Sobha Limited, Panathur Road, off Marathahalli ORR

Sobha Neopolis review

Also known as Sobha Neopolis Panathur, Sobha Neopolis Panathur Road, Sobha Neopolis Marathahalli, Neopolis by Sobha

Price: ₹97 L – ₹3.91 Cr
Homes: 1, 3, 3.5 & 4 BHK apartments
Status: Under construction
RERA: 5 registrations, Sep 2023

Get the price sheet Book a site visit WhatsApp

Researched by Proplisto Research · checked against Karnataka RERA records and developer material · updated 18 Oct 2026 · 10 sources.

Our verdict

Sobha Neopolis offers Sobha construction, generous open space and a location close to the ORR job hubs — a combination that is hard to match on Panathur Road. Its weaknesses are the long, phased handover, density and the local roads.

If you buy, choose your wing by its RERA date (Phase 1 first), compare resale quotes for sold-out types, and drive Panathur Road at peak hours before deciding.

Pros and cons

What works

Sobha's in-house build quality from a listed developer
All five phases registered with clear completion dates
Large open space and three clubhouses for the ORR belt
Close to the ORR tech parks; railway station on Panathur Road
Blue Line metro along the ORR is under construction
Prices have held steady at about ₹15,550–15,800 per sq ft through 2025–26

What to weigh

Handover only from Dec 2028, with later phases to Dec 2031
Dense: about 72 homes per acre in 19 towers
Panathur and Varthur road congestion and monsoon waterlogging
No metro within walking distance yet
Carpet area only about 65–70% of the quoted size
Limited inventory left from Sobha; no 2 BHK option

Who it suits

ORR tech professionals wanting a large 3 or 4 BHK near work
Investors looking at the 1 BHK for rental near the ORR
Buyers who value Sobha's build quality and can wait until 2028–31

Sobha Limited: delivery record

Sobha Limited was founded in 1995 by P.N.C. Menon and is listed on the BSE and NSE. It builds with its own concrete, interiors and glazing units and reports about 143 million sq ft completed across 27 cities. Sobha credited Neopolis's launch for its record Bengaluru quarter in October–December 2023.

The RERA filing records no land litigation. We did not find complaints specific to Neopolis, though our news check was limited. Sobha's large Dream Acres township, in the same pincode, is delivered and can be visited to judge build quality.

Item	Detail
Developer	Sobha Limited (founded 1995, listed)
Delivered nearby	Sobha Dream Acres (Balagere)
Launch	October 2023; led Sobha's record Q3 FY24 in Bengaluru
RERA	5 registrations, 20 and 22 Sep 2023; no land litigation declared

Sobha Neopolis vs nearby projects

Project	Area	Homes	Sizes	Starting price	Possession
Sobha NeopolisThis project	SOBHA NEOPOLIS Panathur Main Road, near Marathahalli-ORR in East Bangalore	1, 3, 4 BHK	660–2,333 sq ft	₹97 L	Dec 2028 (Ph 1) – Dec 2031 (Ph 4 & 5)
Century MiraiCentury Real Estate	Marathahalli	2, 3, 4 BHK	1,375–3,115 sq ft	₹2.16 Cr	October 2030
SOBHA AYANASobha	Panathur Main Road	3 BHK	1,553–1,789 sq ft	₹2.3 Cr	Dec 2031

Starting prices and sizes as listed by developers on Proplisto, updated 18 Oct 2026. Sizes are usually super built-up area; ask for the carpet area before booking.

Before you book

Confirm your wing's phase, RERA number and completion date
Compare carpet areas, not just super built-up sizes
For sold-out types, compare resale prices with Sobha's current inventory
Drive Panathur and Varthur roads at peak hours
Visit Sobha Dream Acres to see a delivered Sobha township nearby

Questions buyers ask

What are the drawbacks of Sobha Neopolis?

Phased handover to December 2031, high density, congested and flood-prone local roads, no metro within walking distance and carpet efficiency of about 65–70%.

Sources

Proplisto is an independent property platform, not the developer. Figures are compiled from RERA records, developer material and public listings as of the date above; where sources disagree we show the range. Confirm the final price, specifications and RERA details with the developer before booking.