Sobha Dream Gardens

Sobha Dream Gardens lies on Kannuru Road at Mitganahalli, in the Bellahalli area, pincode 562149. This is the northern edge of the Thanisandra belt, a part of the city that has grown quickly as new housing has come up. Expect a neighbourhood that is still filling in, with building work likely around you for some years.

Most trips will begin on Kannuru Road. The developer has not published distances to offices, schools, hospitals or stations, so we do not give any here. Work out the journeys that matter to you: drive to your office at the hour you would really leave, and do the return trip in the evening. If you have children, time the school run during term.

A growing district can change a lot from one day to the next. Visit once on a weekday and once at the weekend, and note the traffic, noise and construction around the site. Ten tall blocks also put many cars onto the same approach at peak times, so watch the gates at 9 am.

Finally, find the nearest pharmacy, grocery and clinic you could reach without the car.

Sobha Dream Gardens has flats built in three plans, all quoted as built-up area. The one-bedroom home is roughly 678 sq ft. The two-bedroom homes come in roughly 1,004 and 1,052 sq ft, so the difference between them is small. Carpet areas have not been published; the sale deed of the flat you view should state it.

Sobha has sold out, so there is no developer price list. You will agree a figure with the owner, and it will depend on the floor, the facing, the view and any interior work already done. A flat on a high floor of a 23-floor block will usually ask more than the same plan lower down.

A completed flat bought from an owner carries no GST once the block has its occupancy certificate. Stamp duty and registration are payable on the sale value. Ask for a written breakdown of:

• The agreed price and what fittings it includes
• The parking bay and whether it is allotted in the deed
• Maintenance deposit and any arrears
• The association's transfer fee, if any
• Stamp duty and registration on the full value

Check that the area on the sale deed matches the plan you are shown.

Sobha Dream Gardens does not carry a published RERA registration number. The blocks were built and handed over from July 2025, long after Karnataka's RERA rules came in, so a registration should exist. Ask the owner or Sobha Limited for it and look it up on rera.karnataka.gov.in, where the approved plan and completion filings are listed.

Buying from an owner means checking both the building and the seller's title. Ask for:

• The occupancy certificate for your block
• The approved building plan showing the flat
• The seller's registered sale deed from Sobha
• An encumbrance certificate for the flat
• Khata in the seller's name and the latest tax receipt
• A no-dues letter from the residents' association
• A loan closure letter, if the seller took a home loan

Since handover is recent, the khata may still be in process for some flats. Confirm the seller's khata is issued before you register. The purchase is completed on a sale deed at the sub-registrar's office. Afterwards, apply to move the khata, electricity and water accounts into your name.

Sobha Dream Gardens covers 17 acres, with ten blocks of 23 floors and landscaped gardens between them. Because it is built, you can walk the grounds rather than study a render. Check where your block stands relative to the clubhouse, the gates and the mall, and how the view changes from a low floor to a high one.

A normal day might start on the jogging track or in the gymnasium, followed by a swim. Children have a play area and the gardens to run around in, and older ones can use the basketball court after school. On a rainy day the games room and table tennis keep everyone busy.

For a quieter evening the spa and sauna are there, and the party area hosts birthdays and small get-togethers. A mall is listed as part of the project, which should mean shops within walking distance; ask which ones are open today.

As handover only began in July 2025, some facilities may still be under fit-out. Ask the association or the developer which spaces are fully running, how bookings work and what the monthly maintenance charge is. Also ask how many lifts serve each block, as that decides the morning wait on a 23-floor building.