Sobha Ayana At Dream Acres Wing 60 To 71
RERA Property Intelligence Report · Preview
Sobha · Bengaluru South · K-RERA PRM/KA/RERA/1251/310/PR/170916/000117
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 | 312 | Total inventory registered with K-RERA. |
| Official carpet area | 31,218 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Registered land area | 12,762 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 1.466 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 4 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 407 total (31 open) — 1.30 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 09-12-2014 |
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 |
|---|---|---|---|
| Flats | 312 | 100% | 31,218 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Wing 1 | 13 | 78 | 102 | - |
| Wing 2 | 13 | 78 | 102 | - |
| Wing 3 | 13 | 78 | 102 | - |
| Wing 4 | 13 | 78 | 101 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 312 official flat/unit rows, matching the 312 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 |
|---|---|---|---|---|
| 3 BHK | 208 | 1,114.2-1,266.8 sqft | 456.5-551.5 sqft | 208 |
| 2 BHK | 104 | 917.0 sqft | 369.3-406.0 sqft | 104 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Wing 1 | 78 | 917.0-1,266.8 sqft | 369.3-551.5 sqft | 78 |
| Wing 2 | 78 | 917.0-1,131.6 sqft | 369.3-497.8 sqft | 78 |
| Wing 3 | 78 | 917.0-1,134.5 sqft | 369.3-497.8 sqft | 78 |
| Wing 4 | 78 | 917.0-1,266.8 sqft | 369.3-551.5 sqft | 78 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 3A1 - 1011 | Wing 1 | 1 | 3 BHK | 1,266.8 sqft | 551.5 sqft | 1 |
| 2A1 - 1012 | Wing 1 | 1 | 2 BHK | 917.0 sqft | 406.0 sqft | 1 |
| 3E1 - 1013 | Wing 1 | 1 | 3 BHK | 1,134.5 sqft | 496.9 sqft | 1 |
| 3K1 - 1014 | Wing 1 | 1 | 3 BHK | 1,114.2 sqft | 473.1 sqft | 1 |
| 2B1 - 1015 | Wing 1 | 1 | 2 BHK | 917.0 sqft | 406.0 sqft | 1 |
| 3B1 - 1016 | Wing 1 | 1 | 3 BHK | 1,266.8 sqft | 551.5 sqft | 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 48 compliance document slots are filed as Not Applicable; the remaining 39 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
⚠ Registration validity has lapsed: originally due 01 Feb 2019 — which has passed with no OC on file.
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 enforcement record (the regulator's own defaulter list & penalty orders)
⚠ Listed on K-RERA's official DEFAULTER list.
K-RERA complaint orders (17 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| Ananda Mysore Srinivasa vs Sobha Valley View - Heritage | As per Page No. 10 of the Complaint | AUTHORITY | 23/03/2026 |
| PADMASHREE vs Sobha Valley View - Heritage | Seeking the refund of amount paid along with interior cost and interest there on. Further, praying the Authorities to initiate the proceedings u/s 61 of the Act and levy the penalty. | AUTHORITY | 23/03/2026 |
| M S Shivakumar HUF vs M/S SOBHA LIMITED | Return of total money paid and interest thereon as prescribed, Compensation for mental agony caused and litigation charges and any other reliefs that this Hon'ble Authority deems fit. | AUTHORITY | 18/02/2025 |
| ANIL HANDIGOL vs SOBHA LIMITED | Refund of Money Paid along with interest | AUTHORITY | 17/08/2023 |
| Hemambika Subramani vs Sobha Limited | Return of sale consideration + interest under Section 18 and compensation under section 72 | AUTHORITY | 14/09/2023 |
| T K JAIDEEP vs SOBHA LIMITED | return of amount + interest + compensation under section 18 read with section 72 | AUTHORITY | 14/09/2023 |
| Viswanath Rajagopal Shasthry vs Sobha Limited | Return of sale consideration with interest under section 18 + compensation under section 72 | AUTHORITY | 14/09/2023 |
| ARUN MALA JANARDHAN vs SOBHA VALLY | compensation for delayed registration | AUTHORITY | 14/09/2023 |
| SHIV SHANKAR T R and SHRUTHI B N vs Sobha Limited | Relief sought as per page no. 15 to 17 attached | AUTHORITY | 12/01/2026 |
| GIRISH NAGENAHALLI vs Sobha Limited | Relief sought as per page No. 22-24 and IA application along with Affidavit | AUTHORITY | 12/01/2026 |
| Raghavendra Prasad Ashwathanarayana Rao vs Sobha Limited | Restraining the developers / promotors / Original JDA holders of the project by way of permanent injunction from reconveying the land in Sy No. Sy No 48/6, 48/7 back to original owners. | AUTHORITY | 07/11/2025 |
| Shiv Shankar T R and Shruthi B N vs Sobha Limited | As per page 13 - 22 and 24 - 25 of the complaint | AUTHORITY | 03/01/2026 |
| Jayasimha T V vs Sobha Limited | Page No. 10 of Relief | AUTHORITY | 03/01/2026 |
| GIRISH NAGENAHALLI vs Sobha Limited | Compensation for delay in obtaining the OC and registration of property | AUTHORITY | 03/01/2026 |
| Sunil Janardhan Bhat vs Sobha Limited | The complaint prays for the relief sought as per pg 8 of the attachment | AUTHORITY | 03/01/2026 |
| Dr Harini Priyadarshini vs Sobha Limited | Compensation as per the Pg No. 15 of Complaint | AUTHORITY | 03/01/2026 |
| RAGHAVA BADA CHINNAPPA vs Sobha Limited | Seeking the refund of amount paid along with interior cost and interest there on. Further, praying the Authorities to initiate the proceedings u/s 61 of the Act and levy the penalty | AUTHORITY | 03/01/2026 |
⚠ 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.
K-RERA names 3 project professional/vendor rows across Architect, Contractor, Structural engineer. 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 |
|---|---|---|---|---|
| Architect | Vinita Agast | - | 2006 | Sarjapur-Marthahalli Outer Ring Road, Bellandur |
| Contractor | Sobha Limited | - | 1995 | Sarjapur-Marthahalli Outer Ring Road, Bellandur |
| Structural engineer | Anilkumar S Hokrani | - | - | - |
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%). 59 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.
⚠ No quarterly financial disclosures (collections, escrow withdrawals) on record, despite no completion certificate yet — meaning we can't verify the project's cashflows against its construction progress. Worth asking the builder directly why no quarterly filings are available.
Declared construction cost ÷ registered units averages to ₹83.9 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: Axis Bank MG ROAD (IFSC UTIB0000009, a/c …4553). 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.
K-RERA has 15 project-photo uploads from Oct 2017 across Wing 1, 2, 3, 4. Views named in the filings include East, Nort, North, Sout, South, West.
These are developer-uploaded progress photos in the official document catalog. We do not treat them as proof of current site condition; use them as a prompt to ask for newer dated photos or a site visit.
The nearest major job hub is ~16 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| MG Road / city centre | 10 km |
| Outer Ring Road / Manyata | 16 km |
| Bellandur–Marathahalli belt | 17 km |
| Electronic City | 17 km |
| Whitefield IT hub | 24 km |
| Kempegowda Int'l Airport | 35 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 Valley View - Heritage?
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