# ONE RESIDENCES AT SOBHA ONE WORLD Ph4 W7 and 8 — Sobha, Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/one-residences-at-sobha-one-world-ph4-w7-and-8-008636 (PropertyLens). Analysis generated 2026-10-18 from Karnataka RERA filings, quarterly promoter updates, public ratings and dated locality evidence. Figures marked "assumed" are model estimates that visitors can edit on the page; "observed" figures come from a named source.

## Summary
- Investment score: 39/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.1% per year over 5 years (likely range 6.6%–13.6%); 9.2% per year over 10 years.
- Net-wealth CAGR: 6.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 13.7% (all-cash 11.7%). Gross rental yield: 3.0%.
- Status: under construction, RERA handover 2033-09-30. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Property No 2091/40/7/1, 9/1, 9/2, 62/2, 62/3/1, Chokkanahalli Village, Ward No. 5, Jakkuru, Yelahanka Zone, Bengaluru. Homes: 440. Land: 7.41 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1250/304/PR/080526/008636.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,102 | 1,565 | ₹7,350 (assumed) | ₹1.15 Cr | ₹30,000 (assumed) |
| 4 BHK | 1,276 | 1,810 | ₹7,350 (assumed) | ₹1.33 Cr | ₹33,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹7,350 psf vs premium comps ₹7,800 (-6%; under-construction should price ~8% below ready). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 5.9/10 (city average 6.0, −0.1 points), confidence 38%. Gross yield 3.1% (₹19 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.6/10 (city average 7.6, +0.0 points), confidence 60%. Locality resale depth 6/10; ticket ₹1.15 Cr narrows the buyer pool; UC resale needs builder NOC; 440-home project gives deep resale comps; RERA sales pace ratio 1.12.
- Employment access: 2.3/10 (city average 5.2, −6.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 27 min, Manyata Tech Park 48 min, ORR Bellandur (Ecospace) 51 min, Hebbal (Kirloskar) 55 min; 1 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.9/10 (city average 4.8, −1.6 points), confidence 60%. Purple Line Kadugodi terminus (6–10 km); no planned station within 2 km; airport ~49 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.5/10 (city average 7.0, −1.5 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 4.2/10 (city average 3.7, +1.1 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); handover 2033-09-30 (RERA); within the RERA timeline, work on schedule (-1 pts).
- Layout, size, age, amenities, maintenance: 8.3/10 (city average 7.3, +1.2 points), confidence 55%. 59 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹9,224 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −1.1 points), confidence 50%. Borewell/tanker dependence; NH-75 access
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.5 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: Plan STRRPA/TP/CC/652/2025-26/318 dated 2026-05-07; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 6.3/10 (city average 6.0, +1.9 points), confidence 56%. Model 5-yr price CAGR 10.1% (range 6.6–13.6%).

## Why prices should grow about 10.1% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.9%: Add 0.9%: prices here rose 12.1% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.0%: Prices are still affordable enough that this does not slow growth.
- + 1.9%: Add 1.9%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (17 months of unsold stock).
- + 0.1%: Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 1.2%: Add 1.2% for this project itself: unfinished homes are worth more once they are complete.
- = 10.1%: Result: about 10.1% a year, so a home worth ₹1.19 Cr today would be worth about ₹1.93 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹89.7 L. Exit value in year 8: ₹2.47 Cr. Net sale after loan and costs: ₹1.58 Cr. Net rent after running costs: ₹-0.1 L. Loan: ₹93.8 L (EMI ₹0.8 L per month). All-in cost: ₹1.52 Cr (other charges ₹4.0 L, GST ₹6.0 L, stamp duty and registration ₹7.9 L, interiors ₹18.8 L).

## Exit plans compared
- Sell at handover, no interiors (7 years): IRR 18.2%, net-wealth CAGR 10.7%, cash in ₹58.8 L, net rent ₹-0.7 L, net sale ₹1.32 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 16.1%, net-wealth CAGR 9.1%, cash in ₹70.9 L, net rent ₹-0.3 L, net sale ₹1.52 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 13.7%, net-wealth CAGR 6.6%, cash in ₹89.7 L, net rent ₹-0.1 L, net sale ₹1.58 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/080526/008636 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2033-09-30
- 0% built per the latest filing; 74/440 homes booked
- [WATCH] No RERA complaints on this project; 224 on the promoter overall
- [WATCH] 2 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 5/10. 2 court cases declared in filings (−3); land litigation declared “Yes” on a registration (−1)
- Money to finish: 7/10. finance cost is 6% of the registered budget; last quarter: collected ₹3.45 cr, withdrew ₹3.08 cr; only 17% of homes booked (−1)
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. 2 court cases declared in RERA filings (34/2022/2022, 283/2024/2024); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (null open); 224 on the promoter entity across projects.

### Credit ratings
- Sobha Ltd: ICRA A+ / Stable (2025-08)

### Questions to put to the developer
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 — 2033-09-30 — and what is the per-month delay compensation?
4. What do the declared cases (34/2022/2022, 283/2024/2024) concern and is any stay in force?
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1250/304/PR/080526/008636 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2026-10-01 · original completion 2033-09-30 · no extensions [green]
- Progress: 0% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 74 of 440 homes booked (366 available)
- Registered cost: Total ₹706 cr · land ₹0.00 cr · construction ₹623 cr · NBFC principal+interest ₹42.70 cr (6%)
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: Axis Bank, MG Road (70% construction account)
- Plan sanction: STRRPA/TP/CC/652/2025-26/318 dated 2026-05-07 · Satellite Town Ring Road Planning Authority
- Land & towers: 7.41 acres (29,997 sq m) · Wing 07 175 homes, 46 floors; Wing 08 265 homes, 46 floors
- Land owners / co-promoters: Sobha Limited (100.0%, Sy 52/1); Sobha Limited (100.0%, Sy 58); Sobha Limited (100.0%, Sy 59/1); Sobha Limited (100.0%, Sy 59/2); Sobha Limited (100.0%, Sy 59/3); Sobha Limited (100.0%, Sy 60/5); Sobha Limited (100.0%, Sy 60/4); Sobha Limited (100.0%, Sy 60/3) +8 more [amber]
- Litigation declared: Original suit 34/2022/2022, OS No34/2022 filed by Lakshmamma against Chandramma & Others before the Senior Civil Judge and JMFC Hoskote for declaration of title over portion of property bearing SyNo174/1 to 174/5 of Ammanidoddakere Village — no stay; Original suit 283/2024/2024, O.S No 283/2024 filed by Varalakshmi and Others against Ramesh and another before the Senior Civil Judge and JMFC Hoskote for Partition and declaration in respect of property bearing SyNo55/2 of Ammanidoddakere Village — no stay [amber]
- K-RERA complaints: 0 on this registration · 224 on the promoter entity across all its projects [green]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/304/PR/080526/008636 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- 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.

## Assumptions used
- Price ₹7,350 per sq ft × 1,565 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹30,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹4.5 per sq ft per month; hold 8 years; selling costs 1.5%.

Related: index of all analysed projects at https://property-lens.ai/llms.txt; JSON for this project at https://property-lens.ai/data/p/one-residences-at-sobha-one-world-ph4-w7-and-8-008636.json; printable due-diligence report at https://property-lens.ai/dd/one-residences-at-sobha-one-world-ph4-w7-and-8-008636.

PropertyLens scores and projections are model outputs built from dated public evidence and stated assumptions; they are not investment advice.