Sobha Kismatpur Amenities: What Sobha Builds and What to Check

Sobha has not released the Sobha Kismatpur amenities list. So this page shows what Sobha has built, or is building, at 4 of its own named projects. Its clubhouses run from about 42 sq ft per home at SOBHA Neopolis to about 168 sq ft per home at SOBHA Waterfront. Expect to pay ₹4–8 per sq ft a month to run them.

What Sobha has announced for Kismatpur, and what it has not

Sobha Kismatpur is a pre-launch project. As of 26 September 2026, it has no TG RERA number and no brochure. Public reports agree on 5.21 acres, 2 towers, up to 56 floors and 816 homes. None of them quote an official amenity list.

Our project guide shows an indicative list of what a Sobha tower of this size tends to include. That list is our reading of Sobha’s pattern. It is not Sobha’s plan for Kismatpur. Other sites print similar lists with no source.

Here is the status of each amenity item a buyer will ask about.

Item	Status on 26 Sep 2026
Amenity list	Not released
Clubhouse size	Not released
Number of pools	Not released
Master plan and podium layout	Not released
Maintenance rate	Not released
Clubhouse fee at booking	Not released
TG RERA number	Awaited

So the rest of this page does not guess a list. It looks at what Sobha has put in writing for real projects. Then it shows how Kismatpur’s size and shape change the picture.

What Sobha lists at four of its own projects

We picked 4 Sobha projects with public data. Two are in Bengaluru and are large. One is in Hyderabad and is small. One is an older Bengaluru township.

Project	City	Land	Homes	Clubhouse	Status
SOBHA Neopolis	Bengaluru (Panathur)	about 26 acres	1,875	3 clubs, 77,850 sq ft in total	Possession Dec 2028 to Dec 2031
SOBHA Waterfront	Hyderabad (Somajiguda)	4.1 acres	238	1 six-storey club, over 40,000 sq ft (listing sites)	Possession Oct 2028
SOBHA Dream Acres	Bengaluru (Panathur)	81 acres	6,500	5 clubs; phase 1 club 50,000 sq ft (listing site)	Sobha gave a Dec 2024 finish date
SOBHA City	Bengaluru (Thanisandra)	Not checked	Not checked	50,000–60,000 sq ft (listing sites disagree)	Homes in use

A note on the word “delivered”. Of these 4, only Dream Acres and SOBHA City have homes in use. Neopolis and Waterfront are still under construction. So for those two, the list is what Sobha has promised in writing, not what residents use today.

We found no Sobha project in Kokapet on sobha.com. Broker sites mention a “Sobha Kokapet”, but Sobha’s own site does not list it. So we leave it out of every table on this page.

SOBHA Neopolis. Sobha’s project page says “over 35+” amenities. Its own blog says over 65 across 4 zones. The two counts differ, so treat any amenity count with care. The blog also says close to 78% of the land is open space. The three clubs are Club Santorini, Club Athinios and Club Syros. A listing site gives their sizes as 59,043, 14,069 and 4,737 sq ft.

Inside the clubs, Sobha lists a multipurpose hall, salon, spa, café, restaurant, mini theatre, coworking space, guest rooms, crèche, clinic and a laundromat. Outside, it lists a meandering pool, an aqua park for kids, tennis and basketball courts, a skating lane and a cycling track.

SOBHA Waterfront. This is Sobha’s closest match to Kismatpur. It is a Hyderabad high-rise on a small plot. Sobha lists a standalone 6-storey clubhouse with a rooftop pool, yoga rooms, a gym and a badminton court. It also lists a rooftop lake-view deck, a party lawn and a 680 m jogging and cycling path. Its TG RERA number is P02500005580.

SOBHA Dream Acres. This is a mass-market township of 2 BHK homes. Sobha’s page lists a clubhouse, pool, coworking space, tennis court, badminton hall, guest rooms and cycling and jogging tracks. A listing site adds squash courts, a library, a crèche, a clinic and a shop in the phase 1 club.

Clubhouse sq ft per home: the number to ask for

A clubhouse’s total size tells you little on its own. What matters is how many homes share it. So divide the club area by the home count, as we do for 4 Sobha projects below.

Project	Club area	Homes	Club sq ft per home
SOBHA Neopolis	77,850 sq ft	1,875	about 42
SOBHA Waterfront	over 40,000 sq ft	238	about 168
SOBHA Dream Acres	5 clubs, total not published	6,500	Cannot work out
Sobha Kismatpur	Not released	816	Not known

The spread is wide, from 42 to 168 sq ft. Waterfront gives each home 4 times the club space of Neopolis. That is because Waterfront has few homes and a high price. Its homes start at ₹4.41 crore on Sobha’s page. Neopolis starts at ₹2.3 crore.

Now apply both ratios to Kismatpur’s 816 homes. At the Neopolis ratio, the club would be about 34,000 sq ft. At the Waterfront ratio, it would be about 137,000 sq ft. That upper figure is almost surely too high for a 5.21-acre plot. A figure between 40,000 and 80,000 sq ft would sit in Sobha’s normal range.

This is arithmetic, not a forecast. Sobha has not announced a size. When it does, compare its figure per home with the table above. Under 40 sq ft per home would be thin by Sobha’s own standard.

How 157 homes per acre changes the amenities

Kismatpur packs far more homes onto each acre than any Sobha project above. That shapes where the amenities can go.

Project	Homes per acre	Land per home
SOBHA Waterfront	about 58	about 750 sq ft
SOBHA Neopolis	about 72	about 600 sq ft
SOBHA Dream Acres	about 80	about 545 sq ft
Sobha Kismatpur (reported)	about 157	about 280 sq ft

Each Kismatpur home gets less than half the land of a Neopolis home. So there is less room for ground-level courts, lawns and long tracks. Neopolis can spread a meandering pool and an aqua park across 26 acres. Kismatpur cannot.

Tall towers on small plots solve this by going up. Waterfront puts its pool on the clubhouse roof and adds a rooftop deck. Expect Kismatpur to use a podium, a club stack and roof space in the same way. That is a guess from Sobha’s pattern, not a plan.

This has two effects for a buyer. First, open space per home will be smaller than at Neopolis. Second, you may rely more on lifts to reach the gym, pool and courts. Ask how many lifts serve the podium and the roof.

Kismatpur has one plus the others lack. Himayat Sagar lake sits close by. A roof deck or high club floor could look over it. Sobha already lists a lake-view roof deck at Waterfront.

What amenities will cost you each month

Amenities are not free after handover. Pools, lifts, gyms and gardens need staff, power and repairs. Residents pay for all of it through the monthly maintenance bill.

Sobha’s own blog gives ₹2–5 per sq ft a month as the common range for flats. NoBrokerHood puts premium Hyderabad communities with a club and pool at ₹4–8 per sq ft. It lists Gachibowli at ₹4–7 and Banjara Hills at ₹6–10. Sobha has not set a rate for Kismatpur.

Here is what the ₹4–8 band would mean for the sizes on our 3 BHK guide and 4 BHK guide.

Home size	At ₹4 per sq ft	At ₹6 per sq ft	At ₹8 per sq ft
2,500 sq ft (3 BHK)	₹10,000 a month	₹15,000 a month	₹20,000 a month
3,200 sq ft (3 BHK)	₹12,800 a month	₹19,200 a month	₹25,600 a month
4,000 sq ft (4 BHK)	₹16,000 a month	₹24,000 a month	₹32,000 a month
4,500 sq ft (4 BHK)	₹18,000 a month	₹27,000 a month	₹36,000 a month

Add tax on top. Sobha’s blog notes 18% GST once the bill goes above ₹7,500 a month per flat. Every row above crosses that line. So a ₹15,000 bill becomes about ₹17,700.

Over a year, a 2,500 sq ft home at ₹6 would pay about ₹2.1 lakh with GST. Put that in your budget next to the EMI. Our price guide covers the EMI and the one-time costs.

Builders also collect money up front. Many ask for 1 or 2 years of maintenance in advance at handover. Some add a clubhouse fee and a sinking fund. Sobha has not stated these for Kismatpur. Ask for each one as a line on the cost sheet.

Eight things to check when Sobha releases the list

The brochure will show pictures. The RERA filing and the agreement will show promises. Check these 8 points against both.

1. Club area in sq ft. Ask for the exact figure. Then divide by 816 and compare with the 42–168 sq ft range above.
2. Pool size and count. Ask for the length of the main pool and whether there is a kids’ pool. Waterfront has one rooftop pool for 238 homes.
3. Where each amenity sits. Ground, podium, club floors or roof. At Waterfront, the pool sits on the roof of a 6-storey club.
4. Lift access to shared floors. Ask how many lifts reach the club and the roof. Two Kismatpur towers of up to 56 floors will share them.
5. Open space share. Neopolis claims close to 78%. Ask Sobha for Kismatpur’s figure, and check it in the RERA plan.
6. Handover date for the club. In phased projects, the club can open after the first homes. Ask whether the club finishes with tower 1.
7. Who runs the club. Sobha, an agency or the residents’ body. Ask what the club fee covers and for how many years.
8. Paid extras. At Neopolis, Sobha lists a café, spa, salon and guest rooms, and such spaces often charge per use. Ask which amenities are free to residents.

Write each answer down with the date and the name of the person who gave it. Then compare it with the RERA filing. The RERA plan binds Sobha. The brochure does not.

What to do before the amenity list comes out

You can plan now without a list. Decide which 3 or 4 amenities you will use each week. For most families, that is a pool, a gym, a kids’ area and a walking track.

Then set a running-cost budget. Take your target home size from the floor-plan guides and multiply by ₹6 per sq ft. Add 18% GST. That is a fair middle figure until Sobha sets a rate.

Track the launch on our RERA and launch status panel. We will add Sobha’s real amenity list and club size to this page the day Sobha files them. Until then, treat any Kismatpur amenity list you see online as a guess, including the one on our homepage.