Sobha Kismatpur
Pre-Launch High-Rise Homes in the City's Western Growth Corridor
- Sobha's 2nd residential address in Hyderabad, after Sobha Waterfront
- 5-acre site, 2 towers, up to 52 floors
- 3 & 4 BHK homes, 1,550 to 3,000 sq.ft
- Direct ORR access at Appa Junction + NH-163
- EOI now open: indicative pricing from ₹14,000/sq.ft
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Sobha Kismatpur, Hyderabad
Sobha Kismatpur marks a scale of construction that this part of Hyderabad has never seen before. Kismatpur itself is a modest census town in Ranga Reddy district, tucked into Gandipet Mandal, better known until now for its villas and mid-rise gated communities than for anything resembling a skyline. If you’ve been tracking Hyderabad’s western suburbs for a while, this locality probably wasn’t on your radar until recently, and that’s exactly what makes this high-rise landmark worth paying attention to.
Sobha Limited has planned the project across approximately 5 acres, with two towers designed to rise to roughly 52 floors, together holding 816 apartments across 3 and 4 BHK configurations. It’s being positioned as Sobha’s second residential project in Hyderabad, following Sobha Waterfront in Somajiguda. That means the developer isn’t testing the city for the first time here; it’s expanding a presence it already has into a corridor it hasn’t built in before.
Current pre-launch information also points to an expected launch around November 2026, with handover targeted for 2030. Both are described as “expected” rather than confirmed, since neither has been locked in through an official RERA filing yet.
These figures reflect the most current pre-launch information available. As with any project at this stage, the final numbers get locked in once Sobha’s RERA registration and official brochure are released.
It’s still worth being upfront about where things stand overall: Sobha Kismatpur is at the pre-launch, EOI stage. There’s no official brochure, no RERA registration number, and no confirmed final cost sheet in the public domain as of this writing. Pricing below is described as “indicative” for that exact reason, based on the latest available pre-launch information rather than an official Sobha price list.
Sobha Kismatpur Highlights
- Project Name: Sobha Kismatpur
- Developer: Sobha Limited
- Location: Kismatpur, near Police Academy, Appa Junction, Ranga Reddy District, Hyderabad
- Total Land Area:Approx. 5 Acres
- Number of Blocks : 2
- Floors Planned: Approx. 52
- Total Units: 816
- Configurations: 3 & 4 BHK
- Unit Sizes:1,550 to 3,000 sq.ft (Indicative)
- Facing: East & West options
- Parking: 2 Basements + 4 Stilt Floors
- Clubhouse:Dedicated G+5 Floor Clubhouse, 20,000+ sq.ft
- Indicative Price (Base): From ₹14,000/sq.ft
- Indicative Price (All-Inclusive): From ₹15,000/sq.ft
- Cost Sheet: On Request
- Expected Launch: Around November 2026
- Expected Handover: 2030
- RERA Registration: Pending
- Current Stage: Pre-Launch, EOI Open
All figures above marked “indicative” or “approx.” come from current EOI-stage, pre-launch information rather than an official Sobha brochure or RERA filing, and are explicitly subject to change at official launch. Total built-up area for the project hasn’t been independently confirmed at an aggregate level, so that figure remains on request even though individual unit sizes are now known.
Sobha Kismatpur Price Per Sq.Ft, Sizes & Configurations
This is the part most visitors scroll straight to. Sobha has not published a cost sheet, so unit-wise totals are shared on request. The indicative rate currently circulating is a base price of about ₹14,000 per sq. ft., with an approximate all-inclusive rate of about ₹15,000 per sq. ft. Both are subject to official confirmation at the time of launch.
| Configuration | Size | Indicative Price (Base) |
|---|---|---|
|
3 BHK |
1,550 sq.ft |
On Request |
|
3 BHK |
1,750 sq.ft |
On Request |
|
3 BHK |
2,000 sq.ft |
On Request |
|
4 BHK |
2,500 sq.ft |
On Request |
|
4 BHK |
3,000 sq.ft |
On Request |
Rates are indicative and are not a confirmed cost sheet. Registration, GST and maintenance deposits are charged in addition once official pricing is released. Register your expression of interest to receive the unit-wise cost sheet and floor plans as soon as they are available.
What Does "EOI Now Open" Actually Mean?
Sobha has opened Expression of Interest (EOI) registrations for Kismatpur ahead of its formal, RERA-registered launch. It’s worth understanding what that does and doesn’t mean before you act on it.
An EOI is essentially a way of registering serious interest early: it can put you in line for priority access once bookings formally open, earlier visibility into floor and view options, and in some cases early-stage benefits that developers occasionally offer to early registrants. It is not a booking, and it doesn’t guarantee a specific unit, floor, or final price. Terms attached to any EOI-stage benefit are explicitly subject to the company’s own conditions and can change before the official launch.
If you’re registering an EOI anywhere, it’s worth asking directly what happens to your interest (and any amount paid, if applicable) once RERA registration and the official launch happen, since practices can vary.
Scale & Master Plan: What This Project's Format Actually Means
A twin-tower development at roughly 52 floors sits in a different construction category from anything Kismatpur has seen before. The locality’s existing residential stock, gated communities, and independent villas from names like Prestige, Ramky, and Giridhari tops out well below high-rise territory. Buildings at this height require deeper foundations, structural and fire engineering built for supertall residential design, and typically a far more elaborate podium and parking structure than a low-rise community would ever need.
A few planning details are now available: the project includes 2 basement levels plus 4 stilt floors, which is a meaningfully larger parking allocation than most mid-rise developments in the area offer, and homes are being planned with both east and west facing options, giving buyers some flexibility on orientation and light. The clubhouse itself is planned as a standalone G+5 floor building spanning over 20,000 sq. ft., which is a notably larger dedicated amenity structure than a shared podium-level clubhouse; it suggests Sobha is treating the recreational and lifestyle component here as a significant piece of the overall design rather than an afterthought.
The two towers also aren’t identical in density. Current planning has Tower 1 at roughly 10 units per floor and Tower 2 at roughly 6 units per floor, together accounting for the project’s 816 total apartments. That difference suggests the two towers may be built to somewhat different unit mixes or layouts rather than being mirror images of each other, though Sobha hasn’t published the specific floor plans that would confirm exactly how.
Sobha hasn’t published a full internal layout yet, showing how the 52 floors, parking, and residential units stack precisely across the two towers, so anything beyond the details above should be treated as expected rather than confirmed. If the final master plan differs once officially released, this page will be updated accordingly.
Sobha Kismatpur Floor Plans
Sobha has not released official floor plans for Kismatpur, so we are not showing layouts we cannot stand behind. Here is what is currently known: 3 BHK homes of about 1,550, 1,750 and 2,000 sq. ft and 4 BHK homes of about 2,500 and 3,000 sq. ft, with east and west facing options. Tower 1 is planned at roughly 10 homes per floor, and Tower 2 at roughly 6, across 816 apartments in total.
Plans are normally published with the brochure and the RERA registration. When they arrive, check the carpet area and balcony area for each unit type, which tower and which floors offer each size, and how many homes share each lift lobby. Register your interest, and we will send the plans as soon as they are released.
Sobha Kismatpur Amenities
Sobha hasn’t released a final, official amenity list for Kismatpur, so treat the specifics below as a strong indication rather than a locked specification, with one exception: the clubhouse scale, which current information describes specifically as a dedicated G+5 floor structure.
Recreation & Fitness A multi-level clubhouse (G+5 floors), a swimming pool with a separate kids’ pool, a fully equipped gym, and an outdoor jogging track are close to standard across Sobha’s high-rise projects, and the scale of the clubhouse here suggests an especially well-resourced version of that format.
Family & Leisure Landscaped podium gardens, a dedicated children’s play zone, and some version of a seniors’ deck typically round out the outdoor offering in Sobha’s recent launches.
Convenience & Safety 24×7 security with CCTV coverage, backup power for common areas, high-speed elevators (genuinely necessary at this height), and a substantial 2-basement-plus-4-stilt-floor parking allocation are part of the current plan.
Until the brochure is out, treat anything not explicitly confirmed above as an informed expectation, not a checklist you can hold Sobha to.
Why Kismatpur, Specifically?
This is arguably the more interesting question, because Kismatpur isn’t an obvious pick on paper, at least not yet. It’s a small, historically quiet locality that only recently came under HMDA’s planning umbrella, with infrastructure that still trails its residential ambitions. So why would a developer with Sobha’s scale show up here with a landmark-format project?
The short answer is the ring road. Kismatpur connects directly to the ORR at Appa Junction, along with NH-163 (Chevella Road), putting it within reach of Rajendranagar and, further along the loop, the Financial District, all without the land costs those established corridors already command. Ring-road access paired with a comparatively lower entry price is precisely the pattern that’s played out in other Hyderabad micro-markets a few years ahead of their eventual maturity.
That’s not just a theory. Other large, listed developers have independently moved into this same stretch over the past year or two, with one recent nearby launch reportedly crossing ₹1,000 crore in sales within its first phase alone. None of this guarantees Kismatpur follows an identical curve, but it does show serious institutional capital already backing this direction of the city. Sobha’s high-rise entry reads less like an outlier and more like the next chapter of something already underway around Rajendranagar.
Where Kismatpur genuinely still lags is everyday social infrastructure. Schools, hospitals, and retail nearby haven’t caught up to the pace of residential launches. This is a corridor worth buying into for where it’s headed over the next several years, not for the walk-to-everything convenience of an already-settled Hyderabad neighborhood. That’s not a mark against the location; it’s simply where it sits in its own growth cycle right now.
Location & Connectivity
| Category | Landmark | Approx. Distance / Access |
|---|---|---|
|
Road |
Outer Ring Road (Appa Junction) |
Direct access |
|
Road |
NH-163 (Chevella Road) |
Direct access |
|
Locality |
Rajendranagar |
Adjoining locality |
|
Business Hub |
Financial District / Gachibowli |
Approx. 14 km via ORR |
|
Transit |
Budvel Railway Station |
Approx. 7 km |
|
Airport |
Rajiv Gandhi International Airport |
Approx. 20 km via ORR |
|
Landmark |
Himayat Sagar Lake |
Nearby |
|
Heritage |
Golconda Fort |
A few km away |
Worth being upfront about this table: these are general directional distances based on road connectivity, not developer-published travel times. Kismatpur’s connectivity pitch, in plain terms, is ORR and NH-163 access plus proximity to a locality (Rajendranagar) that’s already drawing serious developer investment, not a location already ringed by finished metro lines or expressway upgrades.
Why Sobha, Specifically?
“Trusted developer” gets used on every real estate page, so here’s what actually sits behind that claim rather than the claim itself. Sobha Limited was founded in 1995 by P.N.C. Menon, and per its most recent public disclosures, has delivered upward of 139 million sq.ft. of developable area across 27 Indian cities. Its shares trade on both the BSE and NSE, which means financials, project pipelines and disclosures sit in the public record rather than in marketing copy. You can check the company’s actual performance rather than take a brochure’s word for it.
The detail that matters more to a buyer than the scale figures: Sobha manufactures a good deal of its own construction inputs (concrete products, glazing, metal works, interiors) instead of routing everything through third-party subcontractors. That’s a genuinely unusual setup for Indian real estate, and it’s a meaningful part of why finishing quality tends to show less variance than you’d see in subcontractor-dependent construction. It’s the kind of operating model that’s occasionally studied as a case example precisely because so few developers run their supply chain this way.
For Kismatpur specifically, one honest caveat: since this is a new, pre-launch project, there’s no delivery track record for this particular address yet. Nobody’s moved in, so there’s nothing to review. What can be evaluated instead is Sobha’s execution history on what it’s already delivered, including Sobha Waterfront in Somajiguda, plus its broader national delivery record. Judging a pre-launch project on the developer’s completed work elsewhere is a steadier approach than judging it purely on renders and a floor-count headline.
Possession Date and Construction Status
Status: pre-launch. Sobha has not announced construction as started, and RERA registration is pending.
Expected timeline: launch around November 2026 and handover in 2030, based on the latest information available. Some property sites quote 2029. No handover date is confirmed until RERA registration, so treat any year as a planning assumption, not a promise.
Once a date is published, the one that counts is in the RERA registration, and the agreement you sign should match it. Payments for an under-construction home are usually released in stages, so ask which building milestone triggers each instalment.
Specifications to Check
Sobha has not released the specification sheet for Kismatpur. Specifications are normally fixed in the RERA filing and the agreement for sale.
In a tower of about 52 floors, a few items deserve more attention than they would in a low-rise. Ask how many lifts serve each core and how fast they run. Ask how fire safety is handled at height, including refuge areas and fire-fighting systems. Ask what the facade and window glazing are, because upper floors take more wind, sun and noise. And ask how much backup power covers the lifts and common areas.
For your own home, ask for a written list of flooring, fittings and brands, and for what happens if a named brand is substituted. If you can, compare that list with the finishes in Sobha’s completed projects.
RERA Registration Status
Any residential project sold in Telangana is required to be registered with TG-RERA (Telangana Real Estate Regulatory Authority), the state body set up under the RERA Act, 2016, and the Telangana RERA Rules, 2017. Registration means a project’s land title, layout approvals, and delivery timeline are on public record, and it gives buyers a formal channel for grievances if something goes wrong.
As of this writing, Sobha Kismatpur does not yet have a TG-RERA registration number. That’s expected at this stage. RERA registration for a project typically comes through only once construction is ready to begin, ahead of the official launch, so a pre-launch, EOI-stage project not yet appearing on the RERA database isn’t unusual. Before booking or making any payment, including an EOI amount, it’s worth checking the project’s current status directly on the official portal at rera, where every registered project and agent in the state is listed by name.
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About Sobha Limited
Sobha Limited is one of India’s established, publicly traded real estate developers, built around a founder-led approach of manufacturing its own construction inputs rather than depending entirely on outside contractors. Since 1995, the company has grown from its original Bengaluru base into cities including Hyderabad, Gurugram, Chennai, Pune, and Kochi, with a delivery record running into the hundreds of projects and well over a hundred million square feet of developable area nationally. Sobha Kismatpur marks the company’s second bet on Hyderabad and its first genuine high-rise format in the city.
The brand’s reputation generally rests on:
- Manufacturing a large share of its own construction inputs in-house
- Consistent finishing quality across projects
- A multi-decade, independently verifiable delivery record
- Listed-company transparency (BSE: 532784, NSE: SOBHA)
- Building out a lasting presence in each city it enters, rather than a single launch and exit
Sobha Kismatpur: Frequently Asked Questions
An upcoming high-rise residential project by Sobha Limited, planned across approximately 5 acres in Kismatpur, Hyderabad: 2 towers rising to roughly 52 floors, holding 816 apartments across 3 and 4 BHK homes. The project is at the pre-launch stage, and EOI (Expression of Interest) is currently open.
Ranga Reddy district’s Gandipet Mandal, on the city’s south-western growth corridor, near the Police Academy at Appa Junction, with direct access to the Outer Ring Road and NH-163 (Chevella Road), right next to Rajendranagar.
Yes. This is Sobha’s second residential launch in the city, following Sobha Waterfront in Somajiguda.
816 apartments across the 2 towers. Current planning has Tower 1 at roughly 10 units per floor and Tower 2 at roughly 6 units per floor, though Sobha hasn’t published the specific floor plans behind that split yet.
Yes, EOI is currently open. Registering an Expression of Interest isn’t a final booking; it typically gives priority access and early updates ahead of the official, RERA-registered launch, subject to Sobha’s own terms.
Current indicative pricing starts around ₹14,000/sq. ft. (base) and roughly ₹15,000/sq. ft. (all-inclusive), based on the latest available pre-launch information. This is not an official Sobha cost sheet, and pricing is explicitly subject to confirmation at launch.
Current information points to 3- and 4-BHK homes ranging from 1,550 to 3,000 sq. ft., with both east and west facing options. Final floor plans will be confirmed with the official brochure.
Not as of this writing. Confirm the current RERA status directly with the Telangana RERA authority before booking or paying anything.
Current pre-launch information indicates approximately 5 acres with 2 towers rising to roughly 52 floors. Earlier public estimates had cited a slightly larger 5.21-acre parcel and up to 56 floors; treat both as pre-launch estimates until RERA registration confirms the final figures.
A dedicated G+5 floor clubhouse is currently planned, alongside a swimming pool, gym, jogging track, and landscaped gardens typical of Sobha’s other high-rise launches. The full amenity list will be confirmed with the official brochure.
Current pre-launch information points to an expected launch around November 2026, with handover targeted for 2030. Some property sites quote 2029. Neither date is confirmed through an official RERA filing yet, so both should be treated as expected rather than final.
Current planning includes 2 basement levels plus 4 stilt floors, in addition to the residential towers.
An EOI does not fix a unit or a price. If you register, ask in writing what is collected, whether it is refundable, and what happens once RERA registration comes through. Check the project’s status at rera.telangana.gov.in before you pay anything.
Sobha Limited, founded in 1995 and listed on the BSE and NSE. Sobha Kismatpur is its second residential project in Hyderabad, after Sobha Waterfront.
Sobha has not released them yet. They are normally fixed in the RERA filing and the agreement for sale. For a tower of this height, ask in writing about lifts, fire safety, glazing and backup power as well as flooring and fittings.
Construction has not been announced as started. It is a pre-launch project, and RERA registration is pending. This page is updated when the status changes.
Current planning includes 2 basement levels plus 4 stilt floors, in addition to the residential towers.
ORR access and a comparatively lower entry cost than established western corridors have already pulled other large, listed developers into the immediate Rajendranagar stretch. Sobha’s large-format entry fits that pattern rather than standing apart from it.
Some property sites use that name. We have not seen an official Sobha announcement confirming a project name, so treat it as unconfirmed.
Mainly through the Outer Ring Road (Appa Junction) and NH-163, giving reach toward Rajendranagar, the Financial District, and the airport corridor.