Sobha Kismatpur 4 BHK: Likely Sizes, Layouts and Who They Suit

Sobha has not released the Sobha Kismatpur 4 BHK size or plan. Our estimate from the reported built-up area is 3,400–4,500 sq ft. A listing site gives 1,550–3,000 sq ft across all homes, which would make the 4 BHK smaller. Sobha’s own 4 BHK at Neopolis in Bengaluru has 65–67% of its area as carpet.

What we know about the 4 BHK

Public reports agree on the outline of Sobha Kismatpur. It has 2 towers of up to 56 floors, with 816 homes on 5.21 acres. The mix is 3 BHK and 4 BHK. Sobha has not said how many of each it will build.

The table shows the status of each item a 4 BHK buyer needs. Most of it is still blank.

Item	Status on 26 Sep 2026
4 BHK saleable area	Not released
4 BHK carpet area	Not released
Number of 4 BHK homes	Not released
Staff room	Not released
Duplex or sky homes	Not released
Price per sq ft	Not released
TG RERA number	Awaited

The 3 BHK page covers the shared basics, such as lift cores and floor plates. See our Sobha Kismatpur 3 BHK guide for that. This page covers what is different about the larger homes.

Two size estimates that do not agree

The two public estimates point in different directions for the 4 BHK. It is worth seeing both.

Estimate	4 BHK size	Basis
Our derived estimate	3,400–4,500 sq ft	27 lakh sq ft ÷ 816 homes ≈ 3,300 sq ft average
Listing site (sobhaupcoming.com)	Up to 3,000 sq ft	Range across 3 and 4 BHK; not sourced
Sobha Neopolis 4 BHK, Bengaluru	2,333–2,481 sq ft	Phase 1 RERA filing, as cited

Our figure starts from the average. 27 lakh sq ft across 816 homes is about 3,300 sq ft per home. A 4 BHK should sit above the average, so we put it at 3,400–4,500 sq ft. But the 27 lakh total includes lobbies, cores, the clubhouse and maybe parking. That pulls real home sizes down.

The listing site caps all homes at 3,000 sq ft. If it is right, a 4 BHK here would be close to the Neopolis size. It gives no source, so we do not rely on it.

Our reading is this. A 4 BHK at Sobha Kismatpur will likely land between 2,800 and 4,500 sq ft of saleable area. The TG RERA filing will fix the real number.

How much of a 4 BHK is carpet

Sobha Neopolis gives the clearest Sobha data point. Its 4 BHK has 2,333–2,481 sq ft of saleable area. The carpet area is 1,564–1,618 sq ft, according to its Phase 1 RERA filing. That is about 65–67% carpet.

Apply 66% to our Kismatpur range, and you get these figures. They are estimates, not Sobha figures.

Saleable area (estimate)	Carpet at 66%
2,800 sq ft	about 1,850 sq ft
3,400 sq ft	about 2,240 sq ft
4,000 sq ft	about 2,640 sq ft
4,500 sq ft	about 2,970 sq ft

The 4 BHK ratio at Neopolis is lower than its 3 BHK ratio of about 70%. Larger homes often carry bigger decks and more common area. So do not assume the 3 BHK ratio holds for the 4 BHK here.

Staff rooms and utility areas in Sobha 4 BHKs

Many Hyderabad families who buy a 4 BHK also want a room for household staff. So the staff room is often the first question at a large-home launch.

Sobha’s published 4 BHK at Neopolis shows what the brand has built recently. Its Type A plan has 4 bedrooms, 4 bathrooms, 2 balconies and a kitchen with an attached utility area. The plan does not show a separate staff room with its own toilet.

That does not settle Kismatpur. A 56-floor Hyderabad tower with homes near 3,500 sq ft is a different product from an 18-floor Bengaluru tower. Ask Sobha three things about the 4 BHK plan.

1. Is there a staff room in the Kismatpur 4 BHK, and does it have its own toilet?
2. Does the utility area have a separate service door to the lift lobby?
3. Is there a service lift in each of the 2 towers, and which homes can use it?

A service entry and a staff toilet change how a 4,000 sq ft home runs every day. Get the answers in writing from Sobha.

Nearby 4 BHK benchmarks

Only one branded tower near Kismatpur publishes 4 BHK sizes today. Sobha’s own Bengaluru project fills in the rest.

Project	4 BHK size	Source
Prestige Spring Heights, Budvel	About 2,400 sq ft; range tops at 3,051 sq ft	prestigespringheights.in (broker site), Sep 2026
Sobha Neopolis, Bengaluru	2,333–2,481 sq ft (1,564–1,618 carpet)	RERA filing, as cited
Sobha Kismatpur	Not released; our estimate 3,400–4,500 sq ft	This page

Prestige Spring Heights sits in Budvel, a short drive from Kismatpur. It has 1,656 homes on 10.6 acres. Its 4 BHK homes start near 2,400 sq ft. If Sobha builds 4 BHKs above 3,400 sq ft, they would be among the largest flats in this belt.

Who buys a 4 BHK in the Kismatpur belt

Kismatpur has long been a villa area. Gated villa communities such as Maple Town Villas and Keerthi Richmond Villas shaped it. Buyers who want 4 bedrooms here have often chosen a villa. A 56-floor tower offers the same space with a view and less upkeep.

Three kinds of buyer usually look at a 4 BHK here.

1. Senior professionals in Gachibowli and the Financial District. Both sit about 14–18 km away via the ORR at Appa Junction.
2. Joint families. A 4 BHK gives each couple a room with its own bath. Parents on a lower floor may want a shorter lift ride.
3. Villa owners who want to downsize the upkeep. They keep 4 bedrooms but hand over the garden, pumps and security to the association.

Each of these 3 groups should check one thing first. Professionals should check the commute at 9 am. Joint families should check the lift count per core. Villa owners should check the maintenance charge per sq ft, which Sobha has not released.

Is the fourth bedroom worth it?

A 4 BHK is not just a 3 BHK with one more room. It adds a bath, a larger living area and often a bigger deck. On our estimates, the step from a 2,500 sq ft 3 BHK to a 3,400 sq ft 4 BHK adds about 900 sq ft.

That 900 sq ft has a price. At ₹11,000 per sq ft it adds ₹99 lakh. At ₹13,000 it adds ₹1.17 crore. At ₹15,000 it adds ₹1.35 crore. All three figures are before GST and stamp duty.

Rate per sq ft	Cost of 900 extra sq ft	Extra EMI on a 75% loan
₹11,000	₹99 lakh	about ₹64,000 a month
₹13,000	₹1.17 Cr	about ₹76,000 a month
₹15,000	₹1.35 Cr	about ₹88,000 a month

The EMI column assumes 8.5% over 20 years. Your bank’s rate will differ.

Running costs grow too. Maintenance in Hyderabad towers is charged per sq ft each month. So 900 extra sq ft adds to that bill for as long as you own the home. Sobha has not released its maintenance rate for Kismatpur.

The fourth room pays off in three cases. The first is a joint family that needs 4 bedrooms with 4 baths. The second is a buyer who works from home and needs a closed office. The third is a buyer who plans to hold for 10 years or more, as larger homes are fewer in any tower. If none of these fits, a large 3 BHK may give better value.

What a 4 BHK could cost

Sobha has not released a price. The table uses our size estimates and three rates. It shows base price only.

4 BHK size (estimate)	At ₹11,000 per sq ft	At ₹13,000 per sq ft	At ₹15,000 per sq ft
3,400 sq ft	₹3.74 Cr	₹4.42 Cr	₹5.10 Cr
4,500 sq ft	₹4.95 Cr	₹5.85 Cr	₹6.75 Cr

Two premiums often hit 4 BHK buyers hardest. The first is the floor-rise charge. Large homes tend to sit on higher floors, and a 56-floor tower has a long ladder. The second is the view premium. Himayat Sagar lies south of Kismatpur, so south-facing 4 BHKs may carry an extra charge. Sobha has not published either rate for Kismatpur. Ask for both in writing, per sq ft and per floor. On a 3,400 sq ft home, a premium of ₹200 per sq ft adds ₹6.8 lakh. A ₹500 premium adds ₹17 lakh.

GST adds 5% while the tower is under construction. Stamp duty, transfer duty and registration add 7.5% in Telangana. Our Sobha Kismatpur price guide shows the full cost sheet and EMI table.

When the plans land, work out the price per sq ft of carpet, not saleable area. At 66% carpet, a ₹4.42 crore home of 3,400 sq ft costs about ₹19,700 per sq ft of carpet before taxes. That is the number to compare with any other 4 BHK. The project guide tracks the launch status.