190 m awayApartment
Sobha Sentosa Phase 1 Wing 7
SOBHA LIMITED · Bengaluru East
Jan 2023started
Jun 2026target completion
⚠ 3 open complaintsDeclared cost₹92.63 CrScale71 flatsAuthorityRERA Karnataka
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Detailed ReportSM ART
01
Complete project overview
RERA Karnataka · Registration filing- Units
- 294 units
- Unit mix
- 167 × 2bhk · 63 × 3bhk · 62 × 2.5bhk · 2 × 1 bhk
- Towers
- 2
- Floors
- 21
- Land area
- 13,309 sq m
- Built-up area
- 45,366 sq m
- FAR sanctioned
- 2.25
- Covered area
- 3,252 sq m
- Open area
- 10,057 sq m
- Land parcels
- 4 survey nos
Timeline
Project startedMay 2022
RERA registeredJul 2022
Proposed completionDec 2026
TodaySep 2026
Find your flat
Filed by type and size, in the batches the builder registered — not a per-flat listing. Look yours up.
TypeArea sq mCount
3bhk97063
2.5bhk87662
2bhk728167
1 bhk4332
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. The declared inventory as registered — how many of each type exist, not how many are still unsold (this state's filing carries no booking count).
02
Builder’s track record
RERA Karnataka · Builder registrationS & M DEVELOPERS
Partnership FirmPromoter type
Bengaluru UrbanBased in
7Projects
5Cities
2018–presentActive
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
416 homes · 265 plotson the public record across 7 projects
52,347 sq mbuilt-up filed
21,146 sq mland declared
₹186.08 Crdeclared build cost
Build cost is what the builder declared it costs to build — land plus construction, at registration. It gives a sense of how big a builder this is — not a price you pay, not build quality, and not whether they finish on time.
Planning authoritiesthis builder's portfolio, by approving body
Mysuru Urban Development AuthorityUrban Development Authority3 of 5 projects
Ahmedabad Municipal CorporationMunicipal / Corporation1 of 5 projects
BBMP - Bruhat Bengaluru Mahanagara PalikeMunicipal / Corporationthis project1 of 5 projects
Counts are how many of this builder’s projects on Horizon’s record were approved by each body — a footprint, not a ranking of the authorities.
Every project Horizon has read from this builder, oldest first on the timeline. Dates are the project’s start (where filed) and target-completion dates on the RERA filing; delivery isn’t reported here.
03
Location & price analysis
RERA Karnataka · Registration filing- This project
- 45 new projects last year
- 445 nearby projects
- Taluk
- Bengaluru East
- District
- Bengaluru Urban
- Pincode
- 560087
- Address
- SY NO- 47\1,47\4, 49\6 & 49\8,NEAR SOBHA DREAM ACRES , BALAGERE MAIN ROAD,BALAGERE VILLAGE VARTHUR HOBLIE , Bengaluru East , Bengaluru Urban, Karnataka - 560087
- North boundary
- ROAD , SY 76 AND 47 /3
- East boundary
- ROAD,SY 47/2
- South boundary
- SY 49/6
- West boundary
- SY 49/1
What’s nearby
SchoolsNearest school 1.8km away · Library 355m away · Kindergarten within 500m
HealthcareNearest hospital 2.0km away · 2 clinics within 1km · Pharmacy within 500m
LifestyleNo parks within 2km · Gym or sports centre 356m away · 7 restaurants and cafes within 1km
ShoppingSupermarket 449m away · Convenience store within 500m · Bank 282m away
Getting around
Expressway 3.0 km · Outer Ring RoadPrimary road 654 m · Inner Peripheral Ring RoadRailway line 1.8 kmRailway station 1.9km away (Belandur Road)Limited bus connectivity nearby
Land, title & encumbranceAs declared by the builder at registration — a RERA self-declaration, not an authority's independent finding. A flagged line is worth verifying against the title documents; it is not a verdict.
LandOwned + joint development (JDA)
ConversionConverted to non-agricultural
MortgageNone declared on the project / land
Price analysisdeclared build cost — not a sale price
₹143.59 Cr declared to build 294 flats. What that works out to:
₹48.84 Lakhdeclared cost per flatall-in — land + construction
₹2,941/sq ftof built-up area₹31,652/sq m
39%of the cost is land₹3,949/sq ft of land
This is what the builder filed it costs to build — land plus construction, at registration — not a sale price. The gap to an asking price is their margin, taxes and anything the filing doesn’t carry.
04
Satellite view of the site
Google Open Buildings, 2016–2023 · Sentinel-2 imageryNo building detected within ~65 m of the recorded location in any year from 2016 to 2023.
Satellite view, year by year
loading 2023…
Height estimated by a model from satellite imagery — not a survey, and the series ends in 2023. The dashed shape is within ~65 m of the filed location.
Satellite photographs of the same ground
Sentinel-2, 10 m per pixel — about 400 m of ground across. Each frame is one dry-season day, so haze can dull a site.
How to read this
- No building is visible in this circle through 2023. That is what the imagery shows, not a statement about the project’s progress.
- This state publishes a point, not a plot outline, so the shape is a circle around it. A neighbour’s building can fall inside.
- Site is a ~65 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
Google Open Buildings 2.5D Temporal (CC BY 4.0) · Contains modified Copernicus Sentinel data 2017–2026
05
Government Guidance Rate
Karnataka registration departmentIn Karnataka it’s called the guidance value.
No government guidance rate is shown for this project.
Karnataka's guidance-value gazettes are in Horizon's record, but this project's address doesn't name a place any of its sub-registrar's tables print.
That is a statement about what Horizon can place — not a sign that no rate exists, and not a signal about the project.
06
Planning authority
RERA Karnataka · Approved building planapproved 11 May 2022 · 4 yrs ago
Building Permit no. BBMP/Addl.Dir/JDNORTH/0070/21-22Survey no. 47/1
The occupancy certificate — the proof that isn’t here
An approved plan is the government’s approval to build. It is not proof the project was built to that plan. That sign-off is the Occupancy Certificate (OC) — issued by the planning authority, the same body that approved the plan, not by RERA— and it isn’t in this record. Ask the builder for it, or check with the authority. Without an OC, banks may decline home loans, and any deviation from the approved plan carries penalty or demolition risk.
Verify it yourself — look up plan BBMP/Addl.Dir/JDNORTH/0070/21-22 on the approving authority’s portal to confirm the approval.
The approving body, at scale
BBMP
Municipal Corporation · Bruhat Bengaluru Mahanagara PalikeHas approved 2,111 RERA projects — about 1 in 4 in Karnataka, more than any other body in the state.
an apartments market — 100% apartments · 0% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 1,619
- On record
- 1,14,417 flats · 373 plots
- Reach
- 9 taluks
- Since
- 2017
More apartment-heavy than Karnataka overall — 100% apartments here vs 62% statewide.
Volume and mix are context, not a verdict — a busier body isn’t a safer project. And this counts RERA-registered projects on Horizon’s record, not all construction.
07
Complaints & litigation
RERA Karnataka · public recordNone on record with RERA Karnataka against this project.
Only disputes escalated to the authority appear on the record — a private disagreement never filed here would not. A count from the public record, not a verdict.
What the builder declared
Declared to RERA Karnataka- Litigation
- Declared free of litigation
The builder's own declaration at registration — not a court's or RERA Karnataka's finding. A flagged line is worth checking with RERA Karnataka.
Not a verdict. A complaint can be dismissed and a case can be won; an order can be appealed.
Not a clean bill. An empty record means nothing was filed with RERA Karnataka, or that this register doesn’t publish it — never that nothing happened.
08
Other projects nearby
The register · within 25 km985 residential projects still under way within 25 km. Step out ring by ring:
Of the 445 projects the radar draws within 6 km — every kind, every stage — 173 are residential projects still under way. This list keeps only those, and looks further out.
13 projects within 1 km — showing the nearest 6.
190 m awayApartment
Sobha Sentosa Phase 2 Wing 5 and 6
SOBHA LIMITED · Bengaluru East
Jan 2023started
Dec 2026target completion
⚠ 4 open complaintsDeclared cost₹170.23 CrScale142 flatsAuthorityRERA Karnataka
190 m awayApartment
Sobha Sentosa Phase 3 Wing 3 and 4
SOBHA LIMITED · Bengaluru East
Jan 2023started
Jun 2027target completion
Declared cost₹137.86 CrScale178 flatsAuthorityRERA Karnataka
190 m awayApartment
Sobha Sentosa Phase 4 Wing 1 and 2
SOBHA LIMITED · Bengaluru East
Jan 2023started
Dec 2027target completion
Declared cost₹162.50 CrScale142 flatsAuthorityRERA Karnataka
420 m awayApartment
UDBHAV GOKULAM
UDBHAV BUILDERS AND DEVELOPERS · Bengaluru East
Apr 2024started
Mar 2027target completion
Declared cost₹155.82 CrScale179 flatsAuthorityRERA Karnataka
500 m awayRow Houses
Spirit of One Phase 2
Skandaavani Shelters Private Limited · Bengaluru North
Apr 2024started
Dec 2029target completion
Declared cost₹33.40 CrScale24 flatsAuthorityRERA Karnataka
Projects within 25 km, nearest first — closed ones excluded, nothing ranked. Distances from the filed coordinates.
What this record cannot tell you
- Build quality — no filing records how well it was actually built.
- Private disputes — only complaints escalated to the authority appear here.
- What it will be worth — the record is the past; it does not price the future.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with RERA Karnataka, as the builder submitted it.
- 02Builder's track record
- RERA Karnataka: the builder's registration.
- The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
- 03Location & price analysis
- Address, pincode and declared cost: the RERA Karnataka filing.
- Coordinates: as filed with RERA Karnataka.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- The Horizon Radar: the RERA-registered projects Horizon holds within 6 km of these coordinates.
- Map: © OpenStreetMap contributors (ODbL).
- 04Satellite view of the site
- Building footprint and height by year: Google Open Buildings 2.5D Temporal (CC BY 4.0), a model estimate of building presence and height from satellite imagery.
- Photographs: Copernicus Sentinel-2 imagery (contains modified Copernicus Sentinel data 2017–2026).
- 05Government Guidance Rate
- No government guidance rate could be matched to this project from Karnataka's published schedules.
- 06Planning authority
- RERA Karnataka: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 07Complaints & litigation
- RERA Karnataka's public record lists no complaints or litigation for this project.
- 08Other projects nearby
- The RERA-registered projects Horizon holds within 25 km of these coordinates.
Compiled by Horizon from public records. Each fact is reproduced as its source publishes it, and Horizon does not verify filings on the ground. The live record: gethorizon.in/projects/sm-art-bengaluru-east-im2wxo9e.
Horizon does not rate, review, score or signal, and it gives no verdict, opinion or forecast. Its only aim is to seek the truth through data: what the public record says, where each fact comes from, and where the record is silent. Nothing in this document is legal, financial or investment advice; what to make of it is yours to decide.