The Sobha Ayana price starts at ₹2.3 Cr, according to Sobha’s own project page. That’s the only official figure. Sobha doesn’t say which flat it buys, what the rate per sq ft is, or how the payments are split. This guide works out what that Sobha Ayana price means on registration day, how much cash you need, and what’s still unknown.
Key takeaways
- The Sobha Ayana price starts from ₹2.3 Cr, per Sobha’s page. No price list or per sq ft rate is public
- Every home is a 3 BHK: C-type at 1,553 sq ft or D-type at 1,789 sq ft super built-up
- GST, stamp duty, cess, surcharge and registration add 12.6%, so ₹2.3 Cr becomes about ₹2.59 Cr all-in
- Expect to find about ₹75 lakh of your own money before GST at the starting price
- RERA completion is 31 December 2031, more than five years away
Want the project facts first? Our Sobha Ayana page covers the wings, RERA details and location.
In this guide
What Sobha Has Published
One line. The FAQ on Sobha’s Sobha Ayana page says “The starting price of SOBHA AYANA is INR 2.3 Crore* onwards.” The asterisk isn’t explained.
That’s the whole official Sobha Ayana price. There’s no price list, no rate per sq ft, no payment plan and no word on which flat the figure applies to.
Here’s what Sobha does publish about the homes. Ayana has 683 apartments in 12 wings on 6.28 acres, inside Sobha’s 81-acre Dream Acres township off Panathur Main Road. All of them are 3 BHK, in two types:
| Type | Super built-up | Carpet area |
|---|---|---|
| C-type 3 BHK (plan C1) | 1,553 sq ft | 1,116.55 sq ft |
| D-type 3 BHK (plan D2) | 1,789 sq ft | 1,286.62 sq ft |
Since the C-type is the smaller home, it’s the likely candidate for the starting Sobha Ayana price. That’s our reading, not Sobha’s. Ask before you assume it.
Sobha Ayana Price per Sq Ft
Sobha doesn’t publish a rate. If ₹2.3 Cr buys the 1,553 sq ft C-type, the arithmetic looks like this:
| Measure | Area | ₹2.3 Cr works out to |
|---|---|---|
| Super built-up | 1,553 sq ft | ₹14,810 per sq ft |
| Carpet area | 1,116.55 sq ft | ₹20,599 per sq ft |
The gap between those two numbers matters. Carpet is about 72% of super built-up in both published plans, so the rest of what you pay for is walls, shafts and a share of common areas. Our explainer on carpet area vs built-up area covers how to compare quotes fairly.
If the ₹2.3 Cr applies to a different flat, these figures change. Treat them as an illustration of the Sobha Ayana price, not a quote.
The All-In Cost
Sobha Ayana is under construction, so 5% GST applies. The RERA certificate puts the land in BBMP ward 149, Bengaluru East, so the stamp duty surcharge is 2% of the duty, not the 3% charged outside the old limits.
| Charge | On ₹2.3 Cr |
|---|---|
| Agreement value | ₹2,30,00,000 |
| GST at 5% (under construction) | ₹11,50,000 |
| Stamp duty at 5% | ₹11,50,000 |
| Cess at 10% of duty | ₹1,15,000 |
| Surcharge at 2% of duty | ₹23,000 |
| Registration at 2% | ₹4,60,000 |
| Total charges | ₹28,98,000 |
| All-in | ₹2,58,98,000 |
That’s 12.6% on top of the starting Sobha Ayana price. For how each rate is worked out, see our guide to stamp duty and registration charges in Bangalore.
How Much Cash You Need
A bank can lend at most 75% on a home above ₹75 lakh. Government charges usually come from your own pocket.
| Item | At ₹2.3 Cr |
|---|---|
| Most a bank can lend (75%) | ₹1,72,50,000 |
| Your 25% share | ₹57,50,000 |
| Duty, cess, surcharge, registration (7.6%) | ₹17,48,000 |
| Own cash, before GST | ₹74,98,000 |
Add ₹11.5 lakh if your bank won’t fund the GST. Sobha hasn’t published a payment plan, so you don’t yet know when each part falls due. Our guide to a construction-linked payment plan shows what a fair schedule looks like.
The Cost of Waiting Until 2031
Here’s the honest negative. The RERA certificate, approved on 3 August 2024, gives a completion date of 31 December 2031. That’s more than five years from now.
For most of that time you may be paying EMIs or pre-EMI interest, and rent, with no home to live in or let out. That carrying cost is a real part of the Sobha Ayana price, even though it’s not on any cost sheet.
Our page on the cost of a long possession date shows how to add it up for your own loan.
Two Sobha Reference Points
Sobha has two other projects off Panathur Main Road with published starting prices. The rates below are our arithmetic on the smallest size Sobha lists.
| Project | Starts at | Smallest size | Works out to | Completion |
|---|---|---|---|---|
| Sobha Ayana | ₹2.3 Cr | 1,553 sq ft | ₹14,810/sq ft | Dec 2031 |
| Sobha Neopolis | ₹2.3 Cr | 1,611 sq ft | ₹14,277/sq ft | Phases 2028 to 2031 |
| Sobha Sentosa | ₹1.5 Cr | 1,507 sq ft | ₹9,954/sq ft | Phases 2026 to 2027 |
Neopolis starts at the same figure for a slightly bigger flat. Our Sobha Ayana vs Sobha Neopolis comparison goes through the rest.
Sentosa is cheaper per sq ft and its phases finish years sooner. If the Sobha Ayana price and the 2031 date both stretch you, it’s worth a look.
Charges to Ask About
The ₹2.3 Cr figure probably isn’t everything. Ask Sobha for a written cost sheet that lists:
- Car parking, and whether one or two bays come with the flat
- Clubhouse or Dream Acres association charges
- The maintenance deposit, and how many months it covers
- Legal, electricity and water connection charges
- GST against each line, not just the base price
- Floor-rise or view charges, if any
If the answer is “price on request” for the flat you like, our guide on what to do with a price on request covers how to get a number in writing.
FAQs
What is the Sobha Ayana price?
Sobha’s page says the Sobha Ayana price starts at ₹2.3 Cr. It doesn’t say which flat that buys or give a rate per sq ft.
What is the all-in cost of a ₹2.3 Cr flat at Sobha Ayana?
About ₹2.59 Cr. GST at 5%, stamp duty at 5%, cess, a 2% surcharge on the duty and 2% registration add ₹28.98 lakh, or 12.6%.
What is the Sobha Ayana price per sq ft?
Sobha doesn’t publish one. If ₹2.3 Cr buys the 1,553 sq ft C-type, it works out to about ₹14,810 per sq ft of super built-up area.
What sizes are available at Sobha Ayana?
Only 3 BHK. The C-type is 1,553 sq ft super built-up with 1,116.55 sq ft carpet, and the D-type is 1,789 sq ft with 1,286.62 sq ft carpet.
When will Sobha Ayana be completed?
The RERA certificate gives 31 December 2031 as the completion date.
How much cash do I need for Sobha Ayana?
At the starting price, about ₹75 lakh before GST: your 25% share plus stamp duty, cess, surcharge and registration. Add ₹11.5 lakh if your bank won’t fund the GST.
Sources we checked (28 October 2026): Sobha’s Ayana page and FAQ, brochure, floor plans and master plan; the Karnataka RERA certificate; Sobha’s Neopolis and Sentosa pages. The per sq ft figures, cost table and cash table are our arithmetic. Statutory rates checked 28 October 2026.
General information, not legal or financial advice. The only official Sobha Ayana price is the ₹2.3 Cr starting figure. Check the registration on the Karnataka RERA portal.
Want the full Sobha Ayana price list? Talk to us
We’ll ask for the rate on each flat type, with every extra charge and its GST listed.
