# Sobha Lake Gardens Phase 1 — Sobha, Whitefield (Hoodi / Varthur Road), Bengaluru

Source: https://property-lens.ai/p/sobha-lake-gardens-phase-1-001933 (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: 49/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 9.1% per year over 5 years (likely range 5.7%–12.6%); 8.4% per year over 10 years.
- Net-wealth CAGR: 4.4% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 5.8% (all-cash 7.2%). Gross rental yield: 3.0%.
- Status: under construction, RERA handover 2024-02-29. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Bharathi Nagar, Krishnarajapura, Seegehalli Village. Homes: 301. Land: 4.59 acres. Launched: 2018.
- RERA registrations: PRM/KA/RERA/1251/446/PR/180627/001933.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 993 | 1,410 | ₹11,750 (assumed) | ₹1.66 Cr | ₹42,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.2 points), confidence 35%. ₹11,750 psf vs premium comps ₹12,500 (-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: 6.5/10 (city average 6.0, +1.0 points), confidence 38%. Gross yield 3.1% (₹30 psf/month); locality rental demand 9/10.
- Resale liquidity: 8.7/10 (city average 7.6, +2.0 points), confidence 50%. Locality resale depth 9/10; ticket ₹1.66 Cr narrows the buyer pool; UC resale needs builder NOC; 301-home project gives deep resale comps.
- Employment access: 7.9/10 (city average 5.2, +5.4 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 14 min, Manyata Tech Park 34 min, ORR Bellandur (Ecospace) 34 min, MG Road (CBD) 39 min; 1 of 7 major hubs within 30 min; 9 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 6.4/10 (city average 4.8, +3.0 points), confidence 60%. Purple Line stations Hoodi–Kadugodi; no planned station within 2 km; airport ~56 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: 1.5/10 (city average 3.7, −5.8 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); handover 2024-02-29 (RERA); 31 months past the RERA completion date, 1 extension.
- Layout, size, age, amenities, maintenance: 8.3/10 (city average 7.3, +1.2 points), confidence 55%. 66 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹5,481 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 6.4/10 (city average 5.8, +1.3 points), confidence 50%. Cauvery Stage V reached parts of Whitefield in 2024-25; Varthur/Hoodi low-lying pockets flood
- Legal, title & approvals: 5.4/10 (city average 7.4, −4.1 points), confidence 55%. RERA registered; litigation: none reported; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
- Expected price growth (5-yr CAGR model): 5.0/10 (city average 6.0, −6.2 points), confidence 56%. Model 5-yr price CAGR 9.1% (range 5.7–12.6%).

## Why prices should grow about 9.1% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.7%: Add 0.7%: prices here rose 10.6% 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.
- + 1.6%: Add 1.6%: 9 million sq ft of new offices nearby means more people wanting homes here.
- + 0.3%: Add 0.3%: few unsold homes in the area (15 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: Purple Line Whitefield extension (2023) (operational, 2023); Peripheral Ring Road (planned, 2030); Cauvery Stage V water (construction, 2027).
- + 0.4%: Add 0.4% for this project itself: unfinished homes are worth more once they are complete.
- = 9.1%: Result: about 9.1% a year, so a home worth ₹1.71 Cr today would be worth about ₹2.65 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.49 Cr. Exit value in year 8: ₹3.32 Cr. Net sale after loan and costs: ₹2.21 Cr. Net rent after running costs: ₹27.4 L. Loan: ₹1.35 Cr (EMI ₹1.2 L per month). All-in cost: ₹2.08 Cr (other charges ₹5.8 L, GST ₹8.6 L, stamp duty and registration ₹11.3 L, interiors ₹16.9 L).

## Exit plans compared
- Sell at handover, no interiors (1 years): IRR -23.2%, net-wealth CAGR -23.2%, cash in ₹57.0 L, net rent ₹1.2 L, net sale ₹56.6 L.
- Hold bare, rent unfurnished (8 years): IRR 7.5%, net-wealth CAGR 5.5%, cash in ₹1.36 Cr, net rent ₹22.9 L, net sale ₹2.20 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 5.8%, net-wealth CAGR 4.4%, cash in ₹1.49 Cr, net rent ₹27.4 L, net sale ₹2.21 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/180627/001933. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 1× — from 2023-05-31 to 2024-02-29 (already passed)
- [RED FLAG] 9 RERA complaints on this project (1 open); 224 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 5/10. 1 extension on the registration (−2); a registration completion date has already passed (−2)
- Legal & complaints: 6/10. 9 RERA complaints on the project (−3); 1 still open
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. RERA completion date 2024-02-29 has passed without a completion application.
2. 9 K-RERA complaints on this registration.

### Complaints and disputes
- 9 complaints on this project at K-RERA (1 open); 224 on the promoter entity across projects. Subjects raised: sale deed execution is abnormaly delayed by the builder 2 electricity charges are excesive; Please Help to Get Booking Amount Refund; Refund of booking amount NOT initiated even after 8 months; Refund of Booking Amount with Interest; REFUND of Initial Deposit- Rs.4 LAKH and additional Compensation and REPAY MY LOAN; REQUESTING TO CANCEL THE BOOKING OF FLAT NO 5074.

### 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 — 2024-02-29 — 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/180627/001933 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2018-06-04 · original completion 2023-05-31 · 1 extension: Covid Extension → 2024-02-29 · current date has passed [red]
- Registered cost: Total ₹327 cr · land ₹106 cr · construction ₹221 cr
- RERA bank account: RATNAKAR BANK, Residency Road (70% construction account)
- Land & towers: 4.59 acres (18,570 sq m) · Tower 5 75 homes, 18 floors; Tower 6 75 homes, 18 floors; Tower 7 75 homes, 18 floors; Tower 8 76 homes, 18 floors
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 9 on this registration (1 open) · 224 on the promoter entity across all its projects [red]
- Completion applied: 19/12/2020

**Complaint log (K-RERA) · 9 on this project**
- 2026-06-01 · 00628/2026: sale deed execution is abnormaly delayed by the builder 2 electricity charges are excesively charged and also delay in providing promised aminities — UNDER ENQUIRY AUTHORITY BENCH4 [amber]
- 2021-11-15 · CMP/211115/0008571: Please Help to Get Booking Amount Refund — DISPOSED AO (ADJUDICATING OFFICER)
- 2021-09-12 · CMP/210912/0008324: Refund of booking amount NOT initiated even after 8 months — DISPOSED AUTHORITY BENCH4 (AUTHORITY)
- 2021-05-05 · CMP/210505/0007944: Refund of Booking Amount with Interest — DISPOSED AO (ADJUDICATING OFFICER)
- 2019-11-20 · CMP/191120/0004014: REFUND of Initial Deposit- Rs.4 LAKH and additional Compensation and REPAY MY LOAN — DISPOSED AO (ADJUDICATING OFFICER)
- 2019-11-06 · CMP/191106/0004640: REQUESTING TO CANCEL THE BOOKING OF FLAT NO 5074 — DISPOSED AO (ADJUDICATING OFFICER)
- 2019-09-23 · CMP/190923/0004277: Refund of Booking/EOI Amount of 2 Lacs — DISPOSED AO (ADJUDICATING OFFICER)
- 2019-09-06 · CMP/190906/0004135: Refund with interest — DISPOSED AO (ADJUDICATING OFFICER)
- 2019-09-01 · CMP/190901/0004107: Refund of Booking Amount of 2 Lacs — DISPOSED AO (ADJUDICATING OFFICER)

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/180627/001933 (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 ₹11,750 per sq ft × 1,410 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹42,500 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-lake-gardens-phase-1-001933.json; printable due-diligence report at https://property-lens.ai/dd/sobha-lake-gardens-phase-1-001933.

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