# SOBHA Ayana at Dream Acres Wing 60 to 71 — Sobha, Marathahalli / Kundalahalli / Varthur, Bengaluru

Source: https://property-lens.ai/p/sobha-ayana-at-dream-acres-wing-60-to-71-006958 (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: 77/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.7% per year over 5 years (likely range 7.2%–14.2%); 9.2% per year over 10 years.
- Net-wealth CAGR: 7.4% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 13.8% (all-cash 11.8%). Gross rental yield: 2.9%.
- Status: under construction, RERA handover 2031-12-31. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Hosa Road, Bangalore. Homes: 683. Land: 17.21 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1251/446/PR/030824/006958.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,190 | 1,690 | ₹11,300 (assumed) | ₹1.91 Cr | ₹47,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹11,300 psf vs premium comps ₹12,000 (-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: 7.1/10 (city average 6.0, +2.3 points), confidence 38%. Gross yield 3.0% (₹28 psf/month); locality rental demand 9/10.
- Resale liquidity: 9.5/10 (city average 7.6, +3.3 points), confidence 60%. Locality resale depth 8/10; ticket ₹1.91 Cr narrows the buyer pool; UC resale needs builder NOC; 683-home project gives deep resale comps; RERA sales pace ratio 3.74.
- Employment access: 7.7/10 (city average 5.2, +5.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 17 min, ITPL Whitefield 20 min, Electronic City Ph-1 35 min, Koramangala (Forum) 36 min; 2 of 7 major hubs within 30 min; 7 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.8/10 (city average 4.8, +1.9 points), confidence 60%. Purple Line Kundalahalli / Nallurhalli; ORR Blue Line stations ~2027; airport ~81 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 8.5/10 (city average 7.0, +1.6 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 4.7/10 (city average 3.7, +2.6 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); handover 2031-12-31 (RERA); within the RERA timeline, work on schedule (7 pts).
- Layout, size, age, amenities, maintenance: 9.0/10 (city average 7.3, +2.1 points), confidence 55%. 40 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹7,518 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −0.9 points), confidence 50%. Varthur lake catchment; ORR congestion
- Legal, title & approvals: 8.5/10 (city average 7.4, +2.3 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BBMP/Addl. Dir./JDN/LP/0455/2014-15 dated 2015-07-20; title: not verified. Due-diligence report lists 0 red flags (−0.0 pts).
- Expected price growth (5-yr CAGR model): 7.0/10 (city average 6.0, +6.9 points), confidence 56%. Model 5-yr price CAGR 10.7% (range 7.2–14.2%).

## Why prices should grow about 10.7% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.8%: Add 0.8%: prices here rose 11.6% 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.
- + 1.3%: Add 1.3%: 7 million sq ft of new offices nearby means more people wanting homes here.
- + 0.5%: Add 0.5%: few unsold homes in the area (12 months of stock), so sellers have the upper hand.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Purple Line Whitefield extension (2023) (operational, 2023); Peripheral Ring Road (planned, 2030).
- + 1.9%: Add 1.9% for this project itself: unfinished homes are worth more once they are complete.
- = 10.7%: Result: about 10.7% a year, so a home worth ₹1.98 Cr today would be worth about ₹3.29 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.42 Cr. Exit value in year 8: ₹4.13 Cr. Net sale after loan and costs: ₹2.64 Cr. Net rent after running costs: ₹7.4 L. Loan: ₹1.56 Cr (EMI ₹1.4 L per month). All-in cost: ₹2.41 Cr (other charges ₹6.7 L, GST ₹9.9 L, stamp duty and registration ₹13.0 L, interiors ₹20.3 L).

## Exit plans compared
- Sell at handover, no interiors (6 years): IRR 20.2%, net-wealth CAGR 12.1%, cash in ₹89.3 L, net rent ₹0.8 L, net sale ₹1.97 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 15.6%, net-wealth CAGR 9.0%, cash in ₹1.22 Cr, net rent ₹6.0 L, net sale ₹2.57 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 13.8%, net-wealth CAGR 7.4%, cash in ₹1.42 Cr, net rent ₹7.4 L, net sale ₹2.64 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/030824/006958 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-12-31
- 23% built per the latest filing; 420/683 homes booked
- [WATCH] No RERA complaints on this project; 224 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- Money to finish: 8/10. finance cost is 4% of the registered budget; last quarter: collected ₹37.95 cr, withdrew ₹34.66 cr
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
None recorded.

### 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 — 2031-12-31 — 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?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/446/PR/030824/006958 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2025-09-01 · original completion 2031-12-31 · no extensions [green]
- Progress: 23% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 420 of 683 homes booked (263 available)
- Registered cost: Total ₹1150 cr · land ₹0.00 cr · construction ₹825 cr · bank principal+interest ₹42.00 cr
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: RATNAKAR BANK, Prestige Tower Residency Road (70% construction account)
- Plan sanction: BBMP/Addl. Dir./JDN/LP/0455/2014-15 dated 2015-07-20 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 17.21 acres (69,645 sq m) · Wing 60 58 homes, 14 floors; Wing 61 60 homes, 14 floors; Wing 62 60 homes, 14 floors; Wing 63 60 homes, 14 floors; Wing 64 58 homes, 14 floors; Wing 65 58 homes, 14 floors; Wing 66 60 homes, 14 floors; Wing 67 48 homes, 11 floors; Wing 68 48 homes, 11 floors; Wing 69 60 homes, 14 floors; Wing 70 58 homes, 14 floors; Wing 71 55 homes, 13 floors
- Land owners / co-promoters: M/s Sobha Developers Limited (100.0%, Sy 50/4); M/s Sobha Developers Limited (100.0%, Sy 50/5); M/s Sobha Developers Limited (100.0%, Sy 50/6); M/s Sobha Developers Limited (100.0%, Sy 51/1); M/s Sobha Developers Limited (100.0%, Sy 51/2B1); M/s Sobha Developers Limited (100.0%, Sy 51/2B2); M/s Sobha Developers Limited (100.0%, Sy 51/3); M/s Sobha Developers Limited (100.0%, Sy 51/4) +4 more [amber]
- Litigation declared: None declared in filings [green]
- 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/1251/446/PR/030824/006958 (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 ₹11,300 per sq ft × 1,690 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹47,000 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/sobha-ayana-at-dream-acres-wing-60-to-71-006958.json; printable due-diligence report at https://property-lens.ai/dd/sobha-ayana-at-dream-acres-wing-60-to-71-006958.

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