# Sobha City Athena — Sobha, Hebbal / Thanisandra / Nagawara, Bengaluru

Source: https://property-lens.ai/p/sobha-city-athena-003430 (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: 56/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.3% per year over 5 years (likely range 5.8%–12.8%); 8.8% per year over 10 years.
- Net-wealth CAGR: 6.1% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 8.0% (all-cash 8.3%). Gross rental yield: 2.7%.
- Status: ready to move in. 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: 72. Land: 1.37 acres. Launched: 2020.
- RERA registrations: PRM/KA/RERA/1251/309/PR/200526/003430.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 1,147 | 1,630 | ₹12,500 (assumed) | ₹2.04 Cr | ₹47,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹12,500 psf vs premium comps ₹12,500 (0%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 6.1/10 (city average 6.0, +0.2 points), confidence 38%. Gross yield 2.8% (₹29 psf/month); locality rental demand 9/10.
- Resale liquidity: 8.7/10 (city average 7.6, +2.0 points), confidence 60%. Locality resale depth 8/10; ticket ₹2.04 Cr narrows the buyer pool; 72-home project; RERA sales pace ratio 1.04.
- Employment access: 7.2/10 (city average 5.2, +4.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 14 min, Hebbal (Kirloskar) 20 min, MG Road (CBD) 34 min, ITPL Whitefield 43 min; 2 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.4/10 (city average 4.8, −0.6 points), confidence 60%. none operational; Blue/Pink lines under construction; Hebbal / Nagawara (Blue & Pink Line interchange) ~2027; airport ~45 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 8.0/10 (city average 7.0, +1.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 6.7/10 (city average 3.7, +7.5 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); ready.
- Layout, size, age, amenities, maintenance: 8.3/10 (city average 7.3, +1.2 points), confidence 55%. 52 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹5,989 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.0 points), confidence 50%. Hebbal flyover congestion; Nagawara / Thanisandra lake catchments flood
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.4 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−1.1 pts).
- Expected price growth (5-yr CAGR model): 5.2/10 (city average 6.0, −4.7 points), confidence 56%. Model 5-yr price CAGR 9.3% (range 5.8–12.8%).

## Why prices should grow about 9.3% 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 12.2% 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.
- + 2.2%: Add 2.2%: 12 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (14 months of unsold stock).
- + 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); Pink Line Kalena Agrahara–Nagawara (construction, 2027).
- + 0.0%: No extra project-level adjustment.
- = 9.3%: Result: about 9.3% a year, so a home worth ₹2.11 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: ₹1.73 Cr. Exit value in year 8: ₹4.20 Cr. Net sale after loan and costs: ₹2.89 Cr. Net rent after running costs: ₹29.9 L. Loan: ₹1.58 Cr (EMI ₹1.4 L per month). All-in cost: ₹2.40 Cr (other charges ₹7.1 L, GST ₹0.0 L, stamp duty and registration ₹13.9 L, interiors ₹13.0 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 9.0%, net-wealth CAGR 6.7%, cash in ₹1.64 Cr, net rent ₹24.8 L, net sale ₹2.88 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 8.0%, net-wealth CAGR 6.1%, cash in ₹1.73 Cr, net rent ₹29.9 L, net sale ₹2.89 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/200526/003430 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2020-03-20 → 2027-09-30 after 1 extension (original 2026-12-31)
- [WATCH] 1 RERA complaints on this project (1 open); 224 on the promoter overall
- [WATCH] 2 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered; the registration was extended 1× before completion
- Legal & complaints: 3.5/10. 2 court cases declared in filings (−3); an injunction/stay is recorded (−2); 1 RERA complaint on the project (−0.5); 1 still open
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹2.62 cr, withdrew ₹2.69 cr; 100% 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 (35308/2015, 44634/2018); check for stays and title impact.

### Complaints and disputes
- 1 complaints on this project at K-RERA (1 open); 224 on the promoter entity across projects. Subjects raised: Marketing and development without RERA approval.

### 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. Provide the occupancy certificate, khata and title chain for the unit.
4. What do the declared cases (35308/2015, 44634/2018) 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/1251/309/PR/200526/003430 · promoter SOBHA LIMITED (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2020-03-20 · original completion 2026-12-31 · 1 extension: Covid Extension → 2027-09-30 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹93.30 cr · land ₹26.54 cr · construction ₹66.76 cr
- RERA bank account: Axis Bank, M G Road Branch (70% construction account)
- Land & towers: 1.37 acres (5,564 sq m) · A (Wing) 72 homes, 19 floors
- Litigation declared: W.P filed by Sobha Limited against BBMP and Others, challenging the Improvement Charges claimed by BBMP 35308/2015, High Court of Karnataka — injunction/stay recorded; W.P filed by Sobha Limited against State of Karnataka and Others, challenging the Beneficiary Capital Contribution Charges and Advance probable Pro-rata Charges claimed by BBMP 44634/2018, High Court of Karnataka — injunction/stay recorded [red]
- K-RERA complaints: 1 on this registration (1 open) · 224 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 1 on this project**
- 2020-06-09 · CMP/200609/0005999: Marketing and development without RERA approval — POSTED FOR ORDERS AUTHORITY FULLBENCH [amber]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/200526/003430 (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 ₹12,500 per sq ft × 1,630 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹47,500 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-city-athena-003430.json; printable due-diligence report at https://property-lens.ai/dd/sobha-city-athena-003430.

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