Sobha Ayana At Dream Acres Wing 60 To 71
RERA Property Intelligence Report · Preview
SOBHA · Bengaluru East · K-RERA PRM/KA/RERA/1251/446/PR/200923/006269
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 600 | Total inventory registered with K-RERA. |
| Official carpet area | 56,900 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 120,401 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 21,443 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.99 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 6 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 488 total (808 covered, 49 open) — 0.81 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BBMP/Addl.Dir/JDNORTH/0003/23-24 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 05-09-2023 | |
| Project start date | 01-10-2023 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| ELECTRICAL ROOM | 4 | 1% | 0 sqm |
| 3 BHK | 224 | 37% | 25,136 sqm |
| 1 BHK | 225 | 37% | 9,108 sqm |
| 4 BHK | 151 | 25% | 22,655 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Wing 14 | 18 | 111 | 56 | 57.6 m |
| Wing 15 | 18 | 114 | 57 | 57.6 m |
| Wing 16 | 18 | 112 | 112 | 57.6 m |
| Wing 17 | 18 | 112 | 112 | 57.6 m |
| Wing 18 | 18 | 75 | 75 | 57.6 m |
| Wing 19 | 18 | 76 | 76 | 57.6 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 600 official flat/unit rows, matching the 600 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 1 BHK | 225 | 40.5 sqm | 16.0 sqm | 225 |
| 3 BHK | 224 | 105.1-135.0 sqm | 39.1-52.9 sqm | 224 |
| 4 BHK | 151 | 145.3-150.3 sqm | 56.7-60.3 sqm | 151 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Wing 15 | 114 | 40.5 sqm | 16.0 sqm | 114 |
| Wing 16 | 112 | 105.1-135.0 sqm | 39.1-52.9 sqm | 112 |
| Wing 17 | 112 | 105.1-135.0 sqm | 39.1-52.9 sqm | 112 |
| Wing 14 | 111 | 40.5 sqm | 16.0 sqm | 111 |
| Wing 19 | 76 | 145.3-150.3 sqm | 56.7-60.3 sqm | 76 |
| Wing 18 | 75 | 145.3-150.3 sqm | 56.7-60.3 sqm | 75 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 14003 | Wing 14 | 0 | 1 BHK | 40.5 sqm | 16.0 sqm | 1 |
| 14004 | Wing 14 | 0 | 1 BHK | 40.5 sqm | 16.0 sqm | 1 |
| 14005 | Wing 14 | 0 | 1 BHK | 40.5 sqm | 16.0 sqm | 1 |
| 14006 | Wing 14 | 0 | 1 BHK | 40.5 sqm | 16.0 sqm | 1 |
| 14012 | Wing 14 | 1 | 1 BHK | 40.5 sqm | 16.0 sqm | 1 |
| 14013 | Wing 14 | 1 | 1 BHK | 40.5 sqm | 16.0 sqm | 1 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
No litigation declared on this project's K-RERA filing.
9 of 84 compliance document slots are filed as Not Applicable; the remaining 75 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
K-RERA complaint orders (5 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| Narender Singh vs Sobha Neopolis | Direction to Sobha Limited to refund the pending amount and provide compensation the delayed amount | AUTHORITY | 30/07/2025 |
| SUDEV KRISHNAN KALLORATH & VIDYA SK vs SOBHA LIMITED | Kindly provide relief by ordering Sobha Limited to refund booking amount of Rs.12,00,000/- along with the compensation. | AUTHORITY | 28/11/2024 |
| Sigma Das vs SOBHA LIMITED | Help in processing the cancellation and refund from the builder | AUTHORITY | 16/03/2024 |
| Amit Kumar Das vs Sobha Neopolies | Direct the builder to adhere to the payment schedule specified in the executed Sale Agreement | AUTHORITY | 11/05/2026 |
| Vishal Singh Anand vs Sobha Neopalis Phase -1 -w | Refund of amount with interest | AUTHORITY | 03/06/2025 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
Complaints on this project's K-RERA page (127 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/190218/0002166 18-02-2019 | Refund of booking amount | Sobha Dream Acres - Palm Springs Phase 17 Wing 54 (another project by this promoter) | DISPOSED AO |
| CMP/190217/0002175 17-02-2019 | Compensation for Delay of projects | Sobha City - Casa Paradiso Block 4 (another project by this promoter) | DISPOSED AO |
| CMP/190315/0002219 15-03-2019 | About refund of booking amount | Sobha Dream Acres - Tropical Greens Phase 8 Wing 43 and 44 (another project by this promoter) | DISPOSED AO |
| CMP/190225/0002263 25-02-2019 | Refund of Advance amount- | Sobha Arena - The Park ( Block 2 ) (another project by this promoter) | DISPOSED AO |
| CMP/190308/0002322 08-03-2019 | Promoter SL Demanding 38% payment of unit cost before entering the ATS | Sobha Arena - Pebble Court (Block 1) (another project by this promoter) | DISPOSED AO |
| CMP/190610/0002334 10-06-2019 | Cancellation of Sobha Silicon Oasis Unit - 10191 | Sobha Silicon Oasis Phase 5 Wing 10 & 11 (another project by this promoter) | DISPOSED AO |
| CMP/190308/0002388 08-03-2019 | Non-allotment of agreed units & Refund | Sobha Indraprastha (another project by this promoter) | DISPOSED AO |
| CMP/190324/0002505 24-03-2019 | Compensation against late delivery | Sobha City - Casa Paradiso Block 4 (another project by this promoter) | DISPOSED AO |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
3 of 4 applicable approvals are on file; still outstanding: KPTCL- BESCOM. Confirm each has been granted, not merely applied for, before booking.
6 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 05-05-2023 | BWSSB NOC SNP 05052023.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 23-11-2022 | KSPCB CFE SNP 23112022.pdf |
| KPTCL- BESCOM | Applied | 11-08-2025 | View NOC |
| Fire and Safety | Approved | 06-10-2022 | Fire NOC SNP 06102022.pdf |
K-RERA names 5 project professional/vendor rows across Chartered accountant, Engineer, Architect, Contractor. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Chartered accountant | Balaji D | 217390 | 2016 | Bengaluru Urban, Karnataka - 560084 |
| Engineer | Balakrishnan G | F-124976-9 | 2019 | Bengaluru Urban, Karnataka - 560103 |
| Engineer | Mr.HAREESH GOWDA | BCC/BL-3.6 SE-153/2013-14 | 1995 | Bengaluru Urban, Karnataka - 560095 |
| Architect | Geetha K Nair | CA/93/15641 | 1993 | Bengaluru Urban, Karnataka - 560103 |
| Contractor | Sobha Limited | - | 1995 | Bengaluru Urban, Karnataka - 560103 |
Sobha has 130 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Sobha”) (average reported construction progress 64%). 60 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
Latest quarterly filing (2025-Q4): ₹59.94 Cr collected from buyers, ₹64.20 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹64.20 Cr) exceeded buyer collections (₹59.94 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 45% → 45% (+0 pts) |
| Units sold/booked as registered | 550/600 (92%) |
| Buyer collections in available QPRs | ₹147.38 Cr |
| Escrow withdrawals in available QPRs | ₹112.42 Cr (0.76x collections) |
QPR figures are developer-filed quarterly disclosures. Collections and withdrawals are not a project valuation; they are a sanity check for whether sales, construction progress, and escrow draws appear directionally aligned.
Declared construction cost ÷ registered units averages to ₹68.7 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
RERA 70% project account is on file: KOTAK MAHINDRA BANK MG road IFSC Code : KKBK0008066 Pin Code : 560001. RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~3 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Bellandur–Marathahalli belt | 3 km |
| Whitefield IT hub | 6 km |
| Electronic City | 11 km |
| MG Road / city centre | 13 km |
| Outer Ring Road / Manyata | 16 km |
| Kempegowda Int'l Airport | 30 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
Should you buy in Sobha Neopolis Phase 1 - W 14, 15, 16, 17, 18 &19?
This page is the free K-RERA filing summary. The full RERA Property Intelligence Report gives you buyer-complaint history, regulatory flags, builder track record, the official unit register, land title, NOCs, and (where the sanctioned plans support it) room-by-room unit data and an annotated site plan. See a real one first:
Sample: Sobha Silicon Oasis → · browse all sample reports →
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Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
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Last checked against the RERA register: 27 Jul 2026