Sources checked 18 Oct 2026 Sources: the builder's page and RERA filings We take no commission or fee if you buy How we check projects
Official video from SOBHA Limited on YouTube. Press play to watch here.
Four towers off Raj Bhavan Road near Hussain Sagar; register shows towers 53-76% built. Builder's FAQ lists 3.5 and 4 BHK homes.
Homes in this project
The builder quotes one starting price for the whole project, from ₹4.41 Cr (builder). Prices for each size below come from the sources marked next to them.
Carpet area 1,750–1,878 sq ft
Carpet area 1,963–2,165 sq ft
Price note: Housiey price sheet updated 17 Oct 2026, all-inclusive of taxes and charges, units with inventory only. Builder quotes 3, 3.5 and 4 BHK from Rs 4.41 Cr* (project-wide). Checked 18 Oct 2026
Each price is marked with where it came from and, where the source says, what it includes. Unless marked all-inclusive, listed prices may leave out GST, stamp duty, registration, parking, club and maintenance charges. Ask the builder for the full cost in writing.
Prices on one scale
Each size's listed price range, on the same kind of scale as the area pages.
- 3.5 BHK ₹4.63 Cr – ₹4.88 Crlisting portal
- 4 BHK ₹5.15 Cr – ₹5.54 Crlisting portal
3.5 BHK4 BHKPrices may leave out GST and other charges
EMI from about ₹3,01,400 a month*
*An illustration, not a loan offer or financial advice: the largest loan RBI rules allow on the lowest listed price (75% of the price for loans above ₹75 lakh, 80% from ₹30 to 75 lakh, 90% up to ₹30 lakh), at an assumed 8.5% a year over 20 years. The rest of the price, stamp duty and registration come from your own money. Your bank's rate, fees and terms will differ. Work out your own EMI.
What you'll actually pay
The listed price plus GST and government charges. Builder charges such as parking and club fees aren't public, so they stay a gap to ask about.
- Listed price (listing portal · all-inclusive)
- ₹4.63 Cr
- GST
- Included, per the source
- Stamp duty and registration
- ₹34.7 L
- Builder charges
- Some included, per the source: ask which
- Listed price (listing portal · all-inclusive)
- ₹5.15 Cr
- GST
- Included, per the source
- Stamp duty and registration
- ₹38.6 L
- Builder charges
- Some included, per the source: ask which
- Floor rise and preferred location charges
- Car parking
- Club membership
- Maintenance deposit and corpus fund
- Legal and documentation fees
Telangana rates: 5.5% stamp duty, 1.5% transfer duty and a 0.5% registration fee, or 5.5% duty and a 2% fee in gram panchayat areas. Either way it comes to 7.5%. Duty is charged on the higher of the price and the government's minimum value for the property, so it can come out higher. GST is 5% on a flat bought before its completion certificate, or 1% on an affordable one (up to ₹45 lakh, with carpet area within 60 sq m), and none once the certificate is issued. How these charges work. General information, not legal or tax advice: confirm the figures with the builder and the sub-registrar.
Is this price fair?
Two checks that cut through brochure maths: how much of the quoted area is inside your walls, and what each usable sq ft costs.
- 3.5 BHK 64% usable · ₹26,500 per carpet sq ft · ₹16,900 per super built-up sq ft
- 4 BHK 64% usable · ₹26,200 per carpet sq ft · ₹16,900 per super built-up sq ft
All in, the cheapest listed home here costs about ₹28,200 per carpet sq ft. That is 46% above the median of ₹19,300 across 3 other new projects within 5 km.
Carpet area is the usable floor area inside the flat's walls, as RERA defines it. Super built-up area adds a share of lobbies, stairs and other common areas, so the same flat looks cheaper per sq ft on super built-up. The comparison adds GST and government charges to every price, as in the block above, so prices that include different things line up; builder charges are still left out. It uses each project's lowest listed price and smallest size, and location, floor and finish all move prices, so treat it as a starting point.
Key facts
SOBHA Waterfront
- Promoter
- Sobha Limited
- RERA reg. no.
- P02500005580
- Completion
- Feb 2029 (RERA date)
- Homes
- 3.5, 4 BHK · 4 towers
- Check it
- Telangana RERA website
As listed in our sources, checked 18 Oct 2026. Not an official document: check the registration on the RERA website before you pay.
4 mo
Handover in about 2 years 4 months.
Feb 2029 is the RERA date; completion dates can be extended.
| Handover | Feb 2029 (RERA date) |
|---|---|
| Status | Under construction |
| RERA registration | P02500005580 |
| Towers | 4 |
| Land | 4.1 acres |
| How sure we are | High: the builder's page and RERA filing data (what this means) |
Where it is
Drive to major office hubs
- Begumpet and Ameerpet ~19 min typical · ~22 min at rush hour · 4.5 km by road
- HITEC City, Madhapur ~44 min typical · ~50 min at rush hour · 12.6 km by road
- Knowledge City, Raidurg ~44 min typical · ~51 min at rush hour · 12.3 km by road
- Uppal IT corridor ~54 min typical · ~62 min at rush hour · 15.4 km by road
- Gachibowli offices ~58 min typical · ~66 min at rush hour · 16.6 km by road
- Financial District, Nanakramguda ~65 min typical · ~74 min at rush hour · 18.5 km by road
- Hyderabad Airport ~90 min typical · ~104 min at rush hour · 28.3 km by road
- Infosys Pocharam ~122 min typical · ~139 min at rush hour · 29.3 km by road
Drive times start from OpenStreetMap road routes. Routing assumes empty roads, so we slow them down until the middle trip runs at the average and rush-hour speeds in the TomTom Traffic Index 2025. Treat them as a guide and try the drive at the hour you would commute.
Where these details come from
- sobha.com: 4.1 acres, location off Raj Bhavan Road, 3.5 & 4 BHK (FAQ), sizes 1,948-3,278 sq ft, 'Starting From INR 4.41 Cr*', RERA P02500005580, map centre 17.4272272, 78.4598591 (checked 18 Oct 2026)
- rerait.telangana.gov.in RERA register: Telangana RERA register record SOBHA WATER FRONT (Sobha Limited): approved 29 Oct 2022, proposed completion 28 Feb 2029 (towers 29 Oct 2028), 16,190 sq m, 4 towers and clubhouse 53-76% complete, 138 of 229 units booked (checked 18 Oct 2026)
- housiey.com listing portal: 3.5 and 4 BHK built-up and carpet areas and all-inclusive prices (price sheet updated 17 Oct 2026), 3 BHK shown sold out, 4 towers (portal) (checked 18 Oct 2026)
Ask the builder for the current price sheet, and check the registration on the Telangana RERA website before you book. How to check RERA. This page is general information, not legal, tax or financial advice.