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

Sobha Neopolis Phase 2 - W 12 & 13

Sobha · Marathahalli / Kundalahalli / Varthur · Sy No. 54/3, 55/1, 55/2, 58/1, 58/2, 58/3, 59/2, 59/3, 59/4, 59/5, 60/2, 61, 63/1 Hadosiddapura Village, and Sy. No 31/1 Chikkannelli Village

Promoter entitySOBHA LIMITED
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/200923/006270
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl.Dir/JDNORTH/0003/23-24 · 2023-09-05
Escrow bankKOTAK MAHINDRA BANK, MG road
Land4.32 acres · 10 land owners on record
Court cases declared0
Complaints at K-RERA1 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/200923/006270 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/1251/446/PR/200923/006270 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.

0 red3 watch4 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints8.5/10
1 RERA complaint on the project (−0.5)
Money to finish9/10
finance cost is 8% of the registered budget; last quarter: collected ₹33.75 cr, withdrew ₹16.31 cr; 96% 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/200923/006270 · SOBHA LIMITED
On original date
RegisteredJan 2024TodaySep 2026Original completionDec 2030
Construction45%
quarterly filing Q1 2026-27 (submitted 2026-07-13)
Homes booked217 / 225
8 still available
Sold vs built96% vs 45%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected ₹16.31 CrWithdrawn ₹16.61 CrQ3 2025-2616.31 Cr16.61 CrCollected ₹47.47 CrWithdrawn ₹16.89 CrQ4 2025-2647.47 Cr16.89 CrCollected ₹33.75 CrWithdrawn ₹16.31 CrQ1 2026-2733.75 Cr16.31 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Upto Plinth Level
    0%
  • Sub-structure flooring
    0%
  • Masonry Construction
    0%
  • Plastering inside , outside & Ceiling
    0%
  • Joinery: Doors, Windows, Ventilators etc
    0%
  • Basic work of Water supply, Sanitary and E
    0%
No litigation declared1 complaintsEscrow: KOTAK MAHINDRA 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 project1– open
On the promoter entity224all projects
Court cases declared0no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2030-12-31

45% built, 96% booked

45% built per the latest filing; 217/225 homes booked

1 RERA complaints

1 RERA complaints on this project; 224 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹308 cr — where it goes
Land ₹0 cr · 0%Approvals ₹3.6 cr · 1%Construction & on-site ₹244 cr · 79%Finance (bank) ₹24.3 cr · 8%Other / taxes ₹36.2 cr · 12%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-13))
202520262027202820292030Earth work and other leveling preparat100%Foundation footing work100%Upto Plinth Level0%Sub-structure flooring0%RCC or MS Framed structure58%Masonry Construction0%Plastering inside , outside & Ceiling0%Joinery: Doors, Windows, Ventilators e0%Basic work of Water supply, Sanitary a0%Dadoing, Skirting, Flooring, Tiles wor0%Railing and Grill fixing0%Electrification, Water supply and Sani0%Painting0%Fire prevention and fire fighting fitt0%Weather Proof work0%Wardrobe, Showcase, Kitchen cabinet, P0%Elevation work0%Internal and External work including l0%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
No litigation declaredBorrowing declared: NoEscrow at KOTAK MAHINDRA BANK10 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

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 — 2030-12-31 — 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 line1 sections · 13 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/200923/006270 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
Dates
Start 2024-01-01 · original completion 2030-12-31 · no extensions
Progress
45% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 217 of 225 homes booked (8 available)
Registered cost
Total ₹308 cr · land ₹0.00 cr · construction ₹244 cr · bank principal+interest ₹24.32 cr
Borrowing / mortgage declared
Borrowing: No · mortgage: No
RERA bank account
KOTAK MAHINDRA BANK, MG road (70% construction account)
Plan sanction
BBMP/Addl.Dir/JDNORTH/0003/23-24 dated 2023-09-05 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
4.32 acres (17,488 sq m) · Wing 12 113 homes, 18 floors; Wing 13 112 homes, 18 floors
Land owners / co-promoters
M/s. Sobha Limited (100.0%, Sy 46/7); M/s. Sobha Limited (100.0%, Sy 46/8); M/s. Sobha Limited (100.0%, Sy 47/6); M/s. Sobha Limited (100.0%, Sy 47/7); M/s. Sobha Limited (100.0%, Sy 49/6); M/s. Sobha Limited (100.0%, Sy 47/3); M/s. Sobha Limited (100.0%, Sy 47/5); M/s. Sobha Limited (100.0%, Sy 49/3) +2 more
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration · 224 on the promoter entity across all its projects
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/200923/006270, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/446/PR/200923/006270 (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/200923/006270 (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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