# Sobha Windsor Phase 2 Wing 3, 4 and 5 — Sobha, Whitefield (Hoodi / Varthur Road), Bengaluru

Source: https://property-lens.ai/p/sobha-windsor-phase-2-wing-3-4-and-5-003942 (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: 50/100 (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 5.3%–12.2%); 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: Phase 2 at Sy.Nos.115/4(p) and 115/5(p), in the composite project Sobha Windsor situated at , Sy.Nos. 107, 115/2, 115/3, 115/4(p), 115/5(p), 116/3 of Nagondanahalli Village and Sy.No.30/1 and 30/6 of Hagadur Village. Homes: 197. Land: 3.5 acres. Launched: 2020.
- RERA registrations: PRM/KA/RERA/1251/446/PR/210219/003942.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 1,164 | 1,655 | ₹12,500 (assumed) | ₹2.07 Cr | ₹48,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹12,500 psf vs premium comps ₹12,500 (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: 6.0/10 (city average 6.0, +0.1 points), confidence 38%. Gross yield 2.8% (₹29 psf/month); locality rental demand 9/10.
- Resale liquidity: 9.2/10 (city average 7.6, +2.9 points), confidence 60%. Locality resale depth 9/10; ticket ₹2.07 Cr narrows the buyer pool; 197-home project; RERA sales pace ratio 1.
- Employment access: 3.9/10 (city average 5.2, −2.7 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): ITPL Whitefield 13 min, ORR Bellandur (Ecospace) 32 min, MG Road (CBD) 49 min, Koramangala (Forum) 49 min; 1 of 7 major hubs within 30 min; 9 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 6.0/10 (city average 4.8, +2.3 points), confidence 60%. Purple Line stations Hoodi–Kadugodi; no planned station within 2 km; airport ~72 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%. 56 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹4,865 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: 5.2/10 (city average 7.4, −4.4 points), confidence 55%. RERA registered; litigation: 4 case(s) declared; approvals: RERA registered; 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, −9.4 points), confidence 56%. Model 5-yr price CAGR 8.7% (range 5.3–12.2%).

## 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.
- + 0.7%: 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).
- + 0.0%: No extra project-level adjustment.
- = 8.7%: Result: about 8.7% a year, so a home worth ₹2.14 Cr today would be worth about ₹3.25 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.75 Cr. Exit value in year 8: ₹4.07 Cr. Net sale after loan and costs: ₹2.74 Cr. Net rent after running costs: ₹30.3 L. Loan: ₹1.61 Cr (EMI ₹1.4 L per month). All-in cost: ₹2.44 Cr (other charges ₹7.2 L, GST ₹0.0 L, stamp duty and registration ₹14.1 L, interiors ₹13.2 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 7.8%, net-wealth CAGR 5.8%, cash in ₹1.67 Cr, net rent ₹25.2 L, net sale ₹2.73 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 6.8%, net-wealth CAGR 5.2%, cash in ₹1.75 Cr, net rent ₹30.3 L, net sale ₹2.74 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/210219/003942 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2020-11-14 → 2026-04-30
- [WATCH] 1 RERA complaints on this project; 224 on the promoter overall
- [WATCH] 4 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 2/10. 4 court cases declared in filings (−4.5); an injunction/stay is recorded (−2); 1 RERA complaint on the project (−0.5)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹0.02 cr, withdrew ₹0.02 cr; 100% of homes booked (+1)
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. 4 court cases declared in RERA filings (57734/2018, 8849/2020); check for stays and title impact.

### Complaints and disputes
- 1 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. What do the declared cases (57734/2018, 8849/2020, 1504/2013, 1997/2007) 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/210219/003942 · promoter SOBHA LIMITED (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2020-11-14 · original completion 2026-04-30 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹203 cr · land ₹52.10 cr · construction ₹151 cr
- RERA bank account: STATE BANK OF INDIA, OVERSEAS BRANCH, BANGALORE (70% construction account)
- Land & towers: 3.50 acres (14,172 sq m) · Wing 3 58 homes, 14 floors; Wing 4 70 homes, 17 floors; Wing 5 69 homes, 17 floors
- Litigation declared: W.P filed by Sobha Limited against State of Karnataka and Others 57734/2018, High court of Karantaka — injunction/stay recorded; W.P filed by Sobha Limited against State of Karnataka and Others 8849/2020, High court of Karantaka — injunction/stay recorded; Partition Suit in O.S filed by Smt.Radhamma against Smt.Laxmamma and Others 1504/2013, I Additional Seniot Civil Judge, Bangalore Rural District — no stay; Partition Suit in O.S filed by C.V.Anjinappa and Others against Jayaraj and Others 1997/2007, V Additional Seniot Civil Judge, Bangalore Rural Distric — no stay [red]
- K-RERA complaints: 1 on this registration · 224 on the promoter entity across all its projects [amber]
- Owners’ association: Formed

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/446/PR/210219/003942 (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 ₹12,500 per sq ft × 1,655 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹48,000 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-windsor-phase-2-wing-3-4-and-5-003942.json; printable due-diligence report at https://property-lens.ai/dd/sobha-windsor-phase-2-wing-3-4-and-5-003942.

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