Where does this project stand?

Registered with K-RERA. 25% built as of Q2 2026-27, as the promoter reported it.

Does the sales pitch match what was filed?

Booked units went from 420 in Q1 2026-27 to 426 in Q2 2026-27. If a sales office says fewer units are left than this filing shows, that is ordinary scarcity selling. If it says more are available, ask why: the direction of the gap matters more than its size.

Is buyers' money protected?

In Q2 2026-27, ₹53.92 Cr was paid into escrow and ₹54.65 Cr withdrawn by the promoter. Total project cost filed at ₹1149.75 Cr; escrow account with RATNAKAR BANK.

When will the keys be handed over?

Completion was promised for 1 Jan 2032. 25% built as of Q2 2026-27, as the promoter reported it.

Is it approved for its use?

Plan BBMP/Addl. Dir./JDN/LP/0455/2014-15 sanctioned by BBMP on 20 Jul 2015.

Does the brochure match the sanction?

683 units across 12 towers, tallest tower filed at 14 floors, FAR 2.245.

What is the builder's record?

Promoter: SOBHA LIMITED (company). 118 K-RERA registrations on record under this promoter's name. Of those, 61 are marked completed and 7 are past their latest promised completion date today without being marked completed; 7 were revoked or withdrawn. 226 complaints are filed against the promoter at K-RERA.

What does a buyer commit to, and what can the builder keep?

On the filing: the proforma agreement for sale and the allotment letter. Not on the filing: the sale deed.

Overview

SOBHA Ayana

Q: Who owns it, and is the title clean?

Can't check the title here: the land under the map pin is not one of the project's filed survey numbers.

Sobha LtdBalagere-Panathur Road

Site photos filed with K-RERA, Q1 2026-27

Survey plots · KGIS cadastral

Recent price, carpet Sold426 / 683 · 62%As of Q2 2026-27 Completion25%As of Q2 2026-27 RERA completion date31 Dec 2031Filing read 20 Oct 2026 Gross yieldNot verified yet North Bengaluru, past yearNot verified yet Findings3 to review · 5 clear · 2 locked

Sections


Property title & search report
Title & ownership	–	–	–	Not verified
Approvals	–	–	3	Clear
Disputes & cases	–	–	–	Locked
Contract & costs	–	–	–	Not verified
Technical report
Valuation	–	–	–

Price paid per sq ft, super built-up

Part of the full report. Unlock all 2 sections

Listings and coverage elsewhere

Other sites that list or cover this project. DOSL does not vouch for them, and they can be older than the filing above.

SOBHA Ayana against its neighbours

SOBHA Ayana vs Prestige Lavender Fields: the two projects side by side
SOBHA Ayana vs Sai Purvi Arvindam: the two projects side by side
SOBHA Ayana vs Sobha Dream Acres

Title & ownership

Who owns it, and is the title clean?

We haven't verified the rest of this yet.

Title opinionNot verified yet

Records searched toNot verified yet

Charges on the landNot verified yet

Landowner share of salesNot verified yet

Land and deed chain

How the land reached this project

Survey	Land converted

Data room

Documents filed for this project

Documents filed299On K-RERA

Available28997% of filed

K-RERA only10

Approvals with a validity dateNone read

Approvals & NOCs

What we read

Airport height NOCNOC ID BANG/SOUTH/B/010115/84616Filed as Airport Authority of India, p. 1

Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
K-RERA only
K-RERA only
Available
1 factAvailable
Available
Available
Available
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
K-RERA only
Available
Filed 25 Jun 2024Available
Filed 25 Jun 2024Available
Filed 25 Jun 2024Available
Filed 25 Jun 2024Available
Filed 25 Jun 2024Available
Filed 25 Jun 2024Available

Source: K-RERA project page and the documents filed there, as read by us. 103 documents filed with K-RERA, identity papers and photographs, are left out of this list.


Property title & search report
Title & ownership	–	–	–	Not verified
Approvals	–	–	3	Clear
Disputes & cases	–	–	–	Locked
Contract & costs	–	–	–	Not verified
Technical report
Valuation	–	–	–

Location & risks	–	2	1	Review

Construction & progress	–	–	1	Clear

Developer	–	1	–	Review

Loan & collateral	–	–	–	–

Other projects in Balagere, A to Z

38 & BanyanCompleted · OC 30-03-2022	ASSETZ BUILDWELL LLP	Apartment	1,833 sqft carpet (as filed)	Completed
Ambaram HomesCompleted (regulator flag)	ARR DEVELOPERS	Apartment	879 sqft carpet (as filed)	Completed
Amber MeadowsCompleted · OC 31-05-2024	Excel Stone Developers	Apartment	–	Completed
Anuraag AmoghLapsed · completion date passed	ANURAAG CONSTRUCTIONS	Apartment	736–949 sqft carpet (as filed)	Dec 2024
Ashish A N Reddy ApartmentLapsed · completion date passed	AASHISH DEVELOPER AND BUILDERS	Apartment	817 sqft carpet (as filed)	Sep 2023
Atz ArevaLapsed · completion date passed	ATZ PROPERTIES	Apartment	804–1,042 sqft carpet (as filed)	Jun 2026
AuraActive · 9% built	BLUE SKY PROPERTIES	Apartment	1,089 sqft carpet (as filed)	Apr 2030
Blue Meadows Phase 2Active · 75% built	Yuva Infinity Developers	Apartment	757–956 sqft carpet (as filed)	Dec 2027

Survey 50
50/2, 50/4	4 Feb 2009Deputy Commissioner, Bangalore	27 Feb 2009in favour of Sobha Limited	23 Apr 2015A Khatha · BBMP	1 Acre 16 Guntas + 28 Guntas
50/5	14 Oct 2008Deputy Commissioner, Bangalore	29 Jun 2011in favour of Sobha Limited	23 Apr 2015A Khatha · BBMP	2 Acres 13 Guntas
50/6	14 Oct 2008Deputy Commissioner, Bangalore	30 Jun 2011in favour of Sobha Limited	23 Apr 2015A Khatha · BBMP	1 Acre 33 Guntas

Survey 50

50/2, 50/4

4 Feb 2009Deputy Commissioner, Bangalore

27 Feb 2009in favour of Sobha Limited

23 Apr 2015A Khatha · BBMP

1 Acre 16 Guntas + 28 Guntas

50/5

14 Oct 2008Deputy Commissioner, Bangalore

29 Jun 2011in favour of Sobha Limited

23 Apr 2015A Khatha · BBMP

2 Acres 13 Guntas

50/6

14 Oct 2008Deputy Commissioner, Bangalore

30 Jun 2011in favour of Sobha Limited

23 Apr 2015A Khatha · BBMP

1 Acre 33 Guntas

Survey 51
51/1	10 Feb 2009Deputy Commissioner, Bangalore	24 Feb 2009in favour of Sobha Limited	23 Apr 2015A Khatha · BBMP	3 Acres 8 Guntas
51/2B1, 51/2B2, 51/3, 51/4, 51/2C1, 51/2C2	3 Oct 2008Deputy Commissioner, Bangalore	29 Jun 2011in favour of Sobha Limited	23 Apr 2015A Khatha · BBMP	28 Guntas + 24 Guntas + 26 Guntas + 24 Guntas + 34 Guntas + 32 Guntas

Survey 51

51/1

10 Feb 2009Deputy Commissioner, Bangalore

24 Feb 2009in favour of Sobha Limited

23 Apr 2015A Khatha · BBMP

3 Acres 8 Guntas

51/2B1, 51/2B2, 51/3, 51/4, 51/2C1, 51/2C2

3 Oct 2008Deputy Commissioner, Bangalore

29 Jun 2011in favour of Sobha Limited

23 Apr 2015A Khatha · BBMP

28 Guntas + 24 Guntas + 26 Guntas + 24 Guntas + 34 Guntas + 32 Guntas

Survey numbers	50/2, 50/4, 50/5, 50/6, 51/1, 51/2B1 and 7 more
Area on the KGIS map	Not verified yet
Land area of this registration	69,645 sq m
Khata	A Khatha · BBMP · 23 Apr 2015
Sale deed	Dated 24 Feb 2009, 27 Feb 2009, 29 Jun 2011 and 1 more
Sale deed in favour of	Sobha Limited
Title deed	Sy 53/1, Varthur hobli

Building plan (BBMP)	Sanctioned 20 Jul 2015 · No. BBMP/Addl. Dir./JDN/LP/0455/2014-15
Power NOC (BESCOM)	Filed with the registration
Fire NOC	GBC(1)58/2014	Clear
Environmental clearance	SEIAA 128 CON 2014 · issued 5 Feb 2016	Clear
Airport height NOC	NOC ID BANG/SOUTH/B/010115/84616
Pollution board (CFE)	Filed with the registration
Water supply NOC	Filed with the registration

RERA extensions	None on the filing
RERA complaints	0
RERA completion date	31 Dec 2031

Land conversion	13 of 13 parcels converted
Sy 50/2, 50/4	Converted 4 Feb 2009 · Deputy Commissioner, Bangalore
Sy 50/5, 50/6	Converted 14 Oct 2008 · Deputy Commissioner, Bangalore
Sy 51/1	Converted 10 Feb 2009 · Deputy Commissioner, Bangalore
Sy 51/2B1, 51/2B2, 51/3, 51/4, 51/2C…	Converted 3 Oct 2008 · Deputy Commissioner, Bangalore
Survey numbers	50/2 · 50/4 · 50/5 · 50/6 · 51/1 · 51/2B1 · 51/2B2 · 51/3 · 51/4 · 51/2C1 · 51/2C2 · 53/1 · 53/2

Zoning, RMP 2015	Residential (main)	Clear
Nearest high-tension line	A 220 kV line runs along the site's edge, its corridor taking about 2% (about 670 m²)	Review
Nearest government-flagged flood location	760 m, Balagere
Height above nearest drain	Not verified yet

Charges on the land	Not verified yet
Developer's project loan	State Bank of India · ₹400.00 Cr disbursed

Nearest storm drain	70 m to the south-west, tertiary drain
Nearest lake, tank or pond	620 m to the south-east, an unnamed pond
Height above nearest drain	Not verified yet

Amenities declared	Electricity · CCTV Surveillance · Power Backup · Water and Sanitation
Electricity, built	75%
Outdoor Sports facility, built	75%
Power Backup, built	75%
Kitchen handover	Not verified yet
Covered parking per unit	1.00 (683 covered spaces for 683 units)
Sewage plant	Not verified yet
Power backup	Declared by the promoter

Main structure	16% · planned by 18 Sep 2029
Electrical and plumbing finishing	Not started · planned by 12 Mar 2031
Internal roads	Not verified yet
Club house	Not verified yet
Completion	25%
Completion, accountant	35.4% of the estimated cost spent

Possession, agreement	Not verified yet
Schedule end	31 Dec 2031
RERA completion date	31 Dec 2031
Work began, as filed	1 Sep 2025

Structure	Not verified yet
Foundation	Not verified yet
Wall material	Not verified yet
Wall thickness	Not verified yet
Concrete / steel grade	Not verified yet
Building heights, fire NOC	filed: Wing 60 44.85 m, Wing 61 44.85 m, Wing 62 44.85 m, Wing 63 44.85 m, Wing 64 44.85 m, Wing 65 44.85 m, Wing 66 44.85 m, Wing 67 36 m, Wing 68 36 m, Wing 69 44.85 m, Wing 70 44.85 m, Wing 71 41.9 m

Windows	Not verified yet
Flooring	Not verified yet
Toilet tiles, spec vs brochure	Not verified yet
Wiring	Not verified yet
Sanctioned load per flat	Not verified yet
Power backup	Provided
Sewage plant	Not verified yet

Structural safety certificate	Not verified yet
Structural engineer, quarterly	Form 6 · Jan 2026, Apr 2026, Jul 2026, Oct 2026 (4 filed)	Clear
Design consultants (Form 6)	Not verified yet
Fire safety	GBC(1)58/2014
Environmental clearance	SEIAA 128 CON 2014 · issued 5 Feb 2016
Architect, quarterly	Form 5 · Jan 2026, Apr 2026, Jul 2026, Oct 2026 (4 filed)
Architect's certificate, registration	Dated 13 Jun 2024 · site inspected 13 Jun 2024

Estimated cost	₹1149.75 Cr
Estimated cost, architect's certificate	₹1149.75 Cr, same as the filing
Cost incurred	₹406.65 Cr (35.4% of the estimate)
Cost left	₹743.10 Cr
Collected from buyers	Not verified yet
Receivable, sold flats	₹756.30 Cr
Land cost revision	Not verified yet

Sold, Q3 2025-26	346 / 683 · 337 available
Sold, Q4 2025-26	396 / 683 · 287 available
Sold, Q1 2026-27	420 / 683 · 263 available
Sold, Q2 2026-27	426 / 683 · 257 available
Unsold, Q2 2026-27	257
Sold in Q4 2025-26	50
Sold in Q1 2026-27	24
Sold in Q2 2026-27	6

Escrow bank	RATNAKAR BANK · Prestige Tower Residency Road
Designated account, collected	₹53.92 Cr in Q2 2026-27
Designated account, withdrawn	₹54.65 Cr in Q2 2026-27
Escrow account, Q1 2026-27	₹34.66 Cr withdrawn
Unregistered agreements, over 10% paid	Not verified yet
RERA complaints	0

Groundwater	Bengaluru East taluk average, July 2023: 27.3 m below ground
What it means	Not verified yet
Water below ground	27.3 m, the taluk average
Through the year	Not verified yet
Water supply, as filed	BWSSB
Nearest city water main	2.5 km	Review


Kempegowda Airport	29.7
MG Road (CBD)	14.2
Manyata Tech Park	16.9
ITPL, Whitefield	6.1
Ecospace, Bellandur ORR	4.9
Electronic City Ph 1	11.6

Landfill or waste transfer station	None within 3 km
Sewage treatment plant	1.1 km to the north-west, named Bellandur Amani 90MLD Sewage Treatment Plant on OpenStreetMap
Quarry	None within 3 km
Crematorium	None within 3 km
Prison	None within 3 km
Electrical substation	140 m to the south-west, named Sobha Dream Acres Substation on OpenStreetMap

K-RERA registrations under this promoter	118
Marked completed	61
Past promised date, not completed	7
Revoked or withdrawn	7
Complaints filed against the promoter	226
Other phases under this promoter name	114
With a filed extension or completion	65 (58 completed, 7 extended)
Average schedule slip	12 months

Developer's project loan	State Bank of India · ₹400.00 Cr disbursed
Records searched to	Not verified yet
Building plan (BBMP)	Sanctioned 20 Jul 2015
Unregistered agreements, over 10% paid	Not verified yet
Sale deed in favour of	Not verified yet
Escrow bank	RATNAKAR BANK · Prestige Tower Residency Road

Height above nearest drain	Not verified yet
Nearest drain	70 m to the south-west, tertiary drain
Ground level	Not verified yet
Metro, operational	Not verified yet
Metro, under construction	3.2 km, Kodibeesanahalli