Sobha Mullur Review: 2,285 Pre-Launch Apartments off Sarjapur Road, Mullur, Bengaluru

On 2 October 2026, Sobha Limited reported second-quarter sales of Rs 2,206 crore across 828 homes at an average of Rs 15,522 per sq ft, taking first-half sales to a record Rs 5,862 crore, according to Angel One. Bengaluru supplied 57.7% of that half-year sales value. One of the projects expected to feed the next leg of that pipeline is Sobha Mullur, a planned 2,285-apartment community off Ambalipura Sarjapur Road. It has no RERA number or price yet, so this review sets out what is known, what is not, and how a buyer should prepare.

Short answer: Sobha Mullur is a RERA-pending, pre-launch high-rise project at Mullur near Kodathi, opposite the Wipro SEZ, planned as 2,285 apartments in 2, 3, 3.5 and 4 BHK formats (about 1,100 to 2,600 sq ft, indicative) on about 27.64 acres. Price is on request, launch is tentatively Q1 2027 and completion tentatively Q2 2030. The biggest trade-off is density: at roughly 83 homes per acre, it will be busier than most Sobha campuses on this corridor.

What is Sobha Mullur, and who is it for?

Sobha Mullur is a large apartment community planned as three towers arranged in four blocks plus a clubhouse, rising to two basements, a ground floor and 28 to 29 upper floors. The current fact sheet is on the Sobha Mullur project page.

It is aimed at end-user families who work in the Kodathi, Wipro, RGA Tech Park and Outer Ring Road offices and want a branded home inside that belt rather than further out on Sarjapur Road. It suits less well investors seeking early rent, or anyone who prefers a smaller, quieter community.

One point needs clearing up early. Sobha Mullur is not Sobha Crystal Meadows, the row house community on about 26.6 acres in the same pocket. Listings that describe Sobha Mullur as 4 BHK row houses from Rs 8 Cr are quoting Crystal Meadows data, and any RERA number shown against Sobha Mullur today belongs to another filing.

Who is Sobha, and what is its track record?

Sobha Limited, founded in 1995 and based in Bengaluru, is known for a backward-integrated model: it makes many of its own inputs, including concrete products, glazing, metal works and interiors, and runs construction in house. That control is why Sobha homes sell at a premium.

Its recent numbers show sales momentum but tighter earnings. The record half-year bookings came alongside Q2 FY27 results in which revenue and profit were under pressure, with first-half revenue down about 1% and profit after tax down 2.6%, Kotak Neo reported. On this corridor, buyers can inspect Sobha Altair, Sobha Royal Pavilion, Sobha Neopolis, Sobha Ayana and Sobha Dream Acres, which together give a fair picture of how Sobha delivers large campuses.

How good is the Mullur location?

The location is strong for the Sarjapur Road and ORR office belt. The site sits on the eastern side of Ambalipura Sarjapur Road between Kodathi and Varthur, with the Wipro Kodathi campus about a kilometre away and RGA Tech Park about 2.5 km. RMZ Ecospace, Ecoworld and the Bellandur stretch of the ORR are roughly 6 to 8 km away, Marathahalli about 8 to 10 km and Whitefield about 12 to 14 km.

Metro is a long-term factor, not a near-term one. The Sarjapur to Hebbal Red Line (Phase 3A) plans a station at Kodathi, but it still awaits Union clearance and its revised project report targets opening around April 2033. Until then, commutes depend on Sarjapur Road, Varthur Road and the ORR, all of which are slow at peak hour.

What homes and amenities are planned?

The developer brief lists four apartment types: a 2 BHK of about 1,100 to 1,350 sq ft, a 3 BHK of about 1,450 to 1,900 sq ft, a 3.5 BHK of about 1,800 to 2,200 sq ft and a 4 BHK of about 2,100 to 2,600 sq ft. These are indicative super built-up figures. In Sobha's other Sarjapur Road projects, the half room in a 3.5 BHK is usually study-sized, so ask for room dimensions before paying more for it.

Planned amenities include a dedicated clubhouse, swimming pool, gym, indoor games, sports courts, children's play area, facilities for senior citizens and pets, and in-campus retail. Clubhouse size, court count and amenity phasing have not been published. With 2,285 homes on four blocks, each block will carry several hundred apartments, so lifts per core, homes per floor and the open space share will shape daily life more than the amenity list.

What will a home at Sobha Mullur cost?

No developer price list has been issued, so the price is on request. Some listing sites quote an unverified estimate of Rs 9,500 to Rs 14,500 per sq ft, which would put a 2 BHK at roughly Rs 1.05 Cr to Rs 1.96 Cr and a 4 BHK at roughly Rs 2.0 Cr to Rs 3.8 Cr before taxes. Sobha's own Q2 average realisation of Rs 15,522 per sq ft, though spread across cities, suggests the upper half of that range is plausible for a Bengaluru launch.

Build the full cost stack once a price appears. Under-construction homes attract 5% GST. Karnataka stamp duty for homes above Rs 45 lakh is 5% plus a 10% cess and 2% surcharge on the duty, and registration is 2%, together about 7.6% of the higher of agreement or guidance value. On a Rs 1.5 Cr home, those items add roughly Rs 18.9 lakh, before car parking, clubhouse membership, corpus fund, advance maintenance and utility connection charges.

Is Sobha Mullur RERA registered, and when is possession?

No. Karnataka RERA registration is pending, and PropNewz found no filing for Sobha Mullur as of 27 October 2026. The developer brief indicates a tentative launch in Q1 2027 and tentative completion in Q2 2030, and names BMRDA as the approving authority. None of these dates bind the developer until they appear in a K-RERA registration.

Under Section 3 of the Real Estate (Regulation and Development) Act, 2016, a project cannot be advertised, booked or sold before registration. In practice, that means no booking money should be paid now. An early-bird expression of interest window is expected before launch; if you join it, get the amount, refund timeline and conditions in writing, and verify any RERA number by matching the promoter, project name and land extent on rera.karnataka.gov.in.

How does Sobha Mullur compare with nearby projects?

Sobha Mullur is the largest and least defined option here, and the only one still awaiting registration. Prestige Lavender Fields at Gunjur is a registered large community with a May 2027 completion date, Saiven Six Senses at Kasavanahalli is a compact registered 3 BHK project, and DSR The Courtyard at Gunjur is the nearest to handover.

If you need a home before 2028, the registered Gunjur projects are the practical choice. Sobha Mullur competes on brand and campus scale, and that case can only be tested once its carpet areas and price are filed.

What are the biggest risks and trade-offs?

The main risk is that nothing is fixed. Sizes, price, phasing and the home count can all change. Density is the second issue: at about 83 homes per acre, Sobha Mullur is denser than Sobha Neopolis (about 73) and Sobha Royal Pavilion (about 54), which means more residents per lift and per amenity. The third is time, with completion tentatively in 2030 and the metro around 2033, so traffic on Sarjapur Road and Varthur Road is a cost for years. Finally, confusion with Crystal Meadows means some circulating data is wrong. Crystal Meadows Phase 1 itself carries a K-RERA completion date of 31 December 2029 on a RERA data mirror, a year later than some listings show.

Before paying anything, run these seven checks.

What is the PropNewz verdict on Sobha Mullur?

Sobha Mullur pairs a top-tier, backward-integrated developer with a large campus inside one of Bengaluru's densest office belts, and that combination deserves attention. But it is still a plan, not a product: unregistered, unpriced and denser than Sobha's nearby campuses. Register interest if the location fits your work, collect the master plan when it is released, and pay nothing until the K-RERA registration is live and verified.

What else do buyers ask about Sobha Mullur?

What is the price of Sobha Mullur?

No official price list has been issued, so the price is on request. Unverified listing estimates of Rs 9,500 to Rs 14,500 per sq ft would imply roughly Rs 1.05 Cr to Rs 1.96 Cr for a 2 BHK. Add 5% GST, about 7.6% stamp duty and registration, and parking.

Is Sobha Mullur RERA registered?

Not yet. Karnataka RERA registration is pending, and no filing was found as of 27 October 2026. Any number shown against Sobha Mullur on third-party sites belongs to another project, such as Crystal Meadows. Under Section 3 of RERA, pay no booking amount until registration is live and verified.

When is possession at Sobha Mullur?

Completion is tentatively indicated for Q2 2030, after a tentative launch in Q1 2027. Neither date is confirmed by a RERA filing yet. The binding completion date will be the one Sobha declares in its K-RERA registration, so check that and the delay-compensation clause in the agreement.

Who should consider Sobha Mullur?

It suits end-user families working in the Kodathi, Wipro, RGA Tech Park and Outer Ring Road offices who want a Sobha-built home and can wait until 2030 or later. It is a weaker fit for investors seeking early rental income or buyers who prefer a low-density community.

This review reflects information available as of October 27, 2026.

Talk to PropNewz to evaluate this project. Let's chat.

By PropNewz Team