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/050123/005601
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 | 40 | Total inventory registered with K-RERA. |
| Official carpet area | 10,559 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 12,147 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 16,525 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 0.768 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 2 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 80 total (9 covered, 88 open) — 2.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | HPA/CC/147/2022-23 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 08-11-2022 | |
| Project start date | 01-04-2023 |
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 |
|---|---|---|---|
| 4BHK – Triplex Type | 8 | 20% | 2,493 sqm |
| 4BHK – Duplex Type | 32 | 80% | 7,295 sqm |
| Club house | 0 | 0% | 770 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Wing 1 | 1 | 19 | 38 | 11.7 m |
| Wing 2 | 1 | 21 | 42 | 11.7 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 40 official flat/unit rows, matching the 40 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 |
|---|---|---|---|---|
| 4 BHK | 40 | 227.5-311.7 sqm | 272.7-393.4 sqm | 80 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Wing 2 | 21 | 227.5-311.7 sqm | 272.7-393.4 sqm | 42 |
| Wing 1 | 19 | 228.5-311.7 sqm | 272.7-393.0 sqm | 38 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| A1-1 | Wing 1 | 0 | 4 BHK | 311.7 sqm | 393.0 sqm | 2 |
| A2-2 | Wing 1 | 0 | 4 BHK | 311.7 sqm | 390.5 sqm | 2 |
| B1-3 | Wing 1 | 0 | 4 BHK | 228.5 sqm | 272.7 sqm | 2 |
| B1-4 | Wing 1 | 0 | 4 BHK | 228.5 sqm | 272.7 sqm | 2 |
| B1-5 | Wing 1 | 0 | 4 BHK | 228.5 sqm | 272.7 sqm | 2 |
| B1-6 | Wing 1 | 0 | 4 BHK | 228.5 sqm | 272.7 sqm | 2 |
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 (1 complaint against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| SAURAV KUMAR vs Sobha Galera | 1. Cancellation of Booking. 2. Refund of booking amount of Rs 35 lakhs. 3. Interest@16% p.a on Rs 35 Lakhs for the period starting from the day of actual payments until refund is fully realized | AUTHORITY | 10/07/2025 |
⚠ 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.
2 of 3 applicable approvals are on file; still outstanding: KSPCB- PCB (10 Acres to 125 Acres). Pollution-control clearance (KSPCB) is among them — a high-importance clearance, so confirm it has been granted (not just applied for) before you book.
7 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 20-10-2022 | BWSSB Noc Galera 20102022.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Applied | 10-07-2025 | View NOC |
| KPTCL- BESCOM | Approved | 14-10-2025 | Bescom Noc Galera 14102025.pdf |
K-RERA names 4 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 | Mr. Durga Prasad KVR | SE-192/2015-16 | 2020 | Bengaluru Urban, Karnataka - 560103 |
| 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 63%). 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): ₹20.20 Cr collected from buyers, ₹20.13 Cr withdrawn from the project's escrow account.
| Construction progress | 91% → 91% (+0 pts) |
| Units sold/booked as registered | 37/40 (92%) |
| Buyer collections in available QPRs | ₹52.13 Cr |
| Escrow withdrawals in available QPRs | ₹52.24 Cr (1.00x 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 ₹147.8 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: Punjab National Bank 21/15 LANDMARK M.G. ROAD IFSC Code : PUNB0104610 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 ~10 km away — a manageable everyday commute to a major job hub.
| Landmark | Straight-line |
|---|---|
| Whitefield IT hub | 10 km |
| Bellandur–Marathahalli belt | 16 km |
| Outer Ring Road / Manyata | 16 km |
| Kempegowda Int'l Airport | 17 km |
| MG Road / city centre | 19 km |
| Electronic City | 26 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 Galera?
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