# Sobha Insignia — Sobha, Bellandur / Outer Ring Road / Kadubeesanahalli, Bengaluru

Source: https://property-lens.ai/p/sobha-insignia-005212 (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: 47/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 8.7% per year over 5 years (likely range 5.2%–12.1%); 8.2% per year over 10 years.
- Net-wealth CAGR: 5.2% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 6.9% (all-cash 7.8%). Gross rental yield: 2.5%.
- Status: ready to move in. 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: 33. Land: 0.98 acres. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/446/PR/030922/005212.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 1,536 | 2,180 | ₹15,000 (assumed) | ₹3.27 Cr | ₹70,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹15,000 psf vs premium comps ₹15,000 (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: 5.5/10 (city average 6.0, −1.0 points), confidence 38%. Gross yield 2.6% (₹32 psf/month); locality rental demand 10/10.
- Resale liquidity: 6.9/10 (city average 7.6, −1.3 points), confidence 60%. Locality resale depth 9/10; ticket ₹3.27 Cr narrows the buyer pool; 33-home project has thin resale comps; RERA sales pace ratio 0.42.
- Employment access: 8.8/10 (city average 5.2, +7.3 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 9 min, ITPL Whitefield 25 min, Koramangala (Forum) 28 min, Electronic City Ph-1 30 min; 4 of 7 major hubs within 30 min; 8 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 3.6/10 (city average 4.8, −2.1 points), confidence 60%. none operational on ORR; Blue Line under construction; Bellandur / Kadubeesanahalli (Blue Line) ~2027; airport ~83 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: 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: 9.0/10 (city average 7.3, +2.1 points), confidence 55%. 34 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹8,969 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 4.6/10 (city average 5.8, −2.4 points), confidence 50%. Bellandur lake foam and flooding history; ORR traffic; water via tankers in parts
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.4 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BBMP/Addl.Dir/JDNORTH/0002/22-23 dated 2022-08-05; title: not verified. Due-diligence report lists 1 red flag (−1.1 pts).
- Expected price growth (5-yr CAGR model): 4.5/10 (city average 6.0, −9.6 points), confidence 56%. Model 5-yr price CAGR 8.7% (range 5.2–12.1%).

## Why prices should grow about 8.7% 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%: 8 million sq ft of new offices nearby means more people wanting homes here.
- + 0.9%: Add 0.9%: few unsold homes in the area (10 months of stock), so sellers have the upper hand.
- + 0.1%: Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Blue Line KR Puram–Hebbal–Airport (construction, 2027).
- − 0.4%: Subtract 0.4% for this project itself: it is priced above its neighbours or is ageing.
- = 8.7%: Result: about 8.7% a year, so a home worth ₹3.38 Cr today would be worth about ₹5.13 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.77 Cr. Exit value in year 8: ₹6.45 Cr. Net sale after loan and costs: ₹4.36 Cr. Net rent after running costs: ₹44.5 L. Loan: ₹2.54 Cr (EMI ₹2.2 L per month). All-in cost: ₹3.82 Cr (other charges ₹11.4 L, GST ₹0.0 L, stamp duty and registration ₹22.3 L, interiors ₹17.4 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 7.8%, net-wealth CAGR 5.7%, cash in ₹2.65 Cr, net rent ₹37.1 L, net sale ₹4.34 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 6.9%, net-wealth CAGR 5.2%, cash in ₹2.77 Cr, net rent ₹44.5 L, net sale ₹4.36 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/030922/005212 and 2 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2023-01-01 → 2026-03-31
- [WATCH] 1 RERA complaints on this project (1 open); 224 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 7/10. 1 court case declared in filings (−1.5); 1 RERA complaint on the project (−0.5); 1 still open
- Money to finish: 8/10. finance cost is 7% of the registered budget; last quarter: collected ₹0.18 cr, withdrew ₹0.18 cr
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (352/2017/2017); 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: Direct the Promoter to work with Co-operative Society formed by allottees and comply with .

### 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 (352/2017/2017) 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/030922/005212 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2023-01-01 · original completion 2026-03-31 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹76.24 cr · construction ₹61.37 cr · bank principal+interest ₹5.00 cr
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: Axis Bank, M G ROAD (70% construction account)
- Plan sanction: BBMP/Addl.Dir/JDNORTH/0002/22-23 dated 2022-08-05 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 0.98 acres (3,946 sq m) · Wing 1 33 homes, 8 floors
- Litigation declared: Partition suit in O S 352/2017/2017, O S No 352/2017 filed by Smt Bharathi & Others against Sri Ramaiah & Others before the City Civil Court Bengaluru for partition of suit schedule properties and other reliefs — no stay [amber]
- K-RERA complaints: 1 on this registration (1 open) · 224 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed

**Complaint log (K-RERA) · 1 on this project**
- 2023-11-15 · 01705/2023: Direct the Promoter to work with Co-operative Society formed by allottees and comply with section 17 of RERA — UNDER ENQUIRY AUTHORITY FULLBENCH [amber]

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/030922/005212 (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 ₹15,000 per sq ft × 2,180 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹70,000 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-insignia-005212.json; printable due-diligence report at https://property-lens.ai/dd/sobha-insignia-005212.

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