Sobha Crystal Meadows Phase 1 Wing 1 To 6
RERA Property Intelligence Report · Preview
Sobha · Bengaluru South · K-RERA PRM/KA/RERA/1251/310/PR/170916/000117
The Drawings Report · ₹4,999
We read all 5 approved drawings and 48 filed papers on this project’s RERA file — the sheets the builder filed to get it approved.
One real find, from a Noida project’s approved drawings: the buyer pays for 10,000 sq ft — the floor inside the flat is 6,982 sq ft.
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Free before you decide: the 14 things to get in writing before you book
Every item comes from a real RERA filing. Send it to the family group before anyone pays a token.
Send the checklist to the family group Read it here →Sobha Valley View - Heritage spans 3.2 acres with 4 towers and 312 registered flats, estimated at ₹261.9 crore. With 98.9 homes per acre, it ranks at the 80th percentile of the 784 Bengaluru South projects tracked here (median 77.3). Its declared completion date of 1 February 2019 has passed; no occupancy certificate is on record.
Each context percentile names its exact comparison set, drawn from Quietlist’s full register store. The paid report adds drawing-read rows to this same table — what the filed plans show about the site, its edges and the unit layouts.
On the register
In context
Values as crawled from the official K-RERA record; context percentiles name their comparison population.
What you can verify free on this page
The official K-RERA filing record, in plain English
Registration and delivery
Sobha Valley View - Heritage is registered with K-RERA as PRM/KA/RERA/1251/310/PR/170916/000117, and the promoter has declared completion for 1 Feb 2019.
1 Feb 2019
declared completion
Figures are the promoter's own filings as they stood when Quietlist last read the register. A declared completion date is a filing, not a handover commitment.
Source · K-RERA project register · read 10 Sep 2026
Project scale
Sobha Valley View - Heritage spans 12,762 sq m (3.15 acres), comprises 4 towers, registers 312 units, and is declared to cost ₹261.9 cr.
₹261.9 cr
declared project cost
3.15acres
12,762 sq m
312units
on the registration
1.466FAR
sanctioned
Scale and cost as the promoter registered them. The declared cost is the promoter's own estimate on the filing, not a valuation and not a price to a buyer.
Source · K-RERA project registration · read 10 Sep 2026
Promoter record
Sobha is the promoter of record on 130 projects registered with K-RERA, 59 of which are past their declared completion dates on the register.
130projects
registered with K-RERA
59past declared date
on the register
66%
average construction reported
Counted across Quietlist's full K-RERA register store, matched on the promoter name as it appears on each filing.
Source · K-RERA register, all projects · read 10 Sep 2026
🔒 What I’d do as a buyer here · Drawings Report
The report opens with what this project really is — read from its approved drawings — then the specific calls: the cheapest good way to buy here, the flat to say no to, what you can stop worrying about, and what to get in writing before you sign anything.
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.
🔒 Which flat to ask for · Drawings Report
The flat-level read: which towers and floors to prefer and which to avoid, what the drawings put above, below and beside each flat, and the things on this site nobody at the sales desk will tell you about.
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/190217/0002175 17-02-2019 | Compensation for Delay of projects | Sobha City - Casa Paradiso Block 4 (another project by this promoter) | DISPOSED AO |
| 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/190225/0002263 25-02-2019 | Refund of Advance amount- | Sobha Arena - The Park ( Block 2 ) (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/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/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/190324/0002505 24-03-2019 | Compensation against late delivery | Sobha City - Casa Paradiso Block 4 (another project by this promoter) | DISPOSED AO |
| CMP/190401/0002556 01-04-2019 | Please refund booking amount | Sobha Dream Acres - Rain Forest Phase 2 Wing 3 and 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 66%). 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. Individual filings are listed in the document catalog below.
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.
The approved drawings
Everything above is on this page already, free, from the government record. The drawings are different: the 5 approved sheets are the same drawings the builder filed to get Sobha Valley View - Heritage approved — what sits under each tower, which floor holds machines, what the sales sheet leaves out. Nobody reads them for you. We do.
What that turns up — from other projects’ filings:
ATS Knightsbridge · Sector 124, Noida
You pay for 10,000 sq ft. The floor inside your home is 6,982 sq ft. The rest is walls, shared circulation and services. Get both numbers written into your agreement before you pay any booking amount.
Oberoi Elysian · Goregaon East, Mumbai
“The building is complete.” The tower has reached full height — true. The same filed certificate, same page: sanitary fittings 6% done. Ask for a possession date in writing.
Godrej Aristocrat · Sector 49, Gurugram
Paying extra for the top floor? The terrace drawing shows what sits on the slab above those flats: the overhead water tanks, the lift machine rooms and the roof machinery. Ask which flat sits under which.
Prestige Camden Gardens · Thanisandra, Bengaluru
The approved parking table asks for 12 visitor spaces. It shows 0. Two-wheeler spaces: also 0. Ask in writing where visitors will park.
Want this project read from its filed drawings?
This page is the free K-RERA filing summary. For Sobha Valley View - Heritage, one reading of it goes further. Which flat should I ask for? — what the approved drawings and filed papers say about the flats, the parking, the approvals, and what to get in writing before you sign. That is the Drawings Report. See a real one first:
Drawings Report sample: Prestige Camden Gardens → · browse all sample reports →
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Drawings Report · ₹4,999
Every drawing on file, read — which flat to ask for · 1 working day
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Buyer reviews · MouthShut
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: 10 Sep 2026