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

Sobha Lake Gardens Phase 2

Sobha · Whitefield (Hoodi / Varthur Road) · Bharathi Nagar, Krishnarajapura, Seegehalli Village

Promoter entitySobha Limited
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/180627/001934
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned plannot filed
Escrow bankRATNAKAR BANK, Residency Road
Land4.26 acres
Court cases declared0
Complaints at K-RERA4 on this project · 224 on the promoter
Record fetchedSep 2026
0 red flags3 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/180627/001934 and 1 quarterly filing. 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/180627/001934 and 1 quarterly filing. 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.

0 red3 watch4 positive
Delivery timeline8/10
delivered; the registration was extended 2× before completion
Legal & complaints7/10
4 RERA complaints on the project (−2)
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹1.15 cr, withdrew ₹1.09 cr; 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/180627/001934 · Sobha Limited
Delivered
RegisteredJun 2018Original completionMar 2024Covid ext.Dec 2024Section 6 ext.Dec 2025TodaySep 2026
Money through the RERA account
Collected ₹1.15 CrWithdrawn ₹1.09 CrQ3 2025-261.15 Cr1.09 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    100%
  • Foundation footing work
    100%
  • Retaining wall
    100%
  • Sub-structure flooring
    100%
  • RCC or MS Framed structure
    100%
  • Joinery: Doors, Windows, Ventilators etc
    100%
No litigation declared4 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 project40 open
On the promoter entity224all projects
Court cases declared0no stay recorded
What complainants raise
  • False charges towards unauthorized/unapproved amount & interest/Penalties
  • Refund of booking amount not received for flat in Sobha Lake Gardens
  • Refund of booking amount 4.25 lac
  • Refund of Booking Amount after cancellation
At a glance
Delivered

Delivered. RERA registration ran 2018-06-04 → 2025-12-30 after 2 extensions (original 2024-03-31)

4 RERA complaints, 0 open

4 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 ₹303 cr — where it goes
Land ₹98.7 cr · 33%Construction & on-site ₹204.8 cr · 67%Other / taxes ₹0 cr · 0%
No litigation declaredBorrowing declared: not statedEscrow at RATNAKAR BANKOwners’ association: formed

Complaint log (K-RERA) · 4 on this project

  • Dec 2023False charges towards unauthorized/unapproved amount & interest/Penaltiesdisposed
  • Dec 2023Refund of booking amount not received for flat in Sobha Lake Gardensdisposed
  • Nov 2022Refund of booking amount 4.25 lacdisposed
  • Feb 2020Refund of Booking Amount after cancellationdisposed
Complaints by status
Disposed (adjudicating officer)
2
Disposed (Authority)
2

Red flags to resolve in writing

1
Timeline

Registration extended 2 times: original completion 2024-03-31, now 2025-12-30.

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. Provide the occupancy certificate, khata and title chain for the unit.
  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/1251/446/PR/180627/001934 · promoter Sobha Limited (Company) · EX/PRM/KA/RERA/1251/446/PR/241230/001934
Dates
Start 2018-06-04 · original completion 2024-03-31 · 2 extensions: Covid Extension → 2024-12-31, Section 6 Extension → 2025-12-30
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹303 cr · land ₹98.66 cr · construction ₹205 cr
RERA bank account
RATNAKAR BANK, Residency Road (70% construction account)
Land & towers
4.26 acres (17,244 sq m) · Tower 4 75 homes, 18 floors; Tower 3 75 homes, 18 floors; Tower 2 75 homes, 18 floors; Tower 1B 56 homes, 13 floors; Tower 1A 15 homes, 3 floors
Litigation declared
None declared in filings
K-RERA complaints
4 on this registration (0 open) · 224 on the promoter entity across all its projects
Owners’ association
Formed

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/180627/001934, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 4 on this project

2023-12-15 · 01834/2023
False charges towards unauthorized/unapproved amount & interest/Penalties — DISPOSED AO (ADJUDICATING OFFICER)
2023-12-13 · 01822/2023
Refund of booking amount not received for flat in Sobha Lake Gardens — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2022-11-02 · CMP/221102/0010157
Refund of booking amount 4.25 lac — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
2020-02-07 · CMP/200207/0004163
Refund of Booking Amount after cancellation — 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/180627/001934 (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/180627/001934 (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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