Sobha Palm Court

Sobha Palm Court stands on Kogilu Main Road at Maruthi Nagar, pincode 560064, in the Yelahanka part of north Bengaluru. Kogilu is a mixed residential pocket with villas, apartments and plotted layouts. Yelahanka and Jakkur flank it, Thanisandra and Kannur are nearby, and Sahakar Nagar is reachable by road.

The developer has not published distances or drive times to offices, schools, hospitals or stations, so we do not quote any. As the homes were handed over from 2021, what you see in the surrounding streets today is largely what you will live with.

A few checks help. Drive to your workplace from the gate at your normal hour and time the trip both ways. Walk Kogilu Main Road outside the project on a weekday evening to judge traffic and noise. If you have children, visit the schools you have in mind and time the morning run. Ask residents how long the regular trips take them, since their experience beats any map.

Sobha Palm Court has sold every home, so the developer has no price list to share. The project offered two plans, quoted as built-up area: a 2 BHK of about 1,484 sq ft and a 3 BHK of about 1,559 sq ft. Carpet areas were not published. The 2 BHK is unusually roomy for two bedrooms, which makes it worth a look if you want space without a third room.

On a resale, the seller sets the price. Floor, facing, the view and the state of the interiors will all move it. See several flats of the same plan before you settle on a figure. Because the building is finished and certified, there is no GST, but stamp duty and registration are payable on the sale deed.

Before you agree terms, ask the seller for:

• The area stated in their sale deed
• How many parking bays come with the flat, and where
• The latest maintenance bill and deposit details
• Any loan outstanding and its closure plan
• A written list of fittings included in the sale

Sobha Palm Court is shown as approved by BBMP and BDA. A RERA registration number has not been published, so ask the seller or Sobha Limited whether one exists and check it on the Karnataka RERA website (rera.karnataka.gov.in). On the resale of a completed flat, the papers below matter more than the RERA entry.

Before you pay an advance, ask the seller for:

• The sanctioned building plan and the occupancy certificate for the block
• The seller's registered sale deed and the original agreement with the developer
• An encumbrance certificate covering at least 13 years
• Khata in the seller's name and recent property tax receipts
• A no-dues letter from the residents' association
• The bank's closure letter and returned originals, if the flat carried a loan

A property lawyer should confirm that the seller's name matches across every document. After you pay, register the new sale deed, apply for the khata transfer into your name, and keep the tax receipt with your papers.

Sobha Palm Court has a 4.9-acre site with two towers of at most 18 storeys and 294 homes. It is all built, so you can walk it rather than read it from a brochure. Check how far your block is from the clubhouse and the gardens, and which flats face the courts or the road.

A morning here might start on the jogging track or in the gym, with a swim before work. Children have a play area and plenty of garden, and older ones can use the basketball and outdoor courts after school. Table tennis, indoor games and a games room fill the rainy afternoons.

For weekends there is the spa and sauna, and a party area for birthdays and family occasions. The clubhouse has served residents since around 2021, so ask the association when the pool, gym and lifts were last serviced. Find out how the maintenance charge is set and what it covers, and check whether any large repairs are planned that owners will have to fund.