Sobha OneWorld, Hoskote: One Residences, 2, 3 & 4 BHK on Old Madras Road

At a Glance

Highlights

• Configuration2, 3 & 4 BHK
• Starting price₹1.65 Cr
• Size range1,063 – 2,415 sq ft
• Homes3,484
• Land48.38 acres
• Wings14 in 6 phases
• RERASix registrations
• Cricket ground90m diameter

Project Overview

Sobha OneWorld sits on Old Madras Road near the Hoskote toll gate, east of Whitefield. Sobha’s own page describes One Residences — the residential part — as occupying 48 acres and 15.32 guntas, with 3,484 homes across 14 wings.

The thing nobody has noticed about the six phases

Six phases means six RERA registrations, each with its own declared completion date. Sobha publishes all six on the project page. Read them in order and something jumps out.

The phase numbers are not a delivery sequence. Phase 6 completes on 31 August 2032, thirteen months before Phase 2 on 30 September 2033. A buyer who hears “Phase 2” and assumes early handover has misread the project by over a year. Ask which wing and which registration number your unit falls under, then read that filing’s date. It is the only question here that changes your answer.

The density figure

Divide 3,484 homes by 48.38 acres and you get roughly 72 homes an acre. That is the upper end of the Bengaluru norm — a genuinely dense high-rise project.

That is not a criticism, and at a ₹1.65 Cr entry it is largely what makes the price possible. But it is a different product from a low-density estate, and worth knowing before you visit.

For contrast on the same city: Lodha Beaumont Estate runs about 44 homes an acre and starts above ₹3 Cr. You are choosing between space and price, as always.

Who This Suits

Sobha OneWorld suits you if you work in Whitefield or along Old Madras Road, want township amenity, and want to buy into East Bengaluru at ₹1.65 Cr rather than the ₹2.5 Cr-plus that inner Whitefield now asks.

It suits families who will use a 90-metre cricket ground and a full clubhouse, and buyers who want Sobha’s build quality specifically — which is the main reason most people shortlist this developer.

Who it does not suit

It does not suit anyone wanting low density. At 72 homes an acre across 14 high-rise wings, this is a busy environment by design.

It does not suit a North Bengaluru or Electronic City commute. And with the earliest phase completing in July 2032 and the latest in September 2033, it does not suit anyone who needs a home before the next decade.

The wing question, again

Because completion dates span fourteen months and do not follow phase numbers, the single biggest variable in your purchase is which wing you buy in.

Two identical apartments in this project can hand over more than a year apart. Decide whether the earlier date matters to you before you are choosing between units on a floor plan.

About the Developer

Sobha Limited is among the few Indian developers that builds largely in-house. It runs its own contracting operation and manufactures a substantial share of what goes into its buildings — glazing, joinery, metalwork and concrete — rather than subcontracting them.

That backward integration is the reason Sobha has the reputation it does on finish quality. Fewer parties between the specification and the wall means fewer places for the specification to quietly change.

It also cuts the other way commercially. An in-house model carries more fixed cost, which is part of why Sobha prices at a premium to its peers on comparable land.

What the record does not guarantee is a handover date. Read the declared completion date in the filing for your wing rather than taking the brand as assurance, and see our guide on what a developer’s track record does and does not prove.

Pricing

₹1.65 Cr is Sobha’s own published starting figure, carried on the official project page and dated June 2026 there. We have deliberately not published a per-configuration price table, because the only price Sobha states is the entry point — everything else circulating is secondary-source estimate. A figure of ₹1.09 Cr also circulates; on the size range published it most likely refers to the limited 1 bed collection rather than a 2 bed. Confirm the current figure for your configuration in writing. Prices exclude GST, stamp duty, registration and statutory charges.

What You’ll Actually Pay

The quoted price is the base. Statutory charges add roughly 12.6% on top, in cash, and no bank funds any of it.

That is ₹20,79,000 above the quoted price. Registration alone doubled to 2% on 31 August 2025, adding ₹1.65 lakh against the old rate — many calculators still run 1%. Full working in our Bangalore cost breakdown.

On a 2032 or 2033 handover, the carry matters as much as the price. EMI on disbursed amounts starts years before you hold a key, and if you are renting meanwhile you are paying for two homes. Our guide to what a long possession actually costs has the arithmetic.

Floor Plans

Sobha publishes a size range of 1,063 to 2,415 sq ft across 2, 3 and 4 bed residences, plus a limited collection of 1 bed homes.

We have not published a per-configuration size table because Sobha states the overall range rather than a breakdown, and the detailed tables circulating elsewhere disagree with each other. A 2,415 sq ft ceiling for a 4 bed is compact by premium standards, which tells you this is an efficiency-led plan rather than a large-format one.

What to ask for instead

Ask for the RERA-disclosed carpet area of your exact unit. It is the only figure that compares cleanly against another project, and the filing requires it to be stated.

Then ask which wing and which floor. Across 14 high-rise wings the difference between a low and high floor is substantial on light, noise and lift dependence — our guide on choosing a floor in a high-rise covers the trade-offs.

Finally ask what the unit faces and what is planned on that side. With six phases building out to 2033, a clear outlook today can become a wing later.

Amenities

Sobha’s own page lists a clubhouse with indoor facilities, swimming pools, a 90-metre diameter cricket ground, wellness gardens, sports courts and plaza spaces, alongside retail avenues within the township.

• 90-metre diameter cricket ground
• Clubhouse with indoor facilities
• Swimming pools
• Wellness gardens
• Sports courts
• Plaza and landscaped spaces
• Retail avenues within the township

The cricket ground is worth singling out. A 90-metre diameter field is a real playing surface rather than a marked-out lawn, and it is rare inside a Bengaluru residential project. If you have children who play, this is a genuine differentiator.

On a six-phase build, amenities rarely all arrive with the first wing. Ask which facilities fall inside your phase’s sanctioned plan and what the delivery date is for the rest — then ask how maintenance is charged in the interim. Our guide to CAM, corpus and sinking fund covers what that costs. A stamped amenity specification has not been published; ask for the annexure to your agreement.

Investment Opportunity

On yield

Bengaluru yields sit in the ordinary 3–4% band and we have no project-specific figure to offer instead. A ₹1.65 Cr entry with Whitefield employment nearby gives a better tenant pool than the ₹3 Cr-plus end of the market, but rent will not service the loan.

The honest horizon

With handover between mid-2032 and late 2033, plus a few years for the township to mature, this is a ten-year position by construction alone.

It suits a buyer placing capital they do not need back, or someone who intends to live here. It suits a short flip badly — you would be selling alongside 3,483 other owners into whatever else East Bengaluru launches over the same period.

Nothing here is personalised financial advice. It is our reading of the fundamentals, and you should weigh it against your own position.

Location Advantages

Sobha OneWorld sits on Old Madras Road near the Hoskote toll gate, east of Whitefield. Sobha markets the area as Greater Whitefield, which is a positioning label rather than an administrative one.

Old Madras Road is a strong corridor. It is a national highway route, it carries the Purple Line metro extension toward Whitefield and beyond, and it connects into the eastern tech belt without going through the city.

Hoskote itself is an industrial and logistics town rather than a tech suburb. That means employment nearby is manufacturing and warehousing, while the tech jobs are back toward Whitefield.

We have not published distances in kilometres because we have no verified site coordinates, and a wrong distance is worse than none. Drive your own commute at nine on a weekday before deciding anything. “Greater Whitefield” is a marketing geography — measure the distance to actual Whitefield yourself.

Construction Status

Six RERA registrations, one per phase, all published on Sobha’s own project page:

We have matched each registration to each phase in the order Sobha lists them. The mapping is our reading of that sequence, not a statement from Sobha. Before you rely on any single row, ask which registration number covers your unit and read that filing directly on the Karnataka portal. The date in your filing is the only one with consequences attached.

Why six registrations is a good sign

Separate registration per phase means each phase carries its own declared date, its own sanctioned plan and its own obligations. That is more transparent than a single blanket registration, not less.

It also means you must ask a more specific question. “Is the project RERA registered?” has six answers here. “Which registration covers my unit, and what date does it declare?” has one.

Before You Book

1. Ask which wing and which phase your unit sits in. This is the single most consequential question here.
2. Get the RERA number for that phase and verify it on the Karnataka portal yourself.
3. Read the declared completion date in that filing. Dates range from Jul 2032 to Sep 2033.
4. Do not assume phase order equals delivery order. Phase 6 finishes before Phase 2.
5. Get carpet area for your exact unit, not the 1,063–2,415 sq ft range.
6. Confirm the price for your configuration. Only the ₹1.65 Cr entry point is published.
7. Budget 12.6% in cash for statutory charges — about ₹20.8 lakh at the entry price.
8. Work out the carry to your wing’s date: EMI plus rent across seven years or more.
9. Ask which amenities come with your phase and which with a later one.
10. Drive to your actual office at nine on a weekday, both directions.

Frequently Asked Questions

Important Information

Sobha OneWorld – One Residences carries six RERA registrations, PRM/KA/RERA/1250/304/PR/080526/008634 through 008639, as published on Sobha’s own project page. Land area (48 acres and 15.32 guntas), wing count (14 across six phases), unit count (3,484), configurations, the 1,063–2,415 sq ft size range, the ₹1.65 Cr starting price dated June 2026, the six declared completion dates and the amenity list are all taken from that official page. Our matching of each registration number to each phase follows the order Sobha lists them and is our reading, not a developer statement — confirm which number covers your unit before relying on it. The 72 homes an acre figure is our arithmetic from Sobha’s own unit count and land area. Reported but not official, and excluded from the tables above: a roughly 300-acre total township figure, a ₹1.09 Cr entry price, and various tower, floor and unit counts that disagree with the official page. Sections deliberately left out: a location map and distances in kilometres, because we have no verified coordinates; a payment schedule, because none is published; and a per-configuration price table, because only the entry price is stated. Nothing here is an offer or a contract. Verify the registration for your phase on the Karnataka RERA portal and read the official project page at sobha.com, then confirm current pricing with us before paying any booking amount.