# SOBHA Crystal Meadows Phase 4 Wing 23 to 28 — Sobha, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/sobha-crystal-meadows-phase-4-wing-23-to-28-006736 (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: 40/100 (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%–12.7%); 9.2% per year over 10 years.
- Net-wealth CAGR: 9.3% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 16.0% (all-cash 13.1%). Gross rental yield: 2.7%.
- Status: under construction, RERA handover 2033-12-31. Type: villa, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: "Sobha Neopolis, Survey no 46/4, 46/7 (old. Homes: 42. Land: 4.36 acres. Launched: 2024.
- RERA registrations: PRM/KA/RERA/1251/446/PR/280324/006736.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 Room | 2,422 | 3,440 | ₹11,300 (assumed) | ₹3.89 Cr | ₹91,000 (assumed) |
| 4 BHK | 3,100 | 4,400 | ₹11,300 (assumed) | ₹4.97 Cr | ₹1,16,000 (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: 5.1/10 (city average 6.0, −1.8 points), confidence 38%. Gross yield 2.8% (₹26 psf/month); locality rental demand 8/10.
- Resale liquidity: 5.7/10 (city average 7.6, −3.4 points), confidence 60%. Locality resale depth 8/10; ticket ₹3.89 Cr narrows the buyer pool; UC resale needs builder NOC; 42-home project; RERA sales pace ratio 0.
- Employment access: 9.2/10 (city average 5.2, +8.1 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 16 min, ITPL Whitefield 28 min, Electronic City Ph-1 28 min, Koramangala (Forum) 35 min; 3 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.0/10 (city average 4.8, −3.2 points), confidence 60%. none operational (nearest Purple/Yellow lines 8–10 km); Phase 3A Sarjapur line ~2033; airport ~88 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 6.5/10 (city average 7.0, −0.5 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 3.5/10 (city average 3.7, −0.7 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); handover 2033-12-31 (RERA); within the RERA timeline, work behind schedule (-23 pts).
- Layout, size, age, amenities, maintenance: 9.8/10 (city average 7.3, +3.1 points), confidence 55%. 10 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹10,377 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 4.9/10 (city average 5.8, −1.8 points), confidence 50%. Heavy tanker dependence pending Cauvery Stage V; Varthur lake catchment
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.5 points), confidence 55%. RERA registered; litigation: 3 case(s) declared; approvals: Plan BDA/NM/AS/AA-1/TS-4/E/62/2023-24 dated 2024-03-11; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 5.2/10 (city average 6.0, −4.8 points), confidence 56%. Model 5-yr price CAGR 9.3% (range 5.8–12.7%).

## 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.
- + 1.3%: Add 1.3%: prices here rose 14.5% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.5%: Subtract 0.5%: at ₹11,300 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.6%: Add 2.6%: 12 million sq ft of new offices nearby means more people wanting homes here.
- − 0.7%: Subtract 0.7%: many new homes are being built here (20 months of unsold stock), which keeps prices in check.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Peripheral Ring Road (planned, 2030); Cauvery Stage V water (construction, 2027); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 0.4%: Add 0.4% for this project itself: unfinished homes are worth more once they are complete.
- = 9.3%: Result: about 9.3% a year, so a home worth ₹4.02 Cr today would be worth about ₹6.27 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.15 Cr. Exit value in year 8: ₹8.27 Cr. Net sale after loan and costs: ₹5.14 Cr. Net rent after running costs: ₹1.9 L. Loan: ₹3.17 Cr (EMI ₹2.7 L per month). All-in cost: ₹4.90 Cr (other charges ₹13.6 L, GST ₹20.1 L, stamp duty and registration ₹26.6 L, interiors ₹41.3 L).

## Exit plans compared
- Sell at handover, no interiors (8 years): IRR 17.3%, net-wealth CAGR 10.0%, cash in ₹2.15 Cr, net rent ₹1.4 L, net sale ₹4.98 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 17.3%, net-wealth CAGR 10.0%, cash in ₹2.15 Cr, net rent ₹1.4 L, net sale ₹4.98 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 16.0%, net-wealth CAGR 9.3%, cash in ₹2.15 Cr, net rent ₹1.9 L, net sale ₹5.14 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/280324/006736 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2033-12-31
- 0% built per the latest filing; 0/42 homes booked
- [WATCH] 2 RERA complaints on this project (0 open); 224 on the promoter overall
- [WATCH] 3 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: 3.5/10. 3 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 7/10. finance cost is 13% of the registered budget; last quarter: collected ₹0.00 cr, withdrew ₹0.00 cr; only 0% of homes booked (−1)
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. 3 court cases declared in RERA filings (1028/2010/2010, 1520/2012/2012); check for stays and title impact.

### Complaints and disputes
- 2 complaints on this project at K-RERA (0 open); 224 on the promoter entity across projects. Subjects raised: Interest on refundable amount; Builder not refunding booking amount post Cancellation and agreed.

### 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 — 2033-12-31 — and what is the per-month delay compensation?
4. What do the declared cases (1028/2010/2010, 1520/2012/2012, 642/2014/2014) 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/1251/446/PR/280324/006736 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2024-08-01 · original completion 2033-12-31 · no extensions [green]
- Progress: 0% complete per quarterly filing Q4 2025-26 (submitted 2026-04-13) · 0 of 42 homes booked (42 available)
- Registered cost: Total ₹221 cr · land ₹0.00 cr · construction ₹175 cr · bank principal+interest ₹29.72 cr
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: Axis Bank, MG Road, Bangalore (70% construction account)
- Plan sanction: BDA/NM/AS/AA-1/TS-4/E/62/2023-24 dated 2024-03-11 · BDA - Bangalore Development Authority
- Land & towers: 4.36 acres (17,640 sq m) · Wing 23 to 28 42 homes, 3 floors
- Land owners / co-promoters: M/s. Sobha Limited (100.0%, Sy 64/2); M/s. Sobha Limited (100.0%, Sy 64/3); M/s. Sobha Limited (100.0%, Sy 65/2); M/s. Sobha Limited (100.0%, Sy 64/4); M/s. Sobha Limited (100.0%, Sy 75/1); M/s. Sobha Limited (100.0%, Sy 75/3); M/s. Sobha Limited (100.0%, Sy 74); M/s. Sobha Limited (100.0%, Sy 74) +11 more [amber]
- Litigation declared: Partition suit in O S 1028/2010/2010, O S No1028/2010 filed by one Smt Kempamma against Smt Jayamma and others before the IV Addl Senior Civil Judge Bangalore Rural District Bangalore — no stay; Partition suit in O S 1520/2012/2012, O S No 1520/2012 filed by one Sri Gajendra against Sri Gullappa and others before I Addl Civil Judge Bangalore Rural District Bangalore — no stay; Partition suit in O S 642/2014/2014, O S No 642/2014 filed by Smt Chandramma and others against Sri Muniyallappa and others before the III Addl Senior Civil Judge Bangalore Rural District Bangalore — no stay [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 2 on this project**
- 2024-11-20 · 01231/2024: Interest on refundable amount — DISPOSED AO (ADJUDICATING OFFICER)
- 2024-09-30 · 00950/2024: Builder not refunding booking amount post Cancellation and agreed — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/280324/006736 (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 × 3,440 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹91,000 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-crystal-meadows-phase-4-wing-23-to-28-006736.json; printable due-diligence report at https://property-lens.ai/dd/sobha-crystal-meadows-phase-4-wing-23-to-28-006736.

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