📍 Area photo · Whitefield© Santosh4118 · CC BY-SA 4.0Project score only — not a price check or legal clearance.
Starting price from the developer's site, 8 Oct 2026. Not your unit's quote.
Scored on 6 of 6 factors · #23 of 325. Analysis, not a recommendation.
RERA no. on file from the developer — confirm it on rera.karnataka.gov.in. Title and approvals need a lawyer — Legal Desk.
The developer's price has been checked and sits in line with our comparison, and nothing major stands out in our analysis. This is not a legal clearance — title, approvals and your unit's cost sheet still need checking before you pay.
Why
- ● Asking price is in line with our fair estimate.
- ● Sobha Limited has a strong delivery record.
- ● Possession is about 30 months away — factor in rent and delay risk.
- ● Homes here resell easily.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Kadugodi Tree Park (Purple) — 2.33 km, an auto ride.? Verify
- “Best price / launch offer”In line with our fair estimate.✓ Holds up
- “Possession soon”No committed date is public — check the RERA registration for the promised date.? Verify
- “Great investment, high appreciation”Likely ~5.9% a year (steady) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.33 Cr in 5 years.? Verify
- “24×7 water, premium living”In Whitefield, mixed Cauvery + borewell supply is common; flood risk is low. Ask residents of nearby buildings about summer water.? Verify
- “Trusted developer”Builder trust 93/100 from delivery, RERA and dispute records.✓ Holds up
- “All approvals in place”Ask for the RERA number, title deed + 30-year EC, sanctioned plan and (if ready) OC — and verify each yourself.? Verify
Is the price fair?
Fair range estimated from resale and launch comparables in Whitefield.
Green = fair price range
On a typical 1,010 sqft unit, closing at our target saves about ₹1.4 L.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹2.9 L / ₹5.8 L / ₹12 L in rent + loan interest.
Open the engine →Bear · base · bull yearly return on your cash if rented out, under assumed area growth and rent. Not a forecast.
Open the engine →Levers: payment terms, parking and floor-rise waivers, stage of construction and real alternatives. No discount is guaranteed.
Open the engine →GST, stamp duty and registration on top of the listed ₹86 L (₹97 L in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Whitefield's assumed growth and rent, 25% down and an 8.5% loan. Delivery risk is a qualitative read of the builder's record — not a probability for this project.
What taxes add to the listed price
GST, stamp duty, cess and registration on the developer's advertised starting price of ₹86 L. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GST @ 5% on the home price+₹4.3 L
- Stamp duty @ 5%+₹4.3 L
- Cess (10% of duty)+₹43,000
- Surcharge (2% of duty)+₹8,600
- Registration fee @ 2%+₹1.7 L
Karnataka rules as listed in the Builder Quote Analyzer. Stamp duty is charged on the higher of the price and the guidance value.
Your real commute from here
Peak-hour door-to-door estimates to Bengaluru's big job hubs — by road and, where it's faster, by running metro.
- Whitefield / ITPL2.7 km🚗 Road19 min🚇 Metro24 minKadugodi Tree Park → Pattandur Agrahara
- ORR tech belt (Bellandur)8.7 km🚗 Road48 min
- Sarjapur Road (RGA / Wipro)8.9 km🚗 Road49 min
- Bagmane / CV Raman Nagar9.6 km🚗 Road53 min🚇 Metro52 minKadugodi Tree Park → Baiyappanahalli
- MG Road / CBD15.5 km🚗 Road82 min🚇 Metro53 minKadugodi Tree Park → Mahatma Gandhi Road
- Embassy Golf Links / Domlur11.4 km🚗 Road61 min🚇 Metro60 minKadugodi Tree Park → Indiranagar
Model estimate: road ≈ 17 km/h at peak; metro adds walk/auto to the station and ~2.2 min a stop. Test it once at 9 am before you book.
Score breakdown
The AlphaScore is an analytical project score — not a price check and not a legal clearance. Weights shown in brackets.
Asking price against what similar homes in the area are worth
Delivery record, RERA compliance and disputes
Connectivity, jobs, schools and daily needs
How quickly and well it would sell later
Layout, amenities, maintenance and water
Rental income and expected price growth
What it costs you every month
Smallest unit (₹86 L), 75% loan at 8.5% for 20 years.
- EMI₹55,975
- Maintenance₹4,028
- Property tax₹573
Estimates: maintenance ≈ ₹4/sqft/month, property tax ≈ 0.08% of value a year. Your bank's rate and the builder's maintenance figure will change these.
Can I afford it?
For a ₹86 L home, 20-year loan.
EMI under 35% of income — healthy. If rates rise 2%, EMI becomes ₹64,396 (26% of income).You're short ₹6.9 L in upfront cash (banks lend at most 75%).
Illustration: 5 years at the area's trend
A what-if, not a forecast: the starting price grown at Whitefield's estimated trend of 9.2% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3.4% a year — roughly ₹24,367 a month on a ₹86 L home.
Questions to ask the sales team
Built from what's still unknown about this project. Ask them in writing — keep the answers.
- 1What is the RERA registration number for the tower/phase I'm buying in?
- 2What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 3What possession date is committed in the RERA registration and the sale agreement?
- 4What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 5Which banks have approved this project for home loans?
- 6Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
Sobha Dream Acres: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Sobha Dream Acres?
Sobha Dream Acres starts at ₹86 L (2 BHK), according to Sobha Limited's own website, checked on 8 Oct 2026. GST, stamp duty and registration add about ₹11 L on top.
Where is Sobha Dream Acres located?
Sobha Dream Acres is in Panathur, in the Whitefield area of East Bengaluru, about 2.33 km (straight line) from Kadugodi Tree Park metro station.
What is the RERA number of Sobha Dream Acres?
Sobha Dream Acres is registered with Karnataka RERA under 26 registrations — PRM/KA/RERA/1251/446/PR/170915/000168 and others. Confirm it on rera.karnataka.gov.in before paying.
When is possession of Sobha Dream Acres?
Possession of Sobha Dream Acres is Not stated by the developer — check RERA. Compare it with the date in your agreement.
What home sizes does Sobha Dream Acres offer?
Sobha Dream Acres offers 2 BHK, sized 1,007–1,020 sqft super built-up (per Sobha Limited, 8 Oct 2026).
Who is the developer of Sobha Dream Acres?
Sobha Dream Acres is by Sobha Limited, which AlphaDesk rates "Highly trusted" (93/100) on its delivery and RERA record.
Is Sobha Dream Acres a good buy?
AlphaDesk gives Sobha Dream Acres a project score of 82/100 (A) on location, builder record, resale and living comfort. That is an analysis, not a legal clearance — check the title, approvals and your unit's cost sheet before paying.
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Data: Top 10 apartment projects in Whitefield 2026 · Oct 2026 · verify with developer
Scores use AlphaDesk market reference data reviewed July 2026 and analyst assessments; prices change, so confirm the current price list with the builder. Guidance only, not legal or financial advice.