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

Sobha Royal Crest

Sobha · Mysore Road / RR Nagar / Kengeri · Balagere, Bangalore

Promoter entitySOBHA LIMITED
Entity type · PANCompany · AABCS7723E
Developer brandSobha · #1 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/300522/004936
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addl.Dir/JDSOUTH/0010/21-22 · 2022-05-12
Escrow bankAxis Bank, M G ROAD
Land6.33 acres · 12 land owners on record
Court cases declared1
Complaints at K-RERA2 on this project · 224 on the promoter
Record fetchedSep 2026
0 red flags5 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/300522/004936 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/300522/004936 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 red5 watch2 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints6.5/10
1 court case declared in filings (−1.5); 2 RERA complaints on the project (−1)
Money to finish9/10
finance cost is 8% of the registered budget; last quarter: collected ₹14.28 cr, withdrew ₹13.48 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/1251/309/PR/300522/004936 · SOBHA LIMITED
On original date
RegisteredJun 2022TodaySep 2026Original completionDec 2028
Construction60%
quarterly filing Q1 2026-27 (submitted 2026-07-13)
Homes booked329 / 329
0 still available
Sold vs built100% vs 60%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected ₹6.38 CrWithdrawn ₹33.59 CrQ3 2025-266.38 Cr33.59 CrCollected ₹23.63 CrWithdrawn ₹31.63 CrQ4 2025-2623.63 Cr31.63 CrCollected ₹14.28 CrWithdrawn ₹13.48 CrQ1 2026-2714.28 Cr13.48 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Upto Plinth Level
    0%
  • Basic work of Water supply, Sanitary and E
    0%
  • Elevation work
    0%
  • Internal and External work including lands
    0%
  • Electrification, Water supply and Sanitary
    33%
  • Fire prevention and fire fighting fitting
    33%
1 court case declared2 complaintsEscrow: Axis 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 project2– open
On the promoter entity224all projects
Court cases declared1no stay recorded
At a glance
On its original RERA date

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

60% built, 100% booked

60% built per the latest filing; 329/329 homes booked

2 RERA complaints

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

1 court case declared

1 court case declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹607 cr — where it goes
Approvals ₹7.9 cr · 1%Construction & on-site ₹382.7 cr · 63%Finance (bank) ₹49 cr · 8%Other / taxes ₹167.1 cr · 28%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-13))
202320242025202620272028Earth 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 e80%Basic work of Water supply, Sanitary a0%Dadoing, Skirting, Flooring, Tiles wor86%Railing and Grill fixing90%Electrification, Water supply and Sani33%Painting78%Fire prevention and fire fighting fitt33%Weather Proof work33%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.
OS No 4654/2004 filed by Smt A C Sharadamma and others against Sri AC Ananthaswamy and Others for partition of suit schedule properties. Compromise reported to the Court and Interim Order was vacated vide Order dated 23.06.2023 4654/2004/2004 · City Civil Court CCH2 Bengaluru · no stayBorrowing declared: NoEscrow at Axis Bank12 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

1
Legal

1 court case declared in RERA filings (4654/2004/2004); 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 (4654/2004/2004) 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/300522/004936 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
Dates
Start 2022-06-14 · original completion 2028-12-31 · no extensions
Progress
60% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 329 of 329 homes booked (0 available)
Registered cost
Total ₹607 cr · construction ₹383 cr · bank principal+interest ₹49.00 cr
Borrowing / mortgage declared
Borrowing: No · mortgage: No
RERA bank account
Axis Bank, M G ROAD (70% construction account)
Plan sanction
BBMP/Addl.Dir/JDSOUTH/0010/21-22 dated 2022-05-12 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
6.33 acres (25,619 sq m) · Wing 1 110 homes, 31 floors; Wing 2 109 homes, 31 floors; Wing 3 110 homes, 31 floors
Land owners / co-promoters
D.K. Suresh (32.0%, Sy 38/4); D.K. Suresh (32.0%, Sy 80/3); D.K. Suresh (32.0%, Sy 37/1); D.K. Suresh (32.0%, Sy 38/3); D.K. Suresh (32.0%, Sy 80/2); D.K. Suresh (32.0%, Sy 80/1); D.K. Suresh (32.0%, Sy 38/1); D.K. Suresh (32.0%, Sy 35/3) +4 more
Litigation declared
OS No 4654/2004 filed by Smt A C Sharadamma and others against Sri AC Ananthaswamy and Others for partition of suit schedule properties. Compromise reported to the Court and Interim Order was vacated vide Order dated 23.06.2023 4654/2004/2004, City Civil Court CCH2 Bengaluru — no stay
K-RERA complaints
2 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/1251/309/PR/300522/004936, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/309/PR/300522/004936 (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/300522/004936 (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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