The Sobha Chartered Birdsong price starts at ₹1.2 Cr, according to Sobha’s own project page. That’s the only official figure. Sobha doesn’t say which plot it buys or what the rate per sq ft is. This guide works out what that Sobha Chartered Birdsong price means on registration day, and what’s still unknown.
Key takeaways
- The Sobha Chartered Birdsong price starts from ₹1.2 Cr, per Sobha’s page. No price list or per sq ft rate is public
- Plots range from 933 to 5,000 sq ft, across 265 plots on 18 acres 38 guntas at Sadenahalli, off Doddaballapur Road
- The land itself is outside GST. Stamp duty, cess, surcharge and registration add 7.65%, so the Sobha Chartered Birdsong price of ₹1.2 Cr becomes about ₹1.29 Cr all-in
- Development, clubhouse and maintenance charges may be billed separately, and those can carry GST. Get them in writing
- RERA completion date is 31 December 2028
Want the project facts first? Our Sobha Chartered Birdsong page covers the plots, RERA details and location.
In this guide
What Sobha Has Published
One line. Sobha’s Chartered Birdsong page says “Starting from INR 1.2 Crore*”, and its page description adds that sizes span 933 to 5,000 sq ft. The asterisk isn’t explained on the page.
That’s the whole official Sobha Chartered Birdsong price. There’s no price list, no rate per sq ft and no word on which plot it applies to. Chartered Housing, Sobha’s partner here, shows no price at all.
Other sites quote a different Sobha Chartered Birdsong price, some under ₹1 Cr. They don’t come from Sobha, they disagree with each other, and we haven’t repeated them.
What the Price Could Buy
The Sobha Chartered Birdsong price will differ by plot. Here’s the brochure’s mix.
| Plot size | Area | Number of plots |
|---|---|---|
| 30 × 40 ft (9.14 × 12.19 m) | 1,200 sq ft | 32 |
| 30 × 50 ft (9.14 × 15.24 m) | 1,500 sq ft | 124 |
| 40 × 60 ft (12.19 × 18.29 m) | 2,400 sq ft | 13 |
| Odd sites | Not published | 91 |
| Commercial | Not published | 5 |
A “starting from” Sobha Chartered Birdsong price usually means the cheapest plot. That could be a 30 × 40, or one of the 91 odd sites, since the smallest plot is 933 sq ft. We don’t know which.
So we won’t give a rate. As an illustration only: if ₹1.2 Cr bought a 1,200 sq ft plot, that’s ₹10,000 a sq ft. On the 933 sq ft plot it’d be higher. That’s our arithmetic. The real Sobha Chartered Birdsong price per plot may vary with size, corner and road width.
Why it matters: 124 of the 265 plots are 30 × 50. That’s the size most buyers will be quoted on, so ask for that price first. Our Chartered Birdsong master plan guide goes through each plot size.
The All-In Cost
Land sits outside GST. What you do pay is stamp duty, cess, surcharge and registration. Sadenahalli is a village in Hesaraghatta hobli, outside the old BBMP limits, so the surcharge is 3% of the duty, not 2%.
Here’s the Sobha Chartered Birdsong price at the ₹1.2 Cr starting figure, with government charges added.
| Line | Rate | Amount |
|---|---|---|
| Plot price | – | ₹1,20,00,000 |
| Stamp duty | 5% | ₹6,00,000 |
| Cess | 10% of duty | ₹60,000 |
| Surcharge (outside old BBMP limits) | 3% of duty | ₹18,000 |
| Registration | 2% | ₹2,40,000 |
| Government charges | 7.65% | ₹9,18,000 |
| All-in, before any extras | ₹1,29,18,000 |
Registration doubled from 1% to 2% on 31 August 2025. Calculators still using 1% understate the bill by ₹1.2 lakh on this plot.
None of this is covered by a loan. You pay it in cash on the day the sale deed is registered. Our guide to plot registration charges has the full working.
The GST Question
“No GST on plots” is true for the land. It isn’t the whole Sobha Chartered Birdsong price.
The layout has a 7,000 sq ft clubhouse, a pool, underground utilities and asphalted roads. If any of that is billed as a separate development charge, club fee or maintenance deposit, GST can apply to it even though the land is exempt.
Sobha hasn’t published a cost breakdown. So the honest version of the Sobha Chartered Birdsong price is “₹1.2 Cr plus whatever sits outside the base price”. Ask for every line in writing, with GST shown. Our post on plot buying costs in Karnataka explains which charges usually come up.
| Possible charge | Published for Birdsong? | GST possible? |
|---|---|---|
| Plot (land) price | From ₹1.2 Cr | No, land is outside GST |
| Development charges | Not published | Ask |
| Clubhouse membership | Not published | Ask |
| Maintenance deposit | Not published | Ask |
| Corner / park-facing premium | Not published | Ask |
Paying for a Plot
A plot loan isn’t a home loan, and lenders usually want construction to follow. Terms vary, so we won’t quote percentages. Ask your bank before you book.
So plan to fund more of the Sobha Chartered Birdsong price yourself than you would on a flat, plus the ₹9.18 lakh of charges.
Then there’s the house. The Sobha Chartered Birdsong price covers land only. You still have to design, approve and build your home. Our comparison of villa plots and apartments covers the trade-off.
Timeline: the RERA completion date for the layout is 31 December 2028. Building your house comes after that, so most buyers won’t live here before 2029 at the earliest. Our guide to the cost of carry on a long possession date does the sums on waiting.
Two Reference Points
Two plotted layouts put the Sobha Chartered Birdsong price in context. Neither is a like-for-like match.
| Project | Where | Plot sizes | Starting price | Status |
|---|---|---|---|---|
| Chartered Birdsong | Sadenahalli, off Doddaballapur Road | 933 to 5,000 sq ft | ₹1.2 Cr* | RERA completion Dec 2028 |
| Prestige Marigold Phase 2 | Bettenahalli, Yelahanka | 30 × 40 to 50 × 80 | ₹1.02 Cr | Possession Dec 2027 |
| Chartered Woodpecker | Devanahalli taluk | 1,200 to 2,000 sq ft | ₹40.50 L* | Completed 2021 |
Prestige Marigold Phase 2 is the closer match: villa plots near Yelahanka, starting about ₹18 lakh below the Sobha Chartered Birdsong price. See our Prestige Marigold Phase 2 page for its details.
Chartered Woodpecker is the earlier Chartered layout the Birdsong brochure points to. Sobha’s page still shows “starting from INR 40.50 Lakhs*” for it. We don’t know when that figure was set, so don’t use it to measure price growth.
For the wider market, our post on Yelahanka plots in 2026 covers the area’s other layouts.
Questions to Ask Sobha
- Which plot does the ₹1.2 Cr Sobha Chartered Birdsong price buy? Size, number and position on the master plan.
- What’s the rate per sq ft for a 30 × 50, a 40 × 60 and an odd site?
- What sits outside the base price? Development, clubhouse, maintenance, corner premium, and GST on each.
- Whose name is on the sale deed? The RERA promoter is listed as Sukhada Bala, at Chartered Housing’s office. Find out who receives your payments.
- Is the layout plan final? The RERA certificate describes a “draft residential layout plan”. Ask for the approved plan and who approved it.
- What does the asterisk mean? Sobha’s “₹1.2 Crore*” carries one with no note.
Then check the registration yourself on the Karnataka RERA portal. The number is PRM/KA/RERA/1251/472/PR/210325/007605.
Before paying anything against a Sobha Chartered Birdsong price quote, read our guide to verifying a plot approval in Bangalore. It lists the documents to ask for.
FAQs
What is the Sobha Chartered Birdsong price?
Sobha’s project page says plots start from ₹1.2 Cr. It doesn’t publish a price list or say which plot that figure buys.
What is the Sobha Chartered Birdsong price per sq ft?
Not published. If ₹1.2 Cr bought a 1,200 sq ft plot, it would be ₹10,000 a sq ft, but that’s our illustration, not a Sobha rate.
What is the Sobha Chartered Birdsong price all-in?
About ₹1.29 Cr on the ₹1.2 Cr starting plot. Stamp duty, cess, a 3% surcharge on the duty and 2% registration add ₹9.18 lakh, or 7.65%. Any development or clubhouse charges come on top.
Is there GST in the Sobha Chartered Birdsong price?
Not on the land, which is outside GST. Development, clubhouse or maintenance charges billed separately can carry GST, so ask for a written breakdown.
What plot sizes are available at Chartered Birdsong?
The brochure lists 32 plots of 30 × 40 ft, 124 of 30 × 50 ft, 13 of 40 × 60 ft and 91 odd sites, plus 5 commercial plots. Sobha gives the full range as 933 to 5,000 sq ft.
When will Chartered Birdsong be completed?
The RERA certificate gives 31 December 2028 as the completion date for the layout.
Can I get a home loan for a Chartered Birdsong plot?
A plot loan works differently from a home loan, and terms vary by lender. Check with your bank before booking, and plan to pay the government charges in cash.
Sources we checked (27 October 2026): Sobha’s Chartered Birdsong page, brochure and master plan; Chartered Housing’s project page; the RERA certificate; Sobha’s Chartered Woodpecker page. The per sq ft illustration, cost table and Marigold gap are our arithmetic. Statutory rates checked 27 October 2026.
General information, not legal or financial advice. The only official Sobha Chartered Birdsong price is the ₹1.2 Cr starting figure.
Want the full Sobha Chartered Birdsong price list? Talk to us
We’ll ask for the rate on each plot size, with every extra charge and its GST listed.
