Sobha Township

Sobha Township will stand in Hoskote, on the eastern edge of Bangalore, pincode 562114. So far the developer has shared only a map code, 3Q4F+V9, not a named road. It has not published distances to offices, schools or stations either, so none are quoted here. Ask for the exact location and drive there yourself.

Hoskote is a growing town on the east side, where new housing is coming up next to older neighbourhoods. With handover set for 2030, the roads and services around the site will keep changing during the build. Some of that change will help daily life, and some of it will mean dust and diversions for a few years.

The township itself is meant to cover part of daily life. A shopping street and an office block are planned inside the gates, which should cut down short trips for groceries and errands. For work, though, most residents will still commute into the city. Time the drive from Hoskote to your office at your normal hour, both ways, before you book. Ask how many car parks come with your plan too.

Sobha Township offers seven plans, all given in built-up area. The one-bedroom home is about 740 sq ft. Two-bedroom homes come as Lux, about 1,070 sq ft, or Grande, about 1,200 sq ft. For three bedrooms the choice is about 1,525 or 1,825 sq ft, and for four bedrooms about 2,100 or 2,425 sq ft. Carpet areas have not been published, so ask for them.

Prices come as bands. One bedroom: Rs. 1.09 Crore up to Rs. 1.17 Crore. Two: Rs. 1.58 Crore up to Rs. 1.9 Crore. Three: Rs. 2.25 Crore up to Rs. 2.94 Crore. Four: Rs. 3.14 Crore up to Rs. 3.9 Crore. The entry home works out to about Rs. 14,700 per sq ft. The 1,825 sq ft three-bedroom and both four-bedroom plans include two car parks.

Because the homes are under construction, GST applies to the construction part of the price. Stamp duty and registration are payable as well. Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor-rise charges for higher floors
• Car parks included, and the cost of any extra bay
• Clubhouse fee, maintenance deposit and corpus fund
• GST on its own line
• Stamp duty and registration

Sobha Township has no RERA registration number published yet. Get it from the developer before you pay any booking amount, then look it up at rera.karnataka.gov.in. For a project due in 2030, the portal also lets you track the progress reports the developer files each quarter.

At this stage, before any tower is finished, ask for:

• The RERA registration certificate
• Sanctioned site layout for all 48 acres, plus the building plan for your tower
• Title documents and an encumbrance certificate for the land
• Land conversion papers, if the land was once agricultural
• An agreement for sale with the handover date and the stage-linked payment plan

Keep the allotment letter and every payment receipt in one file, since your home loan and tax claims will need them. At handover, ask for the occupancy certificate for your tower. Then register the sale deed in your name and apply for the khata, so that the home is recorded in the local property register.

Sobha Township groups 18 towers, each 54 floors tall, around a shared clubhouse and green spaces on 48 acres. The shopping street and the office block are kept apart from the homes. On a site this size, some towers will be a long walk from the pool and shops, so find your tower on the site plan first. All images are renders as planned by the developer, since nothing on this list is built yet.

Picture a weekday that starts at the health club or the gym, or with a yoga session in one of the activity zones. The jogging and cycling tracks run through acres of landscaped gardens. Children have play areas, and a creche will look after younger ones while parents work.

On weekends there are several swimming pools, indoor games zones and courts for different sports. The mini theatre suits a family film night, and several party areas mean you do not need to hire a hall for a birthday. If you work from home, the business centre gives you a desk away from the flat. Ask when the clubhouse and these facilities will be ready compared with your tower.