Sobha Square

Sobha Square sits at Kogilu Cross in Yelahanka, one of the more settled parts of North Bangalore. The main road out is Bellary Road, about 3 km from the site, and it is your route both to the city and to the airport. The airport lies roughly 20 km north, a short enough run that early flights stop being a chore.

For office workers the drive south matters most. Hebbal is roughly 6 km down the road and Manyata Tech Park roughly 7.8 km, so the tech park is within a short commute on a normal day. Those stretches of Bellary Road and the Hebbal junction do get heavy at peak hours, so test the trip at the time you would really travel.

Yelahanka already has good schools, hospitals, malls, banks and supermarkets, so most errands can be done close to home. The developer has not named specific schools or hospitals near the gate, and we do not guess at them here. Spend an evening in the area, look at the approach road from Kogilu Cross, and check how easily you can get in and out of the gate.

Sobha Square has two home types, both quoted as built-up area. The two-bedroom flat is about 1,480 sq ft, generous for its type. The three-bedroom flat is about 1,550 sq ft, and one listing also gives a size of about 1,930 sq ft for it. Carpet areas have not been published, so ask for them and for the exact plan of the unit on offer.

Quoted prices run from Rs. 90.28 Lakhs for the two-bedroom flat, and from Rs. 94.55 Lakhs to Rs. 1.17 Crore for the three-bedroom flat. That works out to about Rs. 6,100 per sq ft, while a separate rate of Rs. 6,800 per sq ft is also quoted. Ask which is current before you compare it with other Yelahanka projects.

No GST applies to a finished home with an occupancy certificate. Stamp duty and registration apply to every purchase. Ask for a cost sheet that shows:

• Base price and the area it is charged on
• Car parking and the number of bays
• Clubhouse fee and maintenance deposit
• Any arrears of maintenance, if it is a resale
• Stamp duty and registration on the full price

Sobha Square is shown as approved by both BBMP and BDA. No RERA registration number has been published. Ask Sobha Limited whether the project was registered and, if it was, look the number up on the Karnataka RERA portal at rera.karnataka.gov.in. If it was not, the sanctioned plan and the occupancy certificate carry more weight in your checks.

Because construction finished in 2019, you are buying a completed home. Ask for:

• The occupancy certificate for your block
• The sanctioned building plan from BBMP or BDA
• Title deeds and an encumbrance certificate for the land
• Khata and the latest property tax receipt for the flat
• A draft sale deed for your review

If the seller is an owner rather than Sobha, add the seller's own registered sale deed, a no-dues letter from the association and the bank's release letter if a loan is open. At registration the sale deed moves into your name. After that, apply for the khata transfer and move the maintenance account to you.

Sobha Square fits the whole community on 4 acres, so it is compact, and most homes will be a short walk from the clubhouse. The developer has not published the number of blocks or the open-space share, so ask for the site plan. Images you are shown are as planned by the developer, but since the project is finished you can compare them with what was built.

A morning could start in the gym or with a swim, and end at the cafeteria inside the complex. The library and the indoor games room give you quiet options on a rainy day. For sport there are tennis, badminton and basketball courts, and children have a play area beside the garden.

Everyday services are unusually complete for a site of this size. There is an ATM on the premises, a health facility and a temple, which suits older family members. The community hall and clubhouse take care of birthdays and meetings. Maintenance staff, round-the-clock security, rainwater harvesting and power backup keep things running. Since everything is built, walk the site, check the upkeep of the pool and courts, and ask the association for the monthly charge.