Kismatpur, South-West Hyderabad
Sobha Kismatpur
On request
- Homes
- 2, 3, 4 BHK · 1,150 to 3,000 sq ft
- Campus
- About 816 homes
- Possession
- To be announced
RERA: Awaited
Under construction
Sobha Waterfront
Under construction SOBHA project at Somajiguda, off Raj Bhavan Road, with 3.5, 4 BHK homes of 1,948 to 3,278 sq ft, priced ₹4.41 Cr onwards. 238 homes on 4.1 acres, possession October 2028.
₹4.41 Cr onwards1,948 to 3,278 sq ft
238 homes4.1 acres
October 2028Possession
Sobha Waterfront: project overview
Somajiguda, off Raj Bhavan Road, Hyderabad · Apartments · Under construction · Updated 24 October 2026
Sobha Waterfront is a luxury community at Somajiguda, off Raj Bhavan Road, overlooking Hussain Sagar Lake in central Hyderabad. It has 238 homes on 4.1 acres, mostly 3.5 and 4 BHK of 1,948 to 3,278 sq ft, from about ₹4.41 crore.
The six-storey standalone clubhouse is topped with a rooftop pool and a lake-view deck, and a 680-metre jogging and cycling path loops through the grounds. Completion is registered for October 2028, making it one of SOBHA's nearer-term luxury options.
In short: Sobha Waterfront offers 3.5, 4 BHK of 1,948 to 3,278 sq ft, priced ₹4.41 Cr onwards, on 4.1 acres with 238 homes. It is at the under construction stage, with possession expected October 2028, and its amenities centre on standalone six-storey clubhouse.
Sobha Waterfront is under construction. You can visit the site to see real progress, and payments generally follow a construction-linked plan, where each instalment is tied to a completed milestone. Ask for the latest construction update for your tower and compare the RERA completion date with the pace you see on site.
LocationSomajiguda, off Raj Bhavan Road
StatusUnder construction
TypeApartments
Price₹4.41 Cr onwards
Land4.1 acres
Homes238 homes
StructureTowers with a six-storey clubhouse
PossessionOctober 2028
Sobha Waterfront price list, sizes and configurations
Home types, areas and indicative prices.
| Configuration | Size | Price |
|---|---|---|
| 3.5 BHK | from 1,948 sq ft | ₹4.41 Cr onwards |
| 4 BHK | up to 3,278 sq ft | on request |
Prices are indicative as of 24 October 2026 and exclude taxes, stamp duty, registration, parking and other charges. They vary by floor, facing and view. Ask for a written unit-wise quote.
₹22,639Indicative rate per sq ft at the entry price (3.5 BHK)
₹306,168Monthly EMI on an 80% loan of ₹3.53 Cr at 8.5% for 20 years
₹30.9 LApproximate stamp duty and registration at ~7% of the entry price
These are illustrations based on the starting price, not quotes. Your actual rate, loan eligibility and government charges depend on the unit, your bank and the state.
What to ask for before you book
- A written, unit-wise cost sheet for Sobha Waterfront with base price, floor-rise or PLC, parking, club membership, maintenance deposit, taxes and registration.
- The RERA carpet area for the exact unit, not just the super built-up area. Carpet area is the fairest number to compare across projects.
- The payment schedule and the milestones that trigger each instalment, plus any offers on the payment plan.
- The registered completion date for your specific tower or wing and the delay-penalty clause in the agreement.
Planning your budget
Beyond the home price, set aside roughly 6-8% of the agreement value for stamp duty and registration (rates vary by state and buyer category), GST of 5% on under-construction homes where applicable, and one-time charges for club membership, maintenance deposit and utility connections. Most banks lend up to 75-80% of the property value, so plan the balance from your own funds. Make sure both your EMI and the construction-linked instalments fit comfortably before you sign.
Who Sobha Waterfront is best for
A quick way to tell whether this project fits your plans.
Upgrading families
Larger 3 and 4 BHK homes for families moving up from a 2 BHK, with the schools and amenities to match.
Working professionals
Close to the jobs in and around off Raj Bhavan Road, so the commute stays manageable.
Buyers who want to see progress
Construction is already visible on site, which reduces the uncertainty of buying off-plan.
Amenities at Sobha Waterfront
Standalone six-storey clubhouse
Highlights
- Rooftop swimming pool
- Rooftop lake-view deck
- 680 m jogging and cycling path
- Waterfall entry and Canyon Cove
- Party lawn
- Children's play area
Everyday essentials
- Gated entry with 24/7 security and CCTV
- Power backup for common areas and lifts
- Rainwater harvesting and water treatment
- Visitor parking and drop-off zones
Amenity lists describe the finished project. Ask which facilities will be ready at handover and which follow in later phases, and check the monthly maintenance charge that will pay for them.
Sobha Waterfront location and connectivity
Somajiguda, off Raj Bhavan Road, Hyderabad
Somajiguda is in central Hyderabad, off Raj Bhavan Road, overlooking Hussain Sagar Lake. It is one of the city's most established addresses, close to Banjara Hills, Begumpet, the Metro Red Line and major hospitals.
SOBHA's Hyderabad presence spans the lake-view Waterfront at Somajiguda in the old city centre and a new high-rise launch planned at Kismatpur, close to the Financial District and the Outer Ring Road on the city's fast-growing south-west side.
| Destination | Distance / time |
|---|---|
| Hussain Sagar Lake | overlooking |
| Banjara Hills | about 10 min |
| Begumpet | about 10 min |
| Metro Red Line | nearby |
| HITEC City | about 30 min |
Approximate, and dependent on traffic. Drive the route at your usual commute hour before deciding.
Investment potential of Sobha Waterfront
What supports demand here, and what to keep in mind.
Lake views in central Hyderabad, six-storey clubhouse with rooftop pool and possession October 2028 are the main reasons buyers shortlist Sobha Waterfront. On the other side of the ledger, ticket above ₹4 crore and central-city traffic are the points to weigh.
For apartments, resale value depends on the micro-location, the size of the community (more homes means more resale competition), and the quality of construction and maintenance over time, which is where SOBHA usually scores well. Rental demand follows jobs, so check the distance to the nearest major employment hub at peak hours.
A few rules apply to every purchase: compare the effective price per sq ft of carpet area across your shortlist, check the developer's delivery record on similar projects in the same city, and model returns with conservative appreciation and realistic rent. This is general information, not financial advice.
Why buyers shortlist Sobha Waterfront, and what to weigh
A balanced view to take into your site visit.
Reasons buyers consider it
- Lake views in central Hyderabad
- Six-storey clubhouse with rooftop pool
- Possession October 2028
- Low density
Points to weigh before booking
- Ticket above ₹4 crore
- Central-city traffic
- Far from HITEC City jobs
- Few configurations
Design and specifications
How the homes are planned, and what to check on your visit.
Planning highlights
- SOBHA in-house construction, finishing and quality control
- Vitrified or engineered flooring in living areas (confirm per spec sheet)
- Kitchen with utility area; wet and dry bathroom zones in most plans
- Balconies off the living room and master bedroom
On your site visit
- Walk through the model home and note standard vs upgrade finishes
- Ask for the specification annexure that will be part of your agreement
- Check sun path, view and noise for your exact floor and facing
- Confirm the maintenance charge per sq ft and when it starts
About the developer: SOBHA Limited
SOBHA Limited was founded in Bengaluru in 1995 by PNC Menon and is listed on the NSE and BSE. It is known for an unusual degree of backward integration: it runs its own design studio, concrete, glazing, interiors and metal-works factories, and employs its own construction workforce instead of relying mainly on contractors. That control over materials and workmanship is the main reason SOBHA homes carry a price premium over many peers and tend to hold value on resale.
SOBHA has completed close to 600 projects and well over 150 million sq ft across residential, commercial and contractual work, has a presence in 28 cities across 14 states, and has received more than 270 awards. Its residential business spans Bengaluru, Gurugram, Noida and Greater Noida, Mumbai, Pune, Chennai, Hyderabad, GIFT City and several Kerala cities. Sobha Waterfront is part of the developer's current pipeline in Hyderabad.
1995Founded in Bengaluru
~600Projects completed
150M+ sq ftArea delivered
28 citiesAcross 14 states
Sobha Waterfront gallery
A look at the project. Ask for the latest renders and site photographs.
How booking works
The usual path from first enquiry to registration for Sobha Waterfront.
Enquire and shortlist
Share your budget and configuration. You'll get the current price sheet and availability for Sobha Waterfront.
Visit the site
Tour the sales gallery and model home, and check the location at your commute hour.
Book and sign
Pay the booking amount to the developer, receive the allotment letter and sign the agreement for sale.
Pay and register
Pay instalments as per the schedule, then complete stamp duty and registration at handover.
Pay booking and instalment amounts only by cheque, DD or bank transfer into the project's designated account in the developer's name, and keep the official receipt for every payment. Never pay an individual directly.
RERA registration and legal checks
Sobha Waterfront is registered with Telangana RERA: Telangana RERA P02500005580. Search this on the official Telangana RERA website to confirm the promoter name, sanctioned plan, number of units registered and declared completion date before you pay anything. RERA also requires developers to keep 70% of buyer collections in a separate project account, to state carpet area, and to compensate buyers for delays.
Documents worth asking for
- RERA registration certificate and the approved building plan
- Title documents and encumbrance certificate for the land
- Commencement certificate and environmental clearance where applicable
- Draft agreement for sale and the specification annexure
- List of banks that have approved the project for home loans
Prices, dates and specifications are indicative and subject to change. Please confirm the latest details before booking. See Disclaimer.
Similar SOBHA projects to compare
If Sobha Waterfront doesn't fit your budget or timeline, these are worth a look.
Old Madras Road, Hoskote (Greater Whitefield)
Sobha One World
₹1.65 Cr onwards
- Homes
- 1, 2, 3, 4 BHK · 1,063 to 2,415 sq ft
- Campus
- 3,484 homes
- Possession
- July 2032 to September 2033 (phase-wise)
RERA: PRM/KA/RERA/1250/304/PR/080526/008634 (Phase 1; phases 2-6: …/008635 to …/008639)
Old Madras Road, Hoskote
Sobha One Residence
₹1.65 Cr onwards
- Homes
- 2, 3, 4 BHK · 1,063 to 2,415 sq ft
- Campus
- 3,484 residences
- Possession
- From July 2032 (Wings 1-2)
RERA: PRM/KA/RERA/1250/304/PR/080526/008634
Hoskote, Greater Whitefield
Sobha World City
₹1.09 Cr onwards (1 BHK)
- Homes
- 1, 2, 3, 4 BHK · 740 to 2,432 sq ft
- Campus
- 3,484+ apartments in Phase 1
- Possession
- December 2032 (expected)
RERA: Registered in six phases with Karnataka RERA
Hadosiddapura, off Sarjapur Main Road
Sobha Altair
₹3.2 Cr onwards
- Homes
- 3, 3.5, 4 BHK · 1,894 to 2,570 sq ft
- Campus
- 207 homes
- Possession
- May 2031
RERA: PRM/KA/RERA/1251/446/PR/070126/008388
Sarjapur-Marathahalli Road, Koramangala (Jakkasandra Extension)
Sobha Infinia Phase 2
₹4.3 Cr onwards
- Homes
- 3, 4 BHK · 1,768 to 3,264 sq ft
- Campus
- 196 homes
- Possession
- June 2030 (Wing 5) and December 2030 (Wings 1-2)
RERA: PRM/KA/RERA/1251/446/PR/030824/006957 (Wings 1-2); …/006956 (Wing 5)
Sobha Waterfront: FAQs
Where is Sobha Waterfront located?
Sobha Waterfront is at Somajiguda, off Raj Bhavan Road, Hyderabad. Somajiguda is in central Hyderabad, off Raj Bhavan Road, overlooking Hussain Sagar Lake.
What is the price of Sobha Waterfront?
Sobha Waterfront is priced ₹4.41 Cr onwards. Prices exclude GST (where applicable), stamp duty, registration and other charges, and vary by floor, facing and view.
What configurations are available at Sobha Waterfront?
3.5 BHK: from 1,948 sq ft; 4 BHK: up to 3,278 sq ft.
What is the size range at Sobha Waterfront?
1,948 to 3,278 sq ft.
What is the RERA number of Sobha Waterfront?
Telangana RERA P02500005580. Verify it on the Telangana RERA website before paying.
When is possession at Sobha Waterfront?
October 2028.
How big is Sobha Waterfront?
Land: 4.1 acres. Homes: 238 homes. Structure: Towers with a six-storey clubhouse.
What amenities does Sobha Waterfront offer?
Standalone six-storey clubhouse, plus rooftop swimming pool, rooftop lake-view deck, 680 m jogging and cycling path, waterfall entry and Canyon Cove, party lawn.
What is nearby Sobha Waterfront?
Hussain Sagar Lake (overlooking); Banjara Hills (about 10 min); Begumpet (about 10 min); Metro Red Line (nearby).
Is Sobha Waterfront a good investment?
It depends on your horizon. Lake views in central Hyderabad and six-storey clubhouse with rooftop pool support demand, while ticket above ₹4 crore is the main trade-off. Compare carpet-area prices with nearby projects before you decide.
What is the EMI for Sobha Waterfront?
On an 80% loan against the entry price at 8.5% for 20 years, the EMI would be about ₹306,168 per month.
How do I get the Sobha Waterfront price list and floor plans?
Use the enquiry form on this page. We'll send the current price sheet, floor plans and payment plan, and arrange a site visit.
Ask about Sobha Waterfront
Tell us the configuration, your budget and when you'd like to move in. We'll reply with availability, the price sheet and a visit slot.