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PropertyLensBengaluru · invest

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

Sobha Sentosa Phase 2 Wing 5 and 6

Sobha · Marathahalli / Kundalahalli / Varthur · Balagere, Bangalore

Promoter entitySOBHA LIMITED

Entity type · PANCompany · AABCS7723E

Developer brandSobha · #1 in Bengaluru by RERA registrations

RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/310322/004797

Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike

Sanctioned planBBMP/Addl.Dir/JDNORTH/0047/21-22 · 2022-03-04

Escrow bankICICI Bank, ICICI Towers, 1 Commissariat Road,,Bangalore

Land2.27 acres · 7 land owners on record

Court cases declared0

Complaints at K-RERA13 on this project · 224 on the promoter

Record fetchedSep 2026

2 red flags1 to watch5 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/310322/004797 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/310322/004797 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.

2 red1 watch5 positive

Delivery timeline8/10

delivered on the original registration

Legal & complaints6/10

13 RERA complaints on the project (−3)

Money to finish9/10

finance cost is 9% of the registered budget; last quarter: collected ₹1.40 cr, withdrew ₹1.40 cr; 99% 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/310322/004797 · SOBHA LIMITED

Delivered

Money through the RERA account

Collected from buyersWithdrawn for construction

Latest milestones

Earth work and other leveling preparation
100%
Foundation footing work
100%
Upto Plinth Level
100%
Sub-structure flooring
100%
Retaining wall
100%
RCC or MS Framed structure
100%

No litigation declared13 complaintsEscrow: ICICI BankJoint-development land

Credit ratings of the people behind it

Complaints & disputes on record

On this project13– open

On the promoter entity224all projects

Court cases declared0no stay recorded

At a glance

Delivered

Delivered. RERA registration ran 2023-01-01 → 2026-12-31

13 RERA complaints

13 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 ₹170 cr — where it goes

Approvals ₹2.5 cr · 1%Construction & on-site ₹121.8 cr · 72%Finance (bank) ₹15.7 cr · 9%Other / taxes ₹30.3 cr · 18%

No litigation declaredBorrowing declared: NoEscrow at ICICI Bank7 recorded land-owner sharesOwners’ association: formed

Red flags to resolve in writing

Timeline

13 K-RERA complaints on this registration.

Questions to put to the developer before you sign

Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
Confirm the price list, floor-rise and other charges for the exact unit.
Provide the occupancy certificate, khata and title chain for the unit.
Confirm there is no litigation on the land or approvals beyond the RERA declaration.
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/310322/004797 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475

Dates

Start 2023-01-01 · original completion 2026-12-31 · no extensions

Status

Completed and occupied (per project status); RERA progress fields below are historical

Registered cost

Total ₹170 cr · construction ₹122 cr · bank principal+interest ₹15.72 cr

Borrowing / mortgage declared

Borrowing: No · mortgage: No

RERA bank account

ICICI Bank, ICICI Towers, 1 Commissariat Road,,Bangalore (70% construction account)

Plan sanction

BBMP/Addl.Dir/JDNORTH/0047/21-22 dated 2022-03-04 · BBMP - Bruhat Bengaluru Mahanagara Palike

Land & towers

2.27 acres (9,179 sq m) · Wing 5 71 homes, 17 floors; Wing 6 71 homes, 17 floors

Land owners / co-promoters

M/s.Bhagat Homes Private Limited (33.0%, Sy 49/7); M/s.Bhagat Homes Private Limited (33.0%, Sy 50/2); M/s.Bhagat Homes Private Limited (33.0%, Sy 50/3); M/s.Bhagat Homes Private Limited (33.0%, Sy 50/4); M/s.Bhagat Homes Private Limited (33.0%, Sy 51/1); M/s.Bhagat Homes Private Limited (33.0%, Sy 51/2B1); M/s.Bhagat Homes Private Limited (33.0%, Sy 51/2B2)

Litigation declared

None declared in filings

K-RERA complaints

13 on this registration · 224 on the promoter entity across all its projects

Owners’ association

Formed

Completion applied

19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/310322/004797, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources

Karnataka RERA project record PRM/KA/RERA/1251/446/PR/310322/004797 (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/310322/004797 (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.