📍 Area photo · Thanisandra© KshitizBathwal / Skyscape Photography · CC BY-SA 4.0Sobha Dream Gardens
by Sobha Limited · Thanisandra · North Bengaluru
Project 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 · #69 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.
We don't give a buy or negotiate verdict yet — either the price hasn't been verified with the developer, or unit sizes aren't published so the real ₹/sqft can't be checked. Get the builder's own cost sheet before deciding.
Why
- ● About 6% above the area benchmark. That's an area average, not like-for-like comparables — verify with the cost sheet before concluding it's overpriced.
- ● Sobha Limited has a strong delivery record.
- ● Possession is about 14 months away — factor in rent and delay risk.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Baiyappanahalli (Purple) — 8.6 km, a drive away. Nagawara on the Pink line (2.71 km) is still under construction.✕ Doesn't hold
- “Best price / launch offer”About 6% above our fair estimate (fair ≈ ₹8,893/sqft).✕ Doesn't hold
- “Possession by Dec 2027”Compare it with the completion date registered on K-RERA. This builder's public record reads as low delay risk — a qualitative read, not odds for this project.✓ Holds up
- “Great investment, high appreciation”Likely ~5.6% a year (steady) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.31 Cr in 5 years.? Verify
- “24×7 water, premium living”In Thanisandra, 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 Thanisandra's typical rate and other projects in the area.
Green = fair price range
On a typical 1,000 sqft unit, closing at our target saves about ₹5.7 L.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹3.2 L / ₹6.4 L / ₹13 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 ₹95 L (₹1.07 Cr in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Thanisandra'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 ₹95 L. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GST @ 5% on the home price+₹4.8 L
- Stamp duty @ 5%+₹4.8 L
- Cess (10% of duty)+₹47,500
- Surcharge (2% of duty)+₹9,500
- Registration fee @ 2%+₹1.9 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.
- Manyata Tech Park2.3 km🚗 Road16 min
- Bagmane / CV Raman Nagar10.1 km🚗 Road55 min
- MG Road / CBD10.3 km🚗 Road56 min
- Yeshwanthpur / WTC / Peenya11 km🚗 Road59 min
- Embassy Golf Links / Domlur12.3 km🚗 Road66 min
- Whitefield / ITPL14.4 km🚗 Road76 min
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 (₹95 L), 75% loan at 8.5% for 20 years.
- EMI₹61,832
- Maintenance₹4,016
- Property tax₹633
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 ₹95 L home, 20-year loan.
EMI under 35% of income — healthy. If rates rise 2%, EMI becomes ₹71,135 (28% of income).You're short ₹7.3 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 Thanisandra's estimated trend of 11.5% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3.3% a year — roughly ₹26,125 a month on a ₹95 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?
- 3Is Dec 2027 the RERA-committed date, and what delay compensation does the agreement promise?
- 4Our data shows the price is about 6% above fair value — what discount or payment-plan benefit can you offer?
- 5What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 6Which banks have approved this project for home loans?
- 7Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
Sobha Dream Gardens: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Sobha Dream Gardens?
Sobha Dream Gardens starts at ₹95 L (1, 2 BHK), according to Sobha Limited's own website, checked on 8 Oct 2026. GST, stamp duty and registration add about ₹12 L on top.
Where is Sobha Dream Gardens located?
Sobha Dream Gardens is in Thanisandra, in the Thanisandra area of North Bengaluru, about 8.6 km (straight line) from Baiyappanahalli metro station.
What is the RERA number of Sobha Dream Gardens?
Sobha Dream Gardens is registered with Karnataka RERA under 5 phases — PRM/KA/RERA/1251/309/PR/181122/002165 and others. Confirm it on rera.karnataka.gov.in before paying.
When is possession of Sobha Dream Gardens?
Possession of Sobha Dream Gardens is Dec 2027. Compare it with the date in your agreement.
What home sizes does Sobha Dream Gardens offer?
Sobha Dream Gardens offers 1, 2 BHK, sized 1,004–1,058 sqft super built-up (per Sobha Limited, 8 Oct 2026).
Who is the developer of Sobha Dream Gardens?
Sobha Dream Gardens is by Sobha Limited, which AlphaDesk rates "Highly trusted" (93/100) on its delivery and RERA record.
Is Sobha Dream Gardens a good buy?
AlphaDesk gives Sobha Dream Gardens a project score of 79/100 (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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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.