# Sobha Sentosa Phase 2 Wing 5 and 6 — Sobha, Marathahalli / Kundalahalli / Varthur, Bengaluru

Source: https://property-lens.ai/p/sobha-sentosa-phase-2-wing-5-and-6-004797 (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: 8.9% per year over 5 years (likely range 5.4%–12.3%); 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: 6.8% (all-cash 7.7%). Gross rental yield: 2.7%.
- Status: ready to move in. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Balagere, Bangalore. Homes: 142. Land: 2.27 acres. Launched: 2023.
- RERA registrations: PRM/KA/RERA/1251/446/PR/310322/004797.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 1,092 | 1,550 | ₹12,000 (assumed) | ₹1.86 Cr | ₹44,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹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: 6.1/10 (city average 6.0, +0.3 points), confidence 38%. Gross yield 2.8% (₹28 psf/month); locality rental demand 9/10.
- Resale liquidity: 9.0/10 (city average 7.6, +2.6 points), confidence 60%. Locality resale depth 8/10; ticket ₹1.86 Cr narrows the buyer pool; 142-home project; RERA sales pace ratio 1.06.
- Employment access: 7.7/10 (city average 5.2, +5.0 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ORR Bellandur (Ecospace) 17 min, ITPL Whitefield 19 min, Electronic City Ph-1 36 min, Koramangala (Forum) 36 min; 2 of 7 major hubs within 30 min; 7 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 5.8/10 (city average 4.8, +1.9 points), confidence 60%. Purple Line Kundalahalli / Nallurhalli; ORR Blue Line stations ~2027; airport ~81 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: 8.3/10 (city average 7.3, +1.2 points), confidence 55%. 63 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹5,816 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.3/10 (city average 5.8, −0.9 points), confidence 50%. Varthur lake catchment; ORR congestion
- Legal, title & approvals: 6.5/10 (city average 7.4, −1.7 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan BBMP/Addl.Dir/JDNORTH/0047/21-22 dated 2022-03-04; title: not verified. Due-diligence report lists 1 red flag (−2.3 pts).
- Expected price growth (5-yr CAGR model): 4.7/10 (city average 6.0, −8.2 points), confidence 56%. Model 5-yr price CAGR 8.9% (range 5.4–12.3%).

## 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.
- + 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%: 7 million sq ft of new offices nearby means more people wanting homes here.
- + 0.5%: Add 0.5%: few unsold homes in the area (12 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: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Purple Line Whitefield extension (2023) (operational, 2023); Peripheral Ring Road (planned, 2030).
- + 0.0%: No extra project-level adjustment.
- = 8.9%: Result: about 8.9% a year, so a home worth ₹1.93 Cr today would be worth about ₹2.94 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.58 Cr. Exit value in year 8: ₹3.66 Cr. Net sale after loan and costs: ₹2.47 Cr. Net rent after running costs: ₹27.7 L. Loan: ₹1.44 Cr (EMI ₹1.3 L per month). All-in cost: ₹2.20 Cr (other charges ₹6.5 L, GST ₹0.0 L, stamp duty and registration ₹12.7 L, interiors ₹12.4 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 7.8%, net-wealth CAGR 5.8%, cash in ₹1.49 Cr, net rent ₹23.0 L, net sale ₹2.46 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 6.8%, net-wealth CAGR 5.2%, cash in ₹1.58 Cr, net rent ₹27.7 L, net sale ₹2.47 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/310322/004797 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2023-01-01 → 2026-12-31
- [RED FLAG] 13 RERA complaints on this project; 224 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 6/10. 13 RERA complaints on the project (−3)
- Money to finish: 9/10. finance cost is 9% of the registered budget; last quarter: collected ₹1.40 cr, withdrew ₹1.40 cr; 99% of homes booked (+1)
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. 13 K-RERA complaints on this registration.

### Complaints and disputes
- 13 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. Provide the occupancy certificate, khata and title chain for the unit.
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/310322/004797 · promoter SOBHA LIMITED (Company) · L45201KA1995PLC018475
- Dates: Start 2023-01-01 · original completion 2026-12-31 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹170 cr · construction ₹122 cr · bank principal+interest ₹15.72 cr
- Borrowing / mortgage declared: Borrowing: No · mortgage: No
- RERA bank account: ICICI Bank, ICICI Towers, 1 Commissariat Road,,Bangalore (70% construction account)
- Plan sanction: BBMP/Addl.Dir/JDNORTH/0047/21-22 dated 2022-03-04 · BBMP - Bruhat Bengaluru Mahanagara Palike
- Land & towers: 2.27 acres (9,179 sq m) · Wing 5 71 homes, 17 floors; Wing 6 71 homes, 17 floors
- Land owners / co-promoters: M/s.Bhagat Homes Private Limited (33.0%, Sy 49/7); M/s.Bhagat Homes Private Limited (33.0%, Sy 50/2); M/s.Bhagat Homes Private Limited (33.0%, Sy 50/3); M/s.Bhagat Homes Private Limited (33.0%, Sy 50/4); M/s.Bhagat Homes Private Limited (33.0%, Sy 51/1); M/s.Bhagat Homes Private Limited (33.0%, Sy 51/2B1); M/s.Bhagat Homes Private Limited (33.0%, Sy 51/2B2) [amber]
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 13 on this registration · 224 on the promoter entity across all its projects [red]
- Owners’ association: Formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/310322/004797 (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 × 1,550 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹44,000 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-sentosa-phase-2-wing-5-and-6-004797.json; printable due-diligence report at https://property-lens.ai/dd/sobha-sentosa-phase-2-wing-5-and-6-004797.

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