📍 Area photo · Sarjapur Road© రవిచంద్ర · CC BY-SA 4.0PlotSobha Sacred Grove Plots
by Sobha Limited · Chikka Tirupathi, near STRR — Malur taluk, Kolar district · East Bengaluru
Project score only — not a price check or legal clearance.
Starting price from the developer's site, 13 Oct 2026. Not your unit's quote.
Scored on 6 of 6 factors · #46 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
- ● Unit sizes aren't published, so the true ₹/sqft can't be judged yet — ask for the official cost sheet.
- ● Sobha Limited has a strong delivery record.
- ● Possession is about 23 months away — factor in rent and delay risk.
Plot planner
Site cost at ≈ ₹13,231/sqft · area plot benchmark ₹6,500/sqft (104% above)
| Site | Land | + registration | House you can build | Plot + house |
|---|---|---|---|---|
| 20×30 · 600 sqft | ≈ ₹79 L | +₹6.4 L | 1,050 sqft | ₹1.15 Cr |
| 30×40 · 1,200 sqft | ≈ ₹1.59 Cr | +₹12 L | 2,100 sqft | ₹2.3 Cr |
| 30×50 · 1,500 sqft | ≈ ₹1.98 Cr | +₹15 L | 2,625 sqft | ₹2.87 Cr |
| 40×60 · 2,400 sqft | ≈ ₹3.18 Cr | +₹25 L | 4,200 sqft | ₹4.6 Cr |
- • DC (land-use) conversion order for the layout
- • Approved layout plan with your site number
- • Site release order from the approving authority
- • Clean title deed and 30-year EC
House size assumes a buildable ratio (FAR) of 1.75 and ₹2,800/sqft standard construction — both estimates; your road width and contractor quotes decide the real numbers.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Hosa Road (Yellow) — 6.81 km, a drive away. Embassy Tech Village Kadubeesanahalli on the Blue line (3.51 km) is still under construction.✕ Doesn't hold
- “Best price / launch offer”Unit sizes aren't published, so the true ₹/sqft can't be judged yet — ask for the cost sheet.? Verify
- “Possession by Sep 2028”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 ~9.2% a year (strong appreciation) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.55 Cr in 5 years.✓ Holds up
- “24×7 water, premium living”In Sarjapur Road, tanker and borewell dependence is common; flood risk is med. Ask residents of nearby buildings about summer water.✕ Doesn't hold
- “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?
Unit sizes aren't published, so this ₹/sqft is an estimate and the comparison below is only a rough guide. Get the official cost sheet before judging the price.
Green = fair price range
On a typical 650 sqft unit, closing at our target saves about ₹2 L.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹2.8 L / ₹5.7 L / ₹11 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 Sarjapur Road'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.
- GSTdepends
- 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.
- Sarjapur Road (RGA / Wipro)1.6 km🚗 Road13 min
- ORR tech belt (Bellandur)3.5 km🚗 Road22 min
- Electronic City8.2 km🚗 Road46 min
- Koramangala / HSR8.4 km🚗 Road46 min
- Embassy Golf Links / Domlur8.5 km🚗 Road47 min
- Whitefield / ITPL9.5 km🚗 Road52 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 (₹86 L), 70% loan at 8.5% for 20 years.
- EMI₹52,243
- 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 Sarjapur Road's estimated trend of 14.7% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3.2% a year — roughly ₹22,933 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?
- 2Please share the full cost sheet with carpet area, super built-up area and the loading %.
- 3What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 4Is Sep 2028 the RERA-committed date, and what delay compensation does the agreement promise?
- 5Can I see the DC conversion order, the approved layout plan and the site-release order for my plot?
- 6What is the monthly maintenance for the layout before and after I build, and who maintains it?
- 7How wide is the road in front of my plot, and how many floors can I build?
- 8Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
Sobha Sacred Grove Plots: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Sobha Sacred Grove Plots?
Sobha Sacred Grove Plots starts at ₹86 L (Plots, 1,248–2,540 sqft (30×40, 30×50, 30×55 and others)), according to Sobha Limited's own website, checked on 13 Oct 2026. GST, stamp duty and registration add about ₹11 L on top.
Where is Sobha Sacred Grove Plots located?
Sobha Sacred Grove Plots is in Chikka Tirupathi, near STRR — Malur taluk, Kolar district, in the Sarjapur Road area of East Bengaluru, about 6.81 km (straight line) from Hosa Road metro station.
What is the RERA number of Sobha Sacred Grove Plots?
Sobha Sacred Grove Plots is registered with Karnataka RERA under PRM/KA/RERA/1265/347/PR/020226/008445. Confirm it on rera.karnataka.gov.in before paying.
When is possession of Sobha Sacred Grove Plots?
Possession of Sobha Sacred Grove Plots is Sep 2028. Compare it with the date in your agreement.
What home sizes does Sobha Sacred Grove Plots offer?
Sobha Sacred Grove Plots offers Plots, 1,248–2,540 sqft (30×40, 30×50, 30×55 and others) (per Sobha Limited, 13 Oct 2026).
Who is the developer of Sobha Sacred Grove Plots?
Sobha Sacred Grove Plots is by Sobha Limited, which AlphaDesk rates "Highly trusted" (93/100) on its delivery and RERA record.
Is Sobha Sacred Grove Plots a good buy?
AlphaDesk gives Sobha Sacred Grove Plots a project score of 81/100 (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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