Sobha Kismatpur 3 BHK: Likely Sizes and Layouts Before Launch

Sobha has not released the Sobha Kismatpur 3 BHK sizes or floor plans. Two estimates exist. A listing site reports 1,550–3,000 sq ft across 3 and 4 BHK homes. Our estimate from the reported built-up area is 2,500–3,200 sq ft for a 3 BHK. Both are guesses until Sobha files plans with TG RERA.

What we know about the 3 BHK, and what we do not

Sobha Kismatpur is a pre-launch project in Kismatpur, Hyderabad. Public reports agree on a few facts. It has 2 towers, up to 56 floors and 816 homes on 5.21 acres. The homes come in 3 BHK and 4 BHK layouts. Two sources also mention a 2 BHK, but no one has confirmed it.

Much more is still unknown. Here is the status of each item a 3 BHK buyer needs.

Item	Status on 26 Sep 2026
Configurations	3 BHK and 4 BHK, as reported
3 BHK saleable area	Not released
3 BHK carpet area	Not released
Floor plan drawings	Not released
Homes per floor	Not released; about 7 per tower, derived
Price per sq ft	Not released
TG RERA number	Awaited

Any floor plan you see online today is not from Sobha. Other sites use stock drawings or plans from older Sobha projects. We do not show a plan until Sobha publishes one. You can see the full project status on the Sobha Kismatpur project guide.

Two size estimates, side by side

The two estimates start from different data. That is why they differ so much at the low end.

Estimate	3 BHK size	Basis
Listing site (sobhaupcoming.com)	1,550–3,000 sq ft across 3 and 4 BHK	Not sourced; unconfirmed
Our derived estimate	2,500–3,200 sq ft	27 lakh sq ft ÷ 816 homes
Overlap of the two	2,500–3,000 sq ft	Both estimates agree here

Our figure divides the reported built-up area by the number of homes. 27 lakh sq ft across 816 homes gives about 3,300 sq ft per home. But that total includes lobbies, lift cores and the clubhouse. It may also include some parking. So the real saleable area per home will be lower than 3,300.

The listing site gives a wider band. Its low end, 1,550 sq ft, would suit a compact 3 BHK. Its high end, 3,000 sq ft, would suit a large one. It does not say where the numbers come from.

Our reading is simple. A 3 BHK here is likely to fall between 2,000 and 3,000 sq ft of saleable area. The 2,500–3,000 sq ft overlap is the most likely band. Sobha’s RERA filing will settle it.

Carpet, built-up and super built-up area

The size on a brochure is rarely the space you live in. Three terms matter, and each one gives a bigger number than the last.

Term	What it counts	Share of saleable area
Carpet area	Usable floor inside your walls	Often 65–75%
Built-up area	Carpet plus walls and balconies	Often 80–85%
Super built-up area	Built-up plus your share of lobbies, cores and clubhouse	100%

RERA requires the agreement for sale to state the carpet area. So the carpet figure is the one you can hold the developer to.

Sobha’s own Bengaluru project gives a real example. At Sobha Neopolis in Panathur, a 3 BHK has about 1,131 sq ft of carpet area. Its saleable area starts near 1,611 sq ft. That puts carpet at about 70% of saleable.

Apply the same 70% to Kismatpur, and the picture changes. A 2,500 sq ft 3 BHK would give about 1,750 sq ft of carpet. A 3,000 sq ft one would give about 2,100 sq ft. That is the space for your rooms, kitchen and baths.

How other 3 BHKs nearby compare

Two nearby benchmarks help frame a Sobha 3 BHK. One is Sobha’s own recent launch. The other is the closest branded tower in this belt.

Project	3 BHK size	Source
Sobha Neopolis, Bengaluru	1,611 sq ft saleable and up; 1,131–1,240 sq ft carpet	sobha.com, Square Yards
Prestige Spring Heights, Budvel	From 1,576 sq ft (RERA-approved size)	prestigespringheights.in (broker site), Sep 2026
Sobha Kismatpur	Not released; our estimate 2,500–3,200 sq ft	This page

Prestige Spring Heights sits in Budvel, a short drive from Kismatpur. Its 3 BHK homes start at 1,576 sq ft. Its full range runs to 3,051 sq ft across 3 and 4 BHK. So a 3 BHK at 2,500 sq ft or more would sit at the top of the local market.

Sobha Neopolis has 18-floor towers, not 56. Its 3 BHK is smaller than our Kismatpur estimate. But its carpet ratio is still the best Sobha data point we have.

What a 56-floor tower means for your 3 BHK

Height changes how a home works. The first change is the number of homes that share each floor. 816 homes across 2 towers is 408 homes per tower. Over 56 floors, that is about 7 homes per floor.

Seven homes on one floor means a large floor plate. Plates that size often use 2 lift cores. Ask how many homes share your core, not just your floor. Fewer homes per core means a shorter wait and a quieter lobby.

The second change is the lift count. Say a tower of 408 homes has 6 passenger lifts. That is 68 homes per lift. With 4 lifts, it would be 102 homes per lift. Sobha has not said how many lifts it plans.

The third change is the floor-rise charge. Most tall towers charge more per sq ft as you go up. On 56 floors, the gap between floor 5 and floor 50 can be large. Our price guide shows how to read a floor-rise ladder.

Which 3 BHK stack to shortlist

When Sobha releases the plans, you will choose a stack, a floor and a view. Use these five checks.

1. Direction. Himayat Sagar lies south of Kismatpur. South-facing homes on upper floors have the best chance of a lake view.
2. Vastu. Note the main door and kitchen direction on each plan. Vastu-compliant 3 BHK stacks often go first in an EOI round.
3. Sides open. Count the walls with windows. A corner 3 BHK with 3 open sides gets more light and air.
4. Balcony depth. A deck under 6 feet deep is hard to use. Check the depth, not just the area.
5. Service entry. Many large 3 BHKs have a utility area and a second door. Check where both open.

Then compare the carpet area of each stack. Two 3 BHKs with the same saleable area can differ by 100 sq ft of carpet. The drawings in the RERA filing show this.

Questions to put to Sobha at the EOI stage

The EOI round is your first chance to ask Sobha direct questions. Sales teams often have draft plans before the RERA filing. Ask for answers in writing, and ask these six.

1. What is the carpet area of each 3 BHK type? Ask for carpet, not saleable. RERA makes the carpet figure binding.
2. How many 3 BHK types are there? A 56-floor tower may have 2 or 3 layouts. Each may have a different carpet ratio.
3. How many homes share each lift core? This matters more than homes per floor. It sets your wait at 9 am.
4. Which stacks face Himayat Sagar? Get the stack numbers. Then check the floor-rise charge for each one.
5. How many car parks come with a 3 BHK? Sobha has not said whether 1 or 2 slots are standard. Each extra slot adds to the price.
6. Is there a service entry and a utility room? Large 3 BHKs often have both. Check that they appear on the drawing, not just in the brochure.

Write down each answer with the date and the name of the person who gave it. Then compare the answers with the RERA filing when it appears. If a figure changes, ask why before you pay the booking amount.

What to do before the plans come out

You do not need a Sobha floor plan to start. You need a budget and a list of 3 or 4 must-haves.

Start with the price. At ₹11,000–15,000 per sq ft, a 2,500 sq ft 3 BHK would cost ₹2.75–3.75 crore before taxes. Our price guide shows GST, stamp duty and EMI for that range.

Next, decide your minimum carpet area. A family of four often wants 1,600–1,800 sq ft of carpet in a 3 BHK. On a 70% ratio, that means 2,300–2,600 sq ft of saleable area.

Then register for updates. We will add the real 3 BHK sizes and drawings to this page the day Sobha files them. The floor plans section of our project guide shows the latest status.