# Sobha Royal Crest — Sobha, Mysore Road / RR Nagar / Kengeri, Bengaluru

Source: https://property-lens.ai/p/sobha-royal-crest-004936 (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: 60/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 10.3% per year over 5 years (likely range 6.9%–13.8%); 9.1% per year over 10 years.
- Net-wealth CAGR: 5.5% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 8.8% (all-cash 9.1%). Gross rental yield: 2.6%.
- Status: under construction, RERA handover 2028-12-31. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Balagere, Bangalore. Homes: 329. Land: 6.33 acres. Launched: 2022.
- RERA registrations: PRM/KA/RERA/1251/309/PR/300522/004936.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,322 | 1,875 | ₹8,900 (assumed) | ₹1.67 Cr | ₹37,500 (assumed) |
| 4 BHK | 2,049 | 2,910 | ₹8,900 (assumed) | ₹2.59 Cr | ₹53,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.9/10 (city average 6.2, −0.3 points), confidence 35%. ₹8,900 psf vs premium comps ₹9,200 (-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: 5.8/10 (city average 6.0, −0.3 points), confidence 38%. Gross yield 2.7% (₹20 psf/month); locality rental demand 7/10.
- Resale liquidity: 8.6/10 (city average 7.6, +1.8 points), confidence 60%. Locality resale depth 7/10; ticket ₹1.67 Cr narrows the buyer pool; UC resale needs builder NOC; 329-home project gives deep resale comps; RERA sales pace ratio 1.54.
- Employment access: 6.3/10 (city average 5.2, +2.2 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Koramangala (Forum) 27 min, MG Road (CBD) 30 min, Hebbal (Kirloskar) 41 min, ORR Bellandur (Ecospace) 45 min; 2 of 7 major hubs within 30 min; 3 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 6.9/10 (city average 4.8, +3.9 points), confidence 60%. Purple Line Kengeri / RR Nagar / Mysore Road; no planned station within 2 km; airport ~98 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.5/10 (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: 5.7/10 (city average 3.7, +4.9 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); handover 2028-12-31 (RERA); within the RERA timeline, work on schedule (-5 pts).
- Layout, size, age, amenities, maintenance: 6.9/10 (city average 7.3, −0.6 points), confidence 55%. 52 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹2,159 per sq ft (basic spec).
- Water, flooding, noise, infrastructure: 6.3/10 (city average 5.8, +1.0 points), confidence 50%. Vrishabhavathi valley pockets flood; metro and NICE road access
- Legal, title & approvals: 3.8/10 (city average 7.4, −7.3 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: Plan BBMP/Addl.Dir/JDSOUTH/0010/21-22 dated 2022-05-12; title: not verified. Due-diligence report lists 2 red flags (−2.2 pts).
- Expected price growth (5-yr CAGR model): 6.6/10 (city average 6.0, +3.9 points), confidence 56%. Model 5-yr price CAGR 10.3% (range 6.9–13.8%).

## Why prices should grow about 10.3% 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 11.1% 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%: 3 million sq ft of new offices nearby means more people wanting homes here.
- + 0.5%: Add 0.5%: few unsold homes in the area (13 months of stock), so sellers have the upper hand.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) (construction, 2029); Bengaluru suburban rail (K-RIDE) (construction, 2029).
- + 1.2%: Add 1.2% for this project itself: unfinished homes are worth more once they are complete.
- = 10.3%: Result: about 10.3% a year, so a home worth ₹1.73 Cr today would be worth about ₹2.82 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.45 Cr. Exit value in year 8: ₹3.55 Cr. Net sale after loan and costs: ₹2.33 Cr. Net rent after running costs: ₹13.5 L. Loan: ₹1.36 Cr (EMI ₹1.2 L per month). All-in cost: ₹2.15 Cr (other charges ₹5.8 L, GST ₹8.6 L, stamp duty and registration ₹11.4 L, interiors ₹22.5 L).

## Exit plans compared
- Sell at handover, no interiors (3 years): IRR 21.2%, net-wealth CAGR 13.7%, cash in ₹53.1 L, net rent ₹0.6 L, net sale ₹1.01 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 11.5%, net-wealth CAGR 7.2%, cash in ₹1.25 Cr, net rent ₹10.8 L, net sale ₹2.29 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 8.8%, net-wealth CAGR 5.5%, cash in ₹1.45 Cr, net rent ₹13.5 L, net sale ₹2.33 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/300522/004936 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
- 60% built per the latest filing; 329/329 homes booked
- [WATCH] 2 RERA complaints on this project; 224 on the promoter overall
- [WATCH] 1 court case 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: 6.5/10. 1 court case declared in filings (−1.5); 2 RERA complaints on the project (−1)
- Money to finish: 9/10. finance cost is 8% of the registered budget; last quarter: collected ₹14.28 cr, withdrew ₹13.48 cr; 100% of homes booked (+1)
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (4654/2004/2004); check for stays and title impact.
2. Joint-development land: confirm which units fall in the owners’ share.

### Complaints and disputes
- 2 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 (4654/2004/2004) 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/300522/004936 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2022-06-14 · original completion 2028-12-31 · no extensions [green]
- Progress: 60% complete per quarterly filing Q1 2026-27 (submitted 2026-07-13) · 329 of 329 homes booked (0 available)
- Registered cost: Total ₹607 cr · construction ₹383 cr · bank principal+interest ₹49.00 cr
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: Axis Bank, M G ROAD (70% construction account)
- Plan sanction: BBMP/Addl.Dir/JDSOUTH/0010/21-22 dated 2022-05-12 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 6.33 acres (25,619 sq m) · Wing 1 110 homes, 31 floors; Wing 2 109 homes, 31 floors; Wing 3 110 homes, 31 floors
- Land owners / co-promoters: D.K. Suresh (32.0%, Sy 38/4); D.K. Suresh (32.0%, Sy 80/3); D.K. Suresh (32.0%, Sy 37/1); D.K. Suresh (32.0%, Sy 38/3); D.K. Suresh (32.0%, Sy 80/2); D.K. Suresh (32.0%, Sy 80/1); D.K. Suresh (32.0%, Sy 38/1); D.K. Suresh (32.0%, Sy 35/3) +4 more [amber]
- Litigation declared: OS No 4654/2004 filed by Smt A C Sharadamma and others against Sri AC Ananthaswamy and Others for partition of suit schedule properties. Compromise reported to the Court and Interim Order was vacated vide Order dated 23.06.2023 4654/2004/2004, City Civil Court CCH2 Bengaluru — no stay [amber]
- K-RERA complaints: 2 on this registration · 224 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/300522/004936 (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 ₹8,900 per sq ft × 1,875 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹37,500 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-royal-crest-004936.json; printable due-diligence report at https://property-lens.ai/dd/sobha-royal-crest-004936.

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