At a Glance
Sobha Chartered Birdsong is a gated layout of 265 plots on 18 acres 38 guntas at Sadenahalli, off Doddaballapur Road near Rajanukunte in north Bangalore. SOBHA and Chartered Housing sell it together. It’s RERA-registered, with completion due by 31 December 2028, and Sobha quotes prices from ₹1.2 Cr.
Most plots are 30×50 ft. There’s a 7,000 sq ft clubhouse with a pool. If you’d rather compare it with another plotted layout nearby, see Prestige Marigold Phase 2 at Bettenahalli.
Highlights
- DevelopersSOBHA & Chartered Housing
- TypeResidential plots
- Land18 acres 38 guntas
- Plots265 (incl. 5 commercial)
- Sizes933 to 5,000 sq ft
- PriceFrom ₹1.2 Cr
- Completion31 Dec 2028 (RERA)
- RERARegistered, March 2025
Sobha Chartered Birdsong: Project Overview
The official name is Chartered Birdsong. Sobha’s page calls it “Chartered Birdsong by SOBHA”, and most buyers search for Sobha Chartered Birdsong, so we use both. It’s the latest in a run of plotted layouts Chartered Housing has built north of the city since 2013.
The brochure puts it as “Two Icons. One Shared Vision”. It doesn’t say who owns the land, who develops it or how the money is split. The RERA promoter is a person, Sukhada Bala, at Chartered Housing’s Victoria Road office. Ask whose name will be on your sale deed.
The RERA certificate places Sobha Chartered Birdsong on survey numbers 38/1, 38/2, 39, 44(P), 45(P), 46, 47/1, 47/2, 48/1 and 51/1 of Sadenahalli village, Hesaraghatta hobli, Yelahanka taluk. It applied on 27 January 2025 and was approved on 21 March 2025, 53 days later.
The plot mix
Sobha Chartered Birdsong’s master plan lists 265 plots, 5 parks and 5 commercial plots. The size table counts 260 residential plots:
Sobha gives the full range as 933 to 5,000 sq ft. The extremes are odd sites. Our Chartered Birdsong master plan guide goes through each size.
Who Sobha Chartered Birdsong Suits
It works if
You want land with a known name on it. Sobha Chartered Birdsong is RERA-registered, so the layout, the plot count and the 2028 completion date are on public record.
You plan to build in a few years, not today. At Sobha Chartered Birdsong you can buy now and build after the roads, drains and power lines are finished.
You want a 30×50 plot. Almost half of Sobha Chartered Birdsong is that one size, so there’s choice of position.
It doesn’t work if
You need to live here soon. Sobha Chartered Birdsong completion is due December 2028, and after that you still have to design and build a house.
You work in the south or east of the city. Rajanukunte is past Yelahanka on the road to Doddaballapura. It suits jobs in the north and the airport side.
You want rent. An empty plot at Sobha Chartered Birdsong earns nothing. Our comparison of villa plots and apartments sets out the trade-off.
Sobha Chartered Birdsong review: our verdict
Sobha Chartered Birdsong is a straightforward plotted layout from a builder with a long record of plotted layouts in this part of Bangalore. The price is the question. ₹1.2 Cr is the starting figure, and Sobha hasn’t said which plot it buys. Get a per-plot price list before you visit.
About the Developers
Chartered Housing has built in Bangalore since 1990. Its completed list runs from Chartered Resorts off MG Road to Chartered Windsong II in 2023. Its plotted layouts near the airport include Windsong, Fireflies, Woodpecker and Windsong II. Our post on Chartered Housing projects lists all 30.
SOBHA is the larger name. Its page says it has delivered 156.45 million sq ft across 599 projects, with more than 30 years of work. In Bangalore it’s known mostly for apartments, such as Sobha One World. Its plotted pages in Bengaluru are both Chartered projects, Woodpecker and Birdsong.
The check before you buy: walk one of Chartered’s finished layouts, such as Woodpecker or Windsong II. Look at the roads, drains and streetlights after a few years of use. Our guide to visiting a developer’s completed project lists what to look at.
Sobha Chartered Birdsong Price
Sobha’s page says prices for Sobha Chartered Birdsong start at ₹1.2 Cr. It doesn’t give a rate per sq ft or say which plot that is. Other websites show lower figures. They don’t come from Sobha, so we’ve left them out.
Two reference points. Sobha’s page for Chartered Woodpecker, Chartered’s finished Devanahalli layout, quotes from ₹40.50 lakh for 1,200 to 2,000 sq ft. Prestige Marigold Phase 2 starts at ₹1.02 Cr. Our Sobha Chartered Birdsong price guide works through the numbers.
What You’ll Actually Pay
Land isn’t subject to GST. Stamp duty and registration still apply. Sadenahalli is outside the old BBMP limits, so the surcharge is 3% of the stamp duty.
Charges on a ₹1.2 Cr plot
Plot sale, outside the old BBMP limits. Surcharge at 3% of duty
Plot price₹1,20,00,000
GST on landNil
Stamp duty at 5%₹6,00,000
Cess at 10% of stamp duty₹60,000
Surcharge at 3% of stamp duty₹18,000
Registration at 2%₹2,40,000
All-in₹1,29,18,000
That’s 7.65% on top, or ₹9.18 lakh. It’s well below the 12.65% on a new flat outside the BBMP limits, because there’s no GST on land.
The GST catch. Development, clubhouse or maintenance charges billed separately may carry GST. Ask for the cost sheet in writing, with GST shown against each line. Our guide to plot buying costs in Karnataka explains why.
Registration doubled to 2% on 31 August 2025. Our page on plot registration charges has the working.
Sobha Chartered Birdsong Plots: Sizes
Sobha Chartered Birdsong has no floor plans, because you build your own house. What matters is the plot: its size, shape, which way it faces and the road in front of it.
For Sobha Chartered Birdsong, 124 of the 260 residential plots are 30×50. Only 13 are 40×60, so the bigger regular plots will go first. The 91 odd sites are the wild card: Sobha hasn’t listed their sizes. Ask for the exact dimensions and shape of any odd site before you pay a token. Our villa plot size guide covers what each size fits.
Read the certificate wording. The RERA certificate describes Sobha Chartered Birdsong as a “draft residential layout plan”. Ask for the final approved layout and the name of the authority that approved it.
Sobha Chartered Birdsong Amenities
The Sobha Chartered Birdsong clubhouse is about 7,000 sq ft, with a swimming pool and changing room, a party hall, a gym, an indoor games area and two furnished guest rooms. Outside, there’s a children’s play area and five landscaped parks.
The infrastructure list is the part that matters for a plot:
- Underground water and power connections to every plot
- Underground sewerage and storm drains
- Asphalted roads to the approved layout, with footpaths
- Underground cabling for streetlights
- A compound wall or fence
One caveat. Both builders say the boundary wall is subject to the rules on public access to internal roads. So Sobha Chartered Birdsong may not stay fully gated. Ask what happens to the roads once the layout is handed over.
Sobha Chartered Birdsong Investment Opportunity
The case is north Bangalore’s slow shift outwards. The brochure points to the airport, the aerospace park, suburban rail and the Peripheral Ring Road. Of those, only the airport is open today.
Suburban rail is the one to watch. The Kanaka line, now under construction, ends at Rajanakunte and runs via Yelahanka. Wikipedia gives a March 2027 deadline and also says opening dates have slipped to 2030. Treat any date as uncertain.
What works against it
A plot doesn’t earn while you wait, and Sobha Chartered Birdsong’s price is already well above older Chartered layouts. You also pay to build later. Our page on investing in Yelahanka plots weighs the area’s supply.
Sobha Chartered Birdsong Location Advantages
Sadenahalli sits off Doddaballapur Road, the State Highway 9, past Yelahanka. Rajanukunte is the nearest landmark, and Doddaballapura’s industrial area is further up the same road. Chartered says the layout is 15 minutes from Yelahanka. That’s its claim, not our measurement.
For a feel of the area around Sobha Chartered Birdsong, read our Rajanukunte area guide.
For other launches nearby, see new projects in Yelahanka.
Two things to check on the map
The PIN. The RERA certificate says 560064, while Sobha’s page and brochure say 562157. Use the survey numbers, not the PIN, when you check records.
The approach road. Drive from Doddaballapur Road to the Sobha Chartered Birdsong gate at peak time. Look at the width and condition of the last stretch.
We haven’t published a Sobha Chartered Birdsong map pin. Neither builder gives coordinates, and a wrong pin is worse than none.
Sobha Chartered Birdsong RERA and Construction Status
RERA number: PRM/KA/RERA/1251/472/PR/210325/007605, approved 21 March 2025. The certificate gives a completion date of 31 December 2028. Look it up yourself on the Karnataka RERA portal, where the builder has to post progress updates.
Chartered lists Sobha Chartered Birdsong under ongoing projects. Neither builder publishes a progress percentage. Visit the site and see how far the roads and drains have got. Our guide on verifying a plot’s approval lists the documents to ask for.
Before You Book at Sobha Chartered Birdsong
- Look up the RERA number and read the latest quarterly update.
- Get a per-plot price list, with the rate per sq ft and every extra charge.
- Ask whose name is on the sale deed, and which account your money goes to.
- Get the final approved layout and the name of the approving authority.
- Get the exact size and shape of any odd site.
- Ask about GST on development and clubhouse charges, in writing.
- Check the survey numbers in the land records, not just the PIN.
- Ask what happens to the internal roads after handover.
- Walk a finished Chartered layout before you commit.
Frequently Asked Questions
What is the Sobha Chartered Birdsong price?
Sobha’s page says prices start at ₹1.2 Cr. It doesn’t say which plot that buys or give a rate per sq ft. Stamp duty, cess, surcharge and registration add 7.65%.
Where is Sobha Chartered Birdsong?
At Sadenahalli village, Hesaraghatta hobli, Yelahanka taluk, off Doddaballapur Road near Rajanukunte in north Bangalore.
What is the Sobha Chartered Birdsong RERA number?
PRM/KA/RERA/1251/472/PR/210325/007605, approved on 21 March 2025, with completion due by 31 December 2028.
How many plots are there in Sobha Chartered Birdsong?
265 on 18 acres 38 guntas, including 5 commercial plots. The residential sizes are 30×40, 30×50, 40×60 and 91 odd sites, from 933 to 5,000 sq ft.
Is Sobha Chartered Birdsong a Sobha project?
SOBHA and Chartered Housing present it together. The RERA promoter is Sukhada Bala, at Chartered Housing’s office. Neither has published how the partnership is split.
What amenities does Sobha Chartered Birdsong have?
A clubhouse of about 7,000 sq ft with a pool, gym, party hall, indoor games and two guest rooms, plus five parks and a children’s play area.
Is there GST on Sobha Chartered Birdsong plots?
Not on the land itself. Development, clubhouse or maintenance charges billed separately may carry GST, so ask for a written breakdown.
Is there a metro or train near Sobha Chartered Birdsong?
Not yet. The Kanaka suburban rail line, under construction, ends at Rajanakunte. Its opening date is uncertain, with sources giving March 2027 and 2030.
Important Information
Official, checked 27 October 2026: the Karnataka RERA certificate, SOBHA’s project page, brochure and master plan (September 2026), and Chartered Housing’s project pages.
Not published by the builders: a per-plot price list, the rate per sq ft, odd-site dimensions, the approving authority for the layout, how SOBHA and Chartered split the project, and site coordinates.
Our own arithmetic: the 260 residential plot count, the plot share figures and the cost sheet. Statutory rates checked 27 October 2026: stamp duty 5%, cess 10% of duty, surcharge 3% outside the old BBMP limits, registration 2%, no GST on land.
Area facts: Wikipedia’s Yelahanka article.
Builder pages: Chartered Birdsong on sobha.com.
Chartered Housing also lists the project on charteredhousing.com. Nothing here is an offer. Check any registration on the Karnataka RERA portal.
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