interest as per Sec.18 of RERA Act — DISPOSED AO (ADJUDICATING OFFICER)
2019-11-15 · CMP/191115/0004727
Refund of Advance Amount Paid- Sudhanva S Shetty — DISPOSED AO (ADJUDICATING OFFICER)
2019-09-15 · CMP/190915/0004192
Refund of Flat booking amount — 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/1251/310/PR/180227/002592 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/310/PR/180227/002592 (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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