Sobha Hennur Cost Sheet

The Sobha Hennur Cost Sheet gives homebuyers a simple and clear breakdown of the total flat price, which starts from ₹1.90 Crore to ₹2.40 Crore for a 2 BHK and goes up to ₹3.90 Crore+ for a big 4 BHK on Hennur Main Road, North Bangalore. This document lists the base flat price, floor rise charges, GST, maintenance deposit, and government registration fees. Because Sobha Limited keeps all pricing open and honest, reading this sheet will help you plan your bank loan, down payment, and monthly budget without worrying about any hidden costs later.

1. Sobha Hennur Configuration & Base Price Breakdown

Before we look at taxes and extra fees, the first part of the Sobha Hennur Cost Sheet shows the Base Price. This project is a huge 45-acre township (Phase 1 covers about 17 acres with 1,300+ flats) that offers 2, 3, 3.5, and 4 BHK luxury homes.

The starting pre-launch rate is between ₹15,800 and ₹16,850 per sq. ft., depending on the size of the flat you choose.

*Note: The prices above are early pre-launch estimates. The final price for each flat is fixed after RERA approval and unit booking.

2. What is Included in the Sobha Hennur Cost Sheet?

Many first-time buyers think the "Base Price" is the final price. However, a complete real estate cost sheet in Bangalore has six main parts. Knowing what each item means on your Sobha Hennur Cost Sheet will help you plan your money better:

A. Basic Sale Price (BSP) & Car Parking

You get this price by multiplying the flat’s total area (Super Built-Up Area) by the per-square-foot rate. For example, a 1,500 sq. ft. flat at ₹16,000 per sq. ft. has a base price of ₹2.40 Crore. The cost of covered car parking (one slot for smaller flats, or two slots for bigger 3.5 and 4 BHK flats) is included in the main agreement value.

B. Floor Rise & Preferential Location Charges (PLC)

• Floor Rise Charges: In tall buildings, higher floors get better sunlight, fresh air, and less street noise. Because of this, the builder adds a small fee (around ₹25 to ₹50 per sq. ft. for every floor) as you go above the 4th or 5th floor.
• PLC (Preferential Location Charges): If you pick a special flat that faces the swimming pool, garden, or clubhouse, or if you want an East-facing or North-facing corner flat, a small extra fee is added to the base price.

C. Clubhouse & Infrastructure Charges

This one-time fee gives your family lifetime access to the clubhouse and sports areas. It also pays for setting up electricity lines (BESCOM), water and drainage pipes (BWSSB), and 24/7 power backup generators.

D. Advance Maintenance & Corpus Fund (Sinking Fund)

• Advance Maintenance: The builder collects maintenance money for the first 1 to 2 years when you take the keys. This money is used to pay for security guards, gardeners, cleaners, and lift care from day one.
• Corpus Fund: This is a one-time safety deposit kept aside for the apartment owners' group (RWA). It is used many years later for big repairs, like painting the whole building or fixing lifts.

E. Goods and Services Tax (GST)

Because Sobha Hennur is a new project under construction, buyers have to pay a standard 5% GST on the Agreement Value, as per Indian government tax rules.

F. Stamp Duty & Registration Charges

You pay this money directly to the Karnataka Government when the flat is ready and registered in your name. In Karnataka, Stamp Duty and Registration charges come to about 6.6% of the total Agreement Value.

3. Sample Calculation: How to Estimate Your All-Inclusive Outflow

To help you understand the exact money needed, here is a simple example of how the Sobha Hennur Cost Sheet adds up for a ₹2.40 Crore base flat:

• Base Agreement Value (includes Parking & PLC): ₹2,40,00,000
• GST (5% tax on Agreement Value): ₹12,00,000
• Clubhouse, Water, Electricity & Corpus Fund (Approx. 3–4%): ₹8,00,000
• Total Money Paid to the Builder: ₹2,60,00,000
• Stamp Duty & Registration (Approx. 6.6% paid to Govt. at handover): ~₹15,84,000
• Estimated Final Price (All-Inclusive Cost): ~₹2.75 Crore

4. Sobha Hennur Payment Plan (Construction-Linked Schedule)

Sobha Limited uses a safe, RERA-approved Construction-Linked Payment Plan (CLP). This means you do not have to pay all the money at once. Instead, you pay in small steps as the building gets built on the site. This makes it very easy to manage your bank loan and monthly EMIs.

• Step 1 – Booking / EOI Amount: 10% of the flat cost (Paid to book your flat and lock the early price).
• Step 2 – Signing the Sale Agreement (Within 30 days of booking): 10% of the flat cost.
• Step 3 – Starting the Digging & Foundation Work: 10% of the flat cost.
• Step 4 – Finishing the Basement Roof Slab: 10% of the flat cost.
• Step 5 – Building the Tower Floors (Paid in small parts): 35% of the flat cost (For example, paying 5% after every 3rd or 4th floor is built).
• Step 6 – Brick Walls, Plastering & Floor Tiles: 15% of the flat cost.
• Step 7 – Fixing Lifts & Outside Painting: 5% of the flat cost.
• Step 8 – Getting Your Keys / Possession (Expected around 2030): Final 5% + Maintenance Deposit + Registration Fees.

5. Expert Buyer Checklist: 4 Things to Verify in Your Cost Sheet

• Check the Carpet Area: Under RERA rules, always check the Carpet Area written on the cost sheet. This is the real floor space inside the walls where you can lay a carpet. Sobha is famous for giving well-planned rooms with very little wasted space.
• Ask for Pre-Launch Price Discounts: When you book early during the pre-launch stage using an Expression of Interest (EOI), you can easily save ₹500 to ₹1,000 per sq. ft. before the builder raises the prices.
• Remember the 1% TDS Rule: In India, if you buy any property over ₹50 Lakhs, you must cut 1% TDS (Tax Deducted at Source) every time you pay the builder and send that 1% to the Income Tax Department. Do not worry—this 1% is part of your flat price, not an extra cost!
• Check Bank Loan Approval: Make sure top banks like SBI, HDFC, ICICI, or Axis Bank have approved the project. This helps your home loan get passed quickly so your bank pays the builder on time.