# Sobha Dream Gardens Phase 5 - Wing 10 — Sobha, Hennur Road / Kothanur / Kalyan Nagar, Bengaluru

Source: https://property-lens.ai/p/sobha-dream-gardens-phase-5-wing-10-005591 (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: 59/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.9% per year over 5 years (likely range 6.4%–13.3%); 8.9% per year over 10 years.
- Net-wealth CAGR: 6.4% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 10.0% (all-cash 9.7%). Gross rental yield: 3.7%.
- Status: under construction, RERA handover 2028-12-31. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Survey No. 87/2, 87/3, 80 and 111, Jakkur Village, Yelahanka Hobli, Bengaluru. Homes: 142. Land: 1.19 acres. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/309/PR/311222/005591.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 413 | 585 | ₹10,650 (assumed) | ₹62.3 L | ₹20,000 (assumed) |
| 2 BHK | 627 | 890 | ₹10,650 (assumed) | ₹94.8 L | ₹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%. ₹10,650 psf vs premium comps ₹11,000 (-3%; 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: 8.2/10 (city average 6.0, +4.5 points), confidence 38%. Gross yield 3.9% (₹34 psf/month); locality rental demand 8/10.
- Resale liquidity: 8.6/10 (city average 7.6, +1.8 points), confidence 60%. Locality resale depth 8/10; ticket ₹0.62 Cr narrows the buyer pool; UC resale needs builder NOC; 142-home project; RERA sales pace ratio 1.74.
- Employment access: 5.6/10 (city average 5.2, +0.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 20 min, Hebbal (Kirloskar) 26 min, MG Road (CBD) 41 min, ITPL Whitefield 46 min; 2 of 7 major hubs within 30 min; 6 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.3/10 (city average 4.8, +1.0 points), confidence 60%. none operational; Pink Line Nagawara terminal under construction; Nagawara (Pink Line) ~2027; airport ~38 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: 6.1/10 (city average 3.7, +6.0 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); handover 2028-12-31 (RERA); within the RERA timeline, work on schedule (21 pts).
- Layout, size, age, amenities, maintenance: 7.6/10 (city average 7.3, +0.3 points), confidence 55%. 119 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹6,090 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, +0.0 points), confidence 50%. Hennur Road widening incomplete; Kothanur lake flooding
- Legal, title & approvals: 4.4/10 (city average 7.4, −6.1 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: Plan BBMP/Addl.Dir/JD North/LP/0009/2018-19 dated 2018-10-01; title: not verified. Due-diligence report lists 2 red flags (−1.6 pts).
- Expected price growth (5-yr CAGR model): 6.0/10 (city average 6.0, +0.2 points), confidence 56%. Model 5-yr price CAGR 9.9% (range 6.4–13.3%).

## Why prices should grow about 9.9% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.0%: Add 1.0%: prices here rose 12.9% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.2%: Subtract 0.2%: at ₹10,650 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 1.8%: Add 1.8%: 6 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (16 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: Pink Line Kalena Agrahara–Nagawara (construction, 2027); Blue Line KR Puram–Hebbal–Airport (construction, 2027).
- + 1.0%: Add 1.0% for this project itself: unfinished homes are worth more once they are complete.
- = 9.9%: Result: about 9.9% a year, so a home worth ₹64.5 L today would be worth about ₹1.03 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹49.6 L. Exit value in year 8: ₹1.31 Cr. Net sale after loan and costs: ₹85.0 L. Net rent after running costs: ₹9.0 L. Loan: ₹50.8 L (EMI ₹0.4 L per month). All-in cost: ₹79.0 L (other charges ₹2.2 L, GST ₹3.2 L, stamp duty and registration ₹4.3 L, interiors ₹7.0 L).

## Exit plans compared
- Sell at handover, no interiors (3 years): IRR 19.1%, net-wealth CAGR 12.3%, cash in ₹19.8 L, net rent ₹0.5 L, net sale ₹36.4 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 12.2%, net-wealth CAGR 7.8%, cash in ₹43.7 L, net rent ₹7.6 L, net sale ₹83.6 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 10.0%, net-wealth CAGR 6.4%, cash in ₹49.6 L, net rent ₹9.0 L, net sale ₹85.0 L.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/311222/005591 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2028-12-31
- 77% built per the latest filing; 139/142 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: 4/10. 2 court cases declared in filings (−3); an injunction/stay is recorded (−2)
- Money to finish: 9/10. finance cost is 7% of the registered budget; last quarter: collected ₹6.82 cr, withdrew ₹6.69 cr; 98% 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 (42748/2018, 44633/2018); check for stays and title impact.
2. Joint-development land: confirm which units fall in the owners’ share.

### 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 — 2028-12-31 — and what is the per-month delay compensation?
4. What do the declared cases (42748/2018, 44633/2018) concern and is any stay in force?
5. What is the land owners’ share of built area and is the unit in the developer’s share?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/309/PR/311222/005591 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2023-10-01 · original completion 2028-12-31 · no extensions [green]
- Progress: 77% complete per quarterly filing Q1 2026-27 (submitted 2026-07-10) · 139 of 142 homes booked (3 available)
- Registered cost: Total ₹89.62 cr · construction ₹60.20 cr · bank principal+interest ₹6.52 cr
- Borrowing / mortgage declared: Borrowing: Yes · mortgage: Yes
- RERA bank account: RATNAKAR BANK, PRESTIGE TOWERS, ( 0156 ) GROUND FLOOR, G-13, G-14, G-15 AND G-17, PRESTIGE TOWERS, 99, 100 RESIDENCY ROAD, BANGALORE (70% construction account)
- Plan sanction: BBMP/Addl.Dir/JD North/LP/0009/2018-19 dated 2018-10-01 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 1.19 acres (4,823 sq m) · Wing 10 142 homes, 17 floors
- Land owners / co-promoters: Zahed Husain -Legal Heirs (Sosan Hussain D/o Late Zahed Hussain) (33.0%, Sy 51); Zahed Husain -Legal Heirs (Sosan Hussain D/o Late Zahed Hussain) (33.0%, Sy 54) [amber]
- Litigation declared: Writ Petition filed by Sobha Limited against State of Karnataka and others 42748/2018, High Court of Karnataka — injunction/stay recorded; Writ Petition filed by Sobha Limited against State of Karnataka and others 44633/2018, High Court of Karnataka — injunction/stay recorded [red]
- K-RERA complaints: 0 on this registration · 224 on the promoter entity across all its projects [green]
- Owners’ association: Formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/311222/005591 (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 ₹10,650 per sq ft × 585 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹20,000 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-dream-gardens-phase-5-wing-10-005591.json; printable due-diligence report at https://property-lens.ai/dd/sobha-dream-gardens-phase-5-wing-10-005591.

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