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

Sobha Royal Pavilion Phase 1 - Wing 6 and 7

Sobha · Sarjapur Road (Carmelaram / Dommasandra) · 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/190204/002338
Planning authorityBDA - Bangalore Development Authority
Sanctioned plannot filed
Escrow bankICICI Bank, BANGALORE - M G ROAD
Land2.68 acres
Court cases declared0
Complaints at K-RERA4 on this project · 224 on the promoter
Record fetchedSep 2026
2 red flags2 to watch2 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/190204/002338. 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/190204/002338. 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.

2 red2 watch2 positive
Delivery timeline5/10
1 extension on the registration (−2); a registration completion date has already passed (−2)
Legal & complaints7/10
4 RERA complaints on the project (−2)
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/1251/446/PR/190204/002338 · Sobha Limited
Past RERA date
RegisteredOct 2018Original completionSep 2023Covid ext.Jun 2024TodaySep 2026
No litigation declared4 complaints · 0 openEscrow: ICICI 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
  • Refund of Booking amount
  • Refund of the booking amount
  • Refund of Token Advance
  • Refund of Amount due to Unethical Customer Practice and Abuse of Dominant Market Position
At a glance
Registration extended 1×

Registration extended 1× — from 2023-09-30 to 2024-06-30 (already passed)

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 ₹186 cr — where it goes
Land ₹67.7 cr · 36%Construction & on-site ₹118.7 cr · 64%
No litigation declaredBorrowing declared: not statedEscrow at ICICI Bank

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

  • Jul 2021Refund of Booking amountdisposed
  • Sep 2020Refund of the booking amountdisposed
  • Jun 2020Refund of Token Advancedisposed
  • May 2020Refund of Amount due to Unethical Customer Practice and Abuse of Dominant Market Positiondisposed
Complaints by status
Disposed (adjudicating officer)
4

Red flags to resolve in writing

1
Timeline

RERA completion date 2024-06-30 has passed without a completion application.

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 — 2024-06-30 — 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 · 11 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/190204/002338 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
Dates
Start 2018-10-24 · original completion 2023-09-30 · 1 extension: Covid Extension → 2024-06-30 · current date has passed
Registered cost
Total ₹186 cr · land ₹67.70 cr · construction ₹119 cr
RERA bank account
ICICI Bank, BANGALORE - M G ROAD (70% construction account)
Land & towers
2.68 acres (10,846 sq m) · Wing 6 75 homes, 18 floors; Wing 7 76 homes, 18 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

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/190204/002338, fetched 2026-09-15. Figures are the promoter’s own filings.

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

2021-07-28 · CMP/210728/0008168
Refund of Booking amount — DISPOSED AO (ADJUDICATING OFFICER)
2020-09-11 · CMP/200911/0006553
Refund of the booking amount — DISPOSED AO (ADJUDICATING OFFICER)
2020-06-09 · CMP/200609/0006001
Refund of Token Advance — DISPOSED AO (ADJUDICATING OFFICER)
2020-05-12 · CMP/200512/0005891
Refund of Amount due to Unethical Customer Practice and Abuse of Dominant Market Position — 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/190204/002338 (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/190204/002338 (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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