# Sobha Royal Pavilion Phase 8 - Wing 15 — Sobha, Sarjapur Road (Carmelaram / Dommasandra), Bengaluru

Source: https://property-lens.ai/p/sobha-royal-pavilion-phase-8-wing-15-002339 (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: 48/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 8.9% per year over 5 years (likely range 5.4%–12.4%); 8.7% per year over 10 years.
- Net-wealth CAGR: 5.7% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 7.4% (all-cash 8.0%). Gross rental yield: 2.7%.
- Status: ready to move in. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Sy No. 54/3, 55/1, 55/2, 58/1, 58/2, 58/3, 59/2, 59/3, 59/4, 59/5, 60/2, 61, 63/1 Hadosiddapura Village, and Sy. No 31/1 Chikkannelli Village. Homes: 113. Land: 2.7 acres. Launched: 2018.
- RERA registrations: PRM/KA/RERA/1251/446/PR/190204/002339.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 1,630 | 2,315 | ₹12,000 (assumed) | ₹2.78 Cr | ₹63,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹12,000 psf vs premium comps ₹12,000 (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: 5.8/10 (city average 6.0, −0.4 points), confidence 38%. Gross yield 2.7% (₹27 psf/month); locality rental demand 8/10.
- Resale liquidity: 7.7/10 (city average 7.6, +0.2 points), confidence 60%. Locality resale depth 8/10; ticket ₹2.78 Cr narrows the buyer pool; 113-home project; RERA sales pace ratio 1.
- Employment access: 8.2/10 (city average 5.2, +6.1 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 15 min, Electronic City Ph-1 23 min, ITPL Whitefield 32 min, Koramangala (Forum) 32 min; 2 of 7 major hubs within 30 min; 12 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 2.9/10 (city average 4.8, −3.3 points), confidence 60%. none operational (nearest Purple/Yellow lines 8–10 km); Phase 3A Sarjapur line ~2033; airport ~92 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: 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%. 42 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹4,811 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: 5.5/10 (city average 7.4, −3.8 points), confidence 55%. RERA registered; litigation: 2 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 4.7/10 (city average 6.0, −8.0 points), confidence 56%. Model 5-yr price CAGR 8.9% (range 5.4–12.4%).

## Why prices should grow about 8.9% 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 ₹12,000 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).
- + 0.0%: No extra project-level adjustment.
- = 8.9%: Result: about 8.9% a year, so a home worth ₹2.88 Cr today would be worth about ₹4.40 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.37 Cr. Exit value in year 8: ₹5.64 Cr. Net sale after loan and costs: ₹3.86 Cr. Net rent after running costs: ₹39.3 L. Loan: ₹2.16 Cr (EMI ₹1.9 L per month). All-in cost: ₹3.28 Cr (other charges ₹9.7 L, GST ₹0.0 L, stamp duty and registration ₹19.0 L, interiors ₹18.5 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 8.6%, net-wealth CAGR 6.3%, cash in ₹2.25 Cr, net rent ₹32.6 L, net sale ₹3.84 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 7.4%, net-wealth CAGR 5.7%, cash in ₹2.37 Cr, net rent ₹39.3 L, net sale ₹3.86 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/190204/002339 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2018-10-24 → 2026-06-30 after 1 extension (original 2025-09-30)
- [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: 8/10. delivered; the registration was extended 1× before completion
- 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 0% of the registered budget; last quarter: collected ₹1.08 cr, withdrew ₹1.11 cr; 100% 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 (30941/2018, 218/2025); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 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. Provide the occupancy certificate, khata and title chain for the unit.
4. What do the declared cases (30941/2018, 218/2025) 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/190204/002339 · promoter Sobha Limited (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2018-10-24 · original completion 2025-09-30 · 1 extension: Covid Extension → 2026-06-30 [amber]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹188 cr · land ₹68.21 cr · construction ₹120 cr
- RERA bank account: RATNAKAR BANK, Prestige Towers, Ground, 99 & 100, Residency Rd, Infront of Cash Pharmacy, Shanthala Nagar, Ashok Nagar (70% construction account)
- Land & towers: 2.70 acres (10,927 sq m) · wing 15 113 homes, 18 floors
- Litigation declared: W.P filed by Sobha Limited against State of Karnataka and others before the High court of Karantaka challenging demand for Ground Rent by BBMP 30941/2018, High Court of Karnataka — injunction/stay recorded; Now the case is transferred to the Addl Civil Judge Krishnarajapura and the suit is re numbered as OS No 218/2025 218/2025, Addl Civil Judge Krishnarajapura — no stay [red]
- K-RERA complaints: 0 on this registration (0 open) · 224 on the promoter entity across all its projects [green]
- Owners’ association: Formed

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/190204/002339 (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 ₹12,000 per sq ft × 2,315 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹63,500 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-pavilion-phase-8-wing-15-002339.json; printable due-diligence report at https://property-lens.ai/dd/sobha-royal-pavilion-phase-8-wing-15-002339.

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