Sobha Kismatpur Hyderabad
3 & 4 BHK Ultra-Luxury High-Rise Apartments by Sobha Limited near ORR
Sobha Kismatpur is Sobha Limited’s upcoming residential project in Kismatpur, Hyderabad: as reported, two towers of up to 56 floors with 816 homes on 5.21 acres, under 5 km from the Outer Ring Road (ORR) at Appa Junction. Price, floor plans and the TG RERA number are not yet released. This page tracks every update.
- 5.21Acres
- 2Towers
- 56Floors
- 3 & 4BHK
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What is Sobha Kismatpur? (quick answer)
Sobha Kismatpur is a pre-launch ultra-luxury apartment project by Sobha Limited in Kismatpur, Gandipet mandal, Hyderabad. As reported, it has 2 towers of up to 56 floors with 816 homes in 3 BHK and 4 BHK layouts on 5.21 acres, near ORR Appa Junction. Price is on request and TG RERA registration is awaited.
Sobha Kismatpur – Project Overview
Sobha Kismatpur is a two-tower, 816-home high-rise that Sobha Limited is planning on a 5.21-acre parcel in Kismatpur, south-west Hyderabad.
Every fact in the table below has been checked against multiple public sources. Where they agree we say “as reported”; where they disagree we give the range. Items the developer has not yet released (unit sizes, price, RERA number, launch and possession dates) are marked clearly, so you can see at a glance what is known and what is still pending. The table is refreshed whenever Sobha Limited publishes new information, and the date at the top of this page tells you when it last changed.
| Project | Sobha Kismatpur (working name) |
|---|---|
| Developer | Sobha Limited (est. 1995, listed on BSE & NSE) |
| Location | Kismatpur, Gandipet mandal, Ranga Reddy district, Hyderabad, Telangana – 500030 |
| Land parcel | 5.21 acres (as reported) |
| Towers | 2 high-rise towers (as reported) |
| Floors | Up to 56 floors (as reported) |
| Total homes | 816 apartments (as reported) |
| Configurations | 3 BHK & 4 BHK; 2 BHK possible but unconfirmed |
| Built-up area | ~27 lakh sq ft (≈2.7 million sq ft, as reported) |
| Unit sizes | Not released – our estimate: ~2,500–4,500 sq ft (see Floor Plans) |
| Project status | Pre-launch |
| TG RERA no. | Awaited |
| Launch / EOI date | To be announced |
| Possession | To be announced (after RERA registration) |
| Price | On request – not yet released by the developer |
| ORR access | Appa Junction interchange, under 5 km (~10 min) |
| Airport (RGIA) | 20–22 km (~35 min) |
About Sobha Kismatpur
Sobha Kismatpur is Sobha Limited’s first reported high-rise in the Kismatpur–Bandlaguda Jagir belt, aimed at buyers who want a large, branded home within reach of the Financial District but outside its price bracket.
Kismatpur sits on the northern edge of Himayat Sagar in Gandipet mandal, Ranga Reddy district, inside HMDA limits. It has historically been a locality of gated villa communities and mid-rise apartments such as PBEL City, Urbanwinds, Maple Town Villas and SMR Harmony. A 56-floor tower here would be among the tallest buildings south of the ORR, and the upper floors would look out over the lake and the green belt around it rather than at neighbouring buildings.
The numbers tell you what kind of project this is. The reported 27 lakh sq ft of built-up area across 816 homes works out to about 3,300 sq ft per home, including common areas. That is roughly double a typical Hyderabad 3 BHK and places this Kismatpur high-rise firmly in large-format luxury, not the mid-market. Dividing 816 homes by 2 towers and up to 56 floors gives about 7 homes per floor per tower, which implies large floor plates served by more than one lift core.
What “ultra-luxury” should mean here
“Ultra-luxury” is a marketing label, so treat it as a checklist to verify at launch. In Hyderabad’s recent top-end launches, buyers have come to expect floor-to-floor heights of around 3.2–3.4 metres, a private sundeck or large balcony attached to the living room, three or four sides of ventilation in every home, and a lift-to-home ratio low enough that you rarely wait at peak hours. Ask for each of these in writing when the floor plans release.
What Sobha brings that most developers cannot is backward integration. Sobha Limited runs its own design studio and manufactures concrete products, glazing and metal works, and interiors (doors, joinery and furniture) in-house. That gives the company direct control over finishing quality, which is the part of a luxury apartment you live with every day.
How it compares with Sobha’s other Hyderabad projects
Sobha’s earlier Hyderabad launches are in Kokapet and Somajiguda, two established premium markets. The Kismatpur project takes the brand to a micro-market where land has been significantly cheaper, so a launch price below Kokapet levels is plausible, but nothing is confirmed until the developer’s price list is published.
Sobha Kismatpur Price
Sobha Limited has not released an official Sobha Kismatpur price list; prices are “on request” until the project is registered with TG RERA and formally launched.
Any per-square-foot figure you see today is an estimate, including ours. For context, existing societies in Kismatpur trade at roughly ₹7,000 per sq ft, with resale 2–4 BHK homes at about ₹74 lakh to ₹1.35 crore. Sobha’s launches in Kokapet and Somajiguda are reported at roughly ₹14,000–16,000 per sq ft (market estimates). Because a branded, 56-floor luxury tower is a different product from the locality’s existing stock, the launch price is likely to be well above today’s Kismatpur average. Where it lands against Kokapet is the single most important number to wait for.
| Configuration | Expected size (estimate) | Price |
|---|---|---|
| 3 BHK | ~2,500–3,200 sq ft (estimate) | On Request |
| 4 BHK | ~3,400–4,500 sq ft (estimate) | On Request |
| Larger / sky residences | To be announced | On Request |
What “price on request” means before launch
Before RERA registration a developer cannot legally sell units, so there is no official price to quote. Most Sobha launches open with an Expression of Interest (EOI) window, in which you place a refundable deposit for priority in unit selection. The price list is shared at, or just before, allotment. Expect a construction-linked payment plan: a booking amount, a payment on signing the agreement for sale, instalments tied to slab completion, and a final payment at handover. Registration, stamp duty, GST, car parking, corpus fund and maintenance deposits are normally charged in addition to the base price, so always compare the all-inclusive cost sheet, not the headline rate.
Want the official cost sheet the day it is released?
Request price alertSobha Kismatpur Floor Plans
Official Sobha Kismatpur floor plans have not been published; the sizes below are our estimates derived from the reported built-up area and unit count.
When the floor plans are released, check three area figures. Carpet area is the usable floor inside your walls, and it is the figure RERA requires developers to state. Built-up area adds wall thickness and balconies. Super built-up (saleable) area also adds your share of lobbies, lift cores, the clubhouse and other common spaces. In Hyderabad high-rises, carpet area is often around 65–75% of super built-up, so a “3,000 sq ft” home may have roughly 2,000–2,200 sq ft of carpet area. Compare projects on carpet area and on price per sq ft of carpet, not saleable area.
3 BHK Floor Plan
We estimate 3 BHK homes here at about 2,500–3,200 sq ft saleable. At that size, expect three en-suite bedrooms, a separate family lounge or study, a large living–dining space opening onto a sundeck, and a utility area with a service entrance. These are the 3 BHK flats in Kismatpur most likely to suit end-users working in the Financial District.
Floor plans will be published at launch – register to receive them first.
Get 3 BHK floor plan4 BHK Floor Plan
We estimate 4 BHK homes at about 3,400–4,500 sq ft saleable. Layouts in this band usually add a fourth en-suite bedroom or a guest suite, a formal living room separate from the family area, wraparound decks, and, on upper floors, the possibility of sky residences or duplexes. A small number of 2 BHK homes has been mentioned by two sources, but this is unconfirmed.
Floor plans will be published at launch – register to receive them first.
Get 4 BHK floor planVastu and orientation
With two towers on a single 5.21-acre plot, not every home can face east or north. If Vastu matters to you, shortlist units by main-door direction and kitchen position as soon as the plans are out; Vastu-compliant stacks in Hyderabad luxury towers are usually the first to be allotted in an EOI round.
Sobha Kismatpur Master Plan
The Sobha Kismatpur master plan has not been released; what is reported is a 5.21-acre site carrying two towers of up to 56 floors.
A few things follow from those numbers. 5.21 acres is about 2.27 lakh sq ft of land, and 27 lakh sq ft of construction on it gives a built-up-to-land ratio of roughly 12 (including parking). That is only achievable with very tall towers, and it is typical of Hyderabad, where high-rises are regulated mainly through setbacks and access-road width rather than a fixed FSI cap. The density works out to about 157 homes per acre.
Two slender towers on a large podium usually leave most of the ground as landscaped open space, with multi-level parking below the podium, a separate clubhouse block, and segregated vehicle and pedestrian entries. Whether Sobha’s Kismatpur development follows that pattern, how much open space it has, and where the clubhouse sits will only be clear from the RERA-approved layout.
The master plan will be published at launch – register to receive it first.
Get master planSobha Kismatpur Amenities
The official Sobha Kismatpur amenity list is not out yet; the programme below is indicative, based on Sobha’s comparable Hyderabad luxury projects.
With 816 homes, the project will have enough residents (likely 2,500–3,000 people at full occupancy) to support a full-scale clubhouse; its size will be confirmed in the approved plans. The more useful question is how the amenities are split between the podium (outdoor sports, gardens, kids’ areas) and the clubhouse (pool, gym, indoor courts, banquet). In a two-tower project, podium-level landscaping is effectively your garden, so its area and sun exposure matter more than the length of the amenity list. Pet parks, co-working lounges and EV charging have become standard asks in Hyderabad’s top-end launches.
Clubhouse
- Double-height arrival lobby & residents’ lounge
- Co-working lounge & meeting pods
- Banquet / party hall with catering kitchen
- Preview theatre
- Library & reading lounge
- Indoor games room (billiards, table tennis)
Sports
- Temperature-controlled lap pool
- Squash & badminton courts
- Multipurpose sports court
- Cricket practice net
- Podium jogging & cycling track
- Fully equipped gymnasium
Wellness
- Spa, sauna & steam rooms
- Yoga & aerobics studio
- Meditation garden
- Senior citizens’ court
Kids
- Toddlers’ splash pool
- Children’s play area with soft flooring
- Crèche / day-care room
- Activity & art room
Green
- Landscaped podium gardens
- Open-air amphitheatre
- Pet park
- Rainwater harvesting & sewage treatment plant
Safety & services
- Multi-tier security with boom barriers
- CCTV across common areas
- Video door phone per apartment
- Fire detection & sprinkler systems
- Power backup for common areas
- EV-charging-ready parking
Specifications
Project-specific specifications for Sobha Kismatpur have not been published; the table shows Sobha’s standard approach in its luxury projects.
Sobha is one of very few Indian developers that manufactures most of its own building components. Its concrete-products factory, glazing and metal-works unit, and interiors division supply doors, windows, joinery and fit-outs to its projects, which is why Sobha homes tend to be consistent across towers and phases. When the project’s specification sheet releases, look at flooring material by room, window system and glass specification, bathroom fittings brands, and the number and speed of lifts per tower.
| Item | Expected specification |
|---|---|
| Structure | RCC framed structure designed to IS codes for Hyderabad’s Seismic Zone II; Sobha typically uses in-house precast and concrete products |
| Living & dining | Large-format vitrified tiles or marble (typical of Sobha’s luxury projects) |
| Master bedroom | Engineered wood or laminated wooden flooring (typical) |
| Kitchen | Granite / quartz counter, provision for modular kitchen, utility area |
| Bathrooms | Premium-brand sanitaryware and CP fittings, anti-skid floor tiles |
| Doors | Engineered, veneered doors – typically made by Sobha’s own interiors division |
| Windows & glazing | Aluminium / UPVC glazing – typically fabricated by Sobha’s glazing & metal works unit |
| Electrical | Fire-retardant concealed copper wiring, modular switches, DG backup for common areas |
| Lifts | High-speed passenger lifts plus service lift per core (count to be confirmed) |
| Security | Access-controlled entry, CCTV, intercom / video door phone |
Sobha Kismatpur Location & Connectivity
Sobha Kismatpur is in Kismatpur, Gandipet mandal, Ranga Reddy district, south-west Hyderabad: under 5 km from ORR Appa Junction, 20–22 km from the airport and 14–18 km from the Financial District.
Why Kismatpur
Kismatpur is one of the few places in west Hyderabad that still has large, open land parcels close to the ORR. Its neighbours are Bandlaguda Jagir, Gandamguda, Peerancheruvu, Hydershakote and Rajendranagar, with Kokapet just across the ORR to the north. The locality is framed by Himayat Sagar and Osman Sagar lakes, and Mrugavani National Park and the Chilkur Balaji temple are a short drive west, so the area’s green cover is protected in a way that newer corridors are not.
For daily commuting, the ORR via Appa Junction is the key link: it puts Gachibowli, Nanakramguda and the Financial District about half an hour away, and the airport about 35 minutes. Mehdipatnam and the old city are reached via Bandlaguda Jagir and Langar Houz.
Exact site plan pending launch. Open Kismatpur in Google Maps
Distance from Kismatpur to key places
| Destination | Distance | Drive time | Basis |
|---|---|---|---|
| Outer Ring Road – Appa Junction | Under 5 km | ~10 min | Wikipedia / partner sites |
| Himayat Sagar lake | ~2–4 km | ~5–10 min | Our estimate |
| Narsingi | ~6–7 km | ~15 min | Our estimate |
| Mehdipatnam junction | ~8 km | ~20–25 min | Wikipedia |
| Kokapet / Neopolis | ~9–11 km | ~20 min | Our estimate |
| Golconda Fort | ~10 km | ~25 min | Our estimate |
| Chilkur Balaji Temple & Mrugavani National Park | ~12–14 km | ~25 min | Our estimate |
| Gachibowli | ~14–16 km | ~30–35 min | Wikipedia / partner sites |
| Financial District (Nanakramguda) | 14–18 km | ~30–40 min | Wikipedia (14 km) / partner sites (18 km) |
| Charminar | ~15 km | ~40 min | Our estimate |
| HITEC City / Madhapur | ~20 km | ~40–50 min | Our estimate |
| Rajiv Gandhi International Airport | 20–22 km | ~35 min | Wikipedia / partner sites |
Budwel–Kismatpur IT cluster
The Telangana government has announced plans for a new IT hub in the Rajendranagar belt, with roughly 350 acres identified between Budwel and Kismatpur (99acres, Deccan Herald). The idea is to take pressure off Madhapur, Kondapur and Gachibowli, where land has run short. This is an announced and proposed project, not an operating one. Timelines and employment figures have varied between reports, so treat it as a long-term upside rather than a reason to buy on its own.
Schools & hospitals nearby
Kismatpur relies on the wider Gandipet–Narsingi–Gachibowli belt for top-tier schools and hospitals, most of which are within a 20–35 minute drive via the ORR. Established international schools in the Gachibowli, Khajaguda and Narsingi area, and several schools along the Himayat Sagar and Moinabad roads, serve families here. Multi-speciality hospitals in Gachibowli and Nanakramguda cover advanced care, and clinics and diagnostic centres operate in Bandlaguda Jagir and Rajendranagar. Ask us for a shortlist based on your children’s curriculum (CBSE, ICSE, IB or Cambridge).
Is Sobha Kismatpur a Good Investment?
Sobha Kismatpur could be a sound long-term buy if it launches at a clear discount to Kokapet, but the case cannot be judged until price, RERA registration and the possession date are known.
The case for. Kismatpur’s existing stock trades around ₹7,000 per sq ft (market estimate), well below Kokapet and the Financial District, so a branded luxury tower here starts from a lower land base. The ORR already gives Financial District access within about 30–40 minutes. The proposed Budwel–Kismatpur IT cluster, if delivered, would bring employment directly into the locality. And Sobha’s brand and track record typically support resale values and rental demand from senior professionals in Gachibowli and Nanakramguda.
The honest risks. The project is pre-launch: no RERA registration, no price, no committed possession date. A 56-floor tower can take five to seven years to complete, so your capital is locked in for a long time. Kismatpur’s social infrastructure is thinner than Kokapet’s today, and the IT cluster’s timing is uncertain. If the launch price turns out close to Kokapet levels, the value argument weakens.
The practical approach: register interest now, compare the launch cost sheet against Kokapet and Narsingi on a carpet-area basis, and only commit after the TG RERA number is live.
Launch Date, RERA & Project Status
As of 26 September 2026, Sobha Kismatpur is in pre-launch: the TG RERA registration is awaited, and no launch, EOI or possession date has been announced.
Under the Real Estate (Regulation and Development) Act, 2016, a developer must register a project with the state RERA authority before advertising, marketing or selling units. For Telangana that is TG RERA. Registration requires approved building plans, proof of land title, a declared completion date, and a separate escrow account into which 70% of buyer payments must be deposited.
To verify the project once registered, visit the Telangana RERA portal, search the registered projects list for “Sobha”, and check that the promoter is Sobha Limited, the address is Kismatpur, and the completion date matches what you are told. We will publish the RERA number on this page the day it is issued.
About Sobha Limited
Sobha Limited is a Bengaluru-headquartered real estate developer founded in 1995 by P.N.C. Menon and listed on the BSE and NSE.
Sobha is best known for backward integration: rather than outsourcing, it runs its own design and engineering teams and manufacturing units for concrete products, glazing and metal works, and interiors. The company develops residential projects across several Indian cities, including Bengaluru, Gurugram, Kochi, Thrissur, Chennai, Pune, GIFT City and Hyderabad, and also builds corporate campuses for other companies (Wikipedia, sobha.com).
Its best-known Bengaluru communities include Sobha Dream Acres and Sobha City. In Hyderabad, Sobha has launched projects in Kokapet and Somajiguda before Kismatpur. For buyers, the practical value of the Sobha brand is predictable finishing quality and a delivery track record that can be checked on RERA portals for its completed projects.
How to Book at Sobha Kismatpur
Booking at Sobha Kismatpur will follow Sobha’s standard five-step process, and nothing should be paid before the project’s TG RERA registration.
The process below is how Sobha launches normally run. Exact amounts and timelines will be confirmed at launch.
- Expression of Interest (EOI). Register interest and, when the window opens, pay a refundable EOI deposit that gives you priority in unit selection.
- Allotment. At launch, choose your tower, floor and unit in order of priority, and receive the official price and cost sheet.
- Agreement for sale. Pay the booking amount and sign the RERA-format agreement for sale, which fixes your carpet area, price and possession date.
- Payment schedule. Pay construction-linked instalments as each milestone is certified, directly or through your home-loan bank.
- Registration & handover. Register the sale deed, pay stamp duty and registration fees, and take possession after the occupancy certificate.
Sobha Kismatpur – Frequently Asked Questions
Short, factual answers to the questions buyers ask us most about this project. Each answer reflects the information status shown at the top of this page.
What is Sobha Kismatpur?
Sobha Kismatpur is an upcoming ultra-luxury residential high-rise by Sobha Limited in Kismatpur, Hyderabad. As reported, it spans 5.21 acres with 2 towers of up to 56 floors and 816 apartments in 3 BHK and 4 BHK configurations. It is in the pre-launch stage, with RERA registration awaited.
What is the price of Sobha Kismatpur?
Sobha Limited has not released an official price for the project. Market estimates put Sobha’s current Hyderabad launches at roughly ₹14,000–16,000 per sq ft, while existing Kismatpur societies trade near ₹7,000 per sq ft. The actual launch price will be announced with the RERA registration.
When will Sobha Kismatpur launch?
No launch or Expression of Interest (EOI) date has been announced for the project as of 26 September 2026. A Telangana project cannot be advertised for sale before TG RERA registration, so the formal launch is expected after the RERA number is issued. Register on this page to be informed first.
Is Sobha Kismatpur RERA approved?
Not yet. The project’s TG RERA registration is awaited. Once issued, the registration number and approved plans can be checked on the Telangana RERA portal at rera.telangana.gov.in. Do not pay a booking amount for any unit until the RERA number is published.
Where exactly is Sobha Kismatpur located?
The project is in Kismatpur, Gandipet mandal, Ranga Reddy district, in south-west Hyderabad within HMDA limits. The locality sits near Himayat Sagar lake, under 5 km from the Outer Ring Road at Appa Junction, with Bandlaguda Jagir, Peerancheruvu and Rajendranagar as neighbours. The exact site pin will be confirmed at launch.
What apartment sizes will Sobha Kismatpur offer?
Official sizes are not released yet. Dividing the reported 27 lakh sq ft by 816 homes gives an average of about 3,300 sq ft of built-up area per home, including common areas. On that basis we estimate 3 BHK homes at about 2,500–3,200 sq ft and 4 BHK homes at about 3,400–4,500 sq ft.
When is possession of Sobha Kismatpur expected?
Possession has not been announced. Towers of around 56 floors in Hyderabad commonly take five to seven years from launch to completion, but the committed possession date will only be known when it is declared in the TG RERA registration.
Who is the developer of Sobha Kismatpur?
The developer is Sobha Limited, a Bengaluru-headquartered real estate company founded in 1995 by P.N.C. Menon and listed on the BSE and NSE. Sobha is known for backward-integrated construction, making its own concrete products, glazing, metal works and interiors in-house.
How can I get the Sobha Kismatpur brochure and floor plans?
The official brochure, floor plans and master plan have not been published yet. Submit the enquiry form on this page and we will send the developer’s brochure, cost sheet and floor plans as soon as they are released at launch.
How do I book an apartment at Sobha Kismatpur?
Booking typically starts with an Expression of Interest (EOI), a refundable priority deposit, followed by unit allotment at launch, a booking amount, an agreement for sale registered under RERA, and a construction-linked payment schedule. Only pay into accounts named in the developer’s official documents.
How far is Sobha Kismatpur from the airport and Financial District?
Kismatpur is about 20–22 km (around 35 minutes) from Rajiv Gandhi International Airport via the Outer Ring Road, and about 14–18 km (roughly 30–40 minutes) from the Financial District and Gachibowli. Mehdipatnam junction is about 8 km away.
Is Sobha Kismatpur a good investment?
It depends on launch price and your horizon. Positives include Sobha’s brand, ORR access and the proposed Budwel–Kismatpur IT corridor. Risks include the pre-launch status, pending RERA registration, unknown pricing and a long construction timeline. Compare the launch price against Kokapet and Narsingi before deciding.
Will banks give home loans for Sobha Kismatpur?
Banks generally approve home loans for Sobha projects, but loans can only be sanctioned against a specific unit after RERA registration and project approval by the lender. The list of lenders that have approved the project will be available at launch.
How is Sobha Kismatpur different from other Sobha projects in Hyderabad?
Sobha’s earlier Hyderabad launches are in Kokapet and Somajiguda, established premium markets. This is its first reported project in the Kismatpur–Bandlaguda Jagir belt, a less expensive micro-market south of the ORR, so it is expected to combine Sobha’s build quality with a lower land cost.
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Sources
- Kismatpur – Wikipedia (locality, distances, neighbourhoods)
- Sobha Limited – Wikipedia and sobha.com (developer)
- 99acres and Deccan Herald (Budwel–Kismatpur IT hub)
- Telangana RERA (registration status)