# ONE RESIDENCES AT SOBHA ONE WORLD Ph5 W9,10,11 — Sobha, Hoskote / Budigere Cross / Old Madras Road, Bengaluru

Source: https://property-lens.ai/p/one-residences-at-sobha-one-world-ph5-w9-10-11-008638 (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: 50/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.8% per year over 5 years (likely range 7.4%–14.3%); 9.6% per year over 10 years.
- Net-wealth CAGR: 7.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 15.6% (all-cash 12.8%). Gross rental yield: 3.8%.
- Status: under construction, RERA handover 2033-02-28. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Survey nos 10,55, 7/2, 8/2, 9/10, 9/11,9/12, 9/13, 9/14, 9/15, 9/16 , NEARAYAPPASWAMY TEMPLE, AGARAVILLAGE , BENGALURU , Bengaluru East, Bengaluru Urban, Karnataka - 560034. Homes: 721. Land: 8.18 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1250/304/PR/080526/008638.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 432 | 615 | ₹7,350 (assumed) | ₹45.2 L | ₹15,000 (assumed) |
| 2 BHK | 681 | 965 | ₹7,350 (assumed) | ₹70.9 L | ₹21,000 (assumed) |
| 3 BHK | 960 | 1,365 | ₹7,350 (assumed) | ₹1.00 Cr | ₹27,000 (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: 8.0/10 (city average 6.0, +4.1 points), confidence 38%. Gross yield 4.0% (₹24 psf/month); locality rental demand 6/10.
- Resale liquidity: 8.4/10 (city average 7.6, +1.5 points), confidence 60%. Locality resale depth 6/10; ticket ₹0.45 Cr narrows the buyer pool; UC resale needs builder NOC; 721-home project gives deep resale comps; RERA sales pace ratio 3.19.
- 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 2033-02-28 (RERA); within the RERA timeline, work on schedule (-1 pts).
- Layout, size, age, amenities, maintenance: 7.6/10 (city average 7.3, +0.3 points), confidence 55%. 88 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹8,942 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): 7.2/10 (city average 6.0, +7.9 points), confidence 56%. Model 5-yr price CAGR 10.8% (range 7.4–14.3%).

## Why prices should grow about 10.8% 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).
- + 2.0%: Add 2.0% for this project itself: unfinished homes are worth more once they are complete.
- = 10.8%: Result: about 10.8% a year, so a home worth ₹46.8 L today would be worth about ₹78.2 L in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹34.9 L. Exit value in year 8: ₹1.01 Cr. Net sale after loan and costs: ₹65.6 L. Net rent after running costs: ₹1.1 L. Loan: ₹36.8 L (EMI ₹0.3 L per month). All-in cost: ₹59.6 L (other charges ₹1.6 L, GST ₹2.3 L, stamp duty and registration ₹3.1 L, interiors ₹7.4 L).

## Exit plans compared
- Sell at handover, no interiors (7 years): IRR 20.0%, net-wealth CAGR 11.8%, cash in ₹23.1 L, net rent ₹0.1 L, net sale ₹55.0 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 17.8%, net-wealth CAGR 10.2%, cash in ₹27.6 L, net rent ₹0.9 L, net sale ₹63.0 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 15.6%, net-wealth CAGR 7.6%, cash in ₹34.9 L, net rent ₹1.1 L, net sale ₹65.6 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/304/PR/080526/008638 and 1 quarterly filing. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2033-02-28
- 0% built per the latest filing; 345/721 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: 8/10. finance cost is 6% of the registered budget; last quarter: collected ₹10.31 cr, withdrew ₹8.68 cr
- 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 (0 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 — 2033-02-28 — 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/080526/008638 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2026-08-18 · original completion 2033-02-28 · no extensions [green]
- Progress: 0% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 345 of 721 homes booked (376 available)
- Registered cost: Total ₹777 cr · land ₹0.00 cr · construction ₹688 cr · NBFC principal+interest ₹47.14 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: 8.18 acres (33,122 sq m) · Wing 09 179 homes, 47 floors; Wing 10 271 homes, 47 floors; Wing 11 271 homes, 47 floors
- Land owners / co-promoters: Sobha Limited (100.0%, Sy 63/2); Sobha Limited (100.0%, Sy 54/3); Sobha Limited (100.0%, Sy 54/2); Sobha Limited (100.0%, Sy 54/1); Sobha Limited (100.0%, Sy 55/9); Sobha Limited (100.0%, Sy 55/2); Sobha Limited (100.0%, Sy 56/2 (p)); Sobha Limited (100.0%, Sy 56/3 (p)) +11 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 (0 open) · 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/080526/008638 (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 × 615 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹15,000 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-ph5-w9-10-11-008638.json; printable due-diligence report at https://property-lens.ai/dd/one-residences-at-sobha-one-world-ph5-w9-10-11-008638.

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