Sobha Kismatpur Master Plan: 2 Towers on 5.21 Acres, Explained

Sobha has not released the Sobha Kismatpur master plan. Public reports give the outline: 2 towers of up to 56 floors and 816 homes on 5.21 acres. That is about 157 homes per acre. Prestige Spring Heights in Budvel packs a similar count per acre. Prestige Imperial Park in Rajendranagar packs far fewer. This page runs those numbers and the open-space rules a plan must meet.

What the master plan will show, and what is out today

A master plan is the site drawing. It shows where each tower stands, where cars enter, and how much ground stays green. For Sobha Kismatpur, none of that is public yet. As of 26 September 2026, the project has no TG RERA number and no approved layout.

Here is what public reports agree on, and what is still blank.

Item	Status on 26 Sep 2026
Land area	5.21 acres, as reported
Towers	2, as reported
Floors	Up to 56, as reported
Homes	816, as reported
Built-up area	About 27 lakh sq ft, as reported
Tower positions on the site	Not released
Podium and parking levels	Not released
Open-space share	Not released
Clubhouse size and place	Not released; a G+5 block is claimed by one listing site, unconfirmed
Entry and exit gates	Not released

We do not show a plan image on this page. Any Sobha Kismatpur layout you see online today did not come from Sobha. Some sites use a stock drawing. Others reuse plans from older Sobha projects. The project status panel on our main guide tracks the day the real plan lands.

The density maths for 816 homes on 5.21 acres

One acre is 43,560 sq ft. So 5.21 acres is about 2.27 lakh sq ft of land. Everything else follows from that figure.

Measure	Sum	Result
Land area	5.21 × 43,560 sq ft	about 2.27 lakh sq ft
Homes per acre	816 ÷ 5.21	about 157
Land per home	2.27 lakh ÷ 816	about 278 sq ft
Homes per tower	816 ÷ 2	408
Homes per floor, per tower	408 ÷ 56	about 7
Built-up to land	27 lakh ÷ 2.27 lakh	about 12 times
Built-up per home	27 lakh ÷ 816	about 3,300 sq ft

Each home gets about 278 sq ft of land. That is less than the floor of one large bedroom suite. But each home also gets about 3,300 sq ft of built-up area. The gap between those two numbers is why the towers must be so tall.

The built-up figure is not your flat size. It includes lift cores, lobbies, the clubhouse and some parking. Our 3 BHK size guide works out what share of it you could live in.

A built-up ratio near 12 is high by any Indian yardstick. In Hyderabad it is possible because the 2012 rules control tall towers mainly through setbacks and road width. We cover that in the rules section below.

How the plan compares with Spring Heights and Imperial Park

Two Prestige projects sit a short drive from Kismatpur. They make good yardsticks because they share the same belt south of the ORR. The Prestige figures below are as listed on NoBroker and prestigesimperialpark.co, September 2026.

Measure	Sobha Kismatpur	Prestige Spring Heights, Budvel	Prestige Imperial Park, Rajendranagar
Land	5.21 acres	10.6 acres	71 acres
Towers	2	4	14
Floors	Up to 56	G+34	G+41
Homes	816	1,656	about 4,600
Homes per acre	about 157	about 156	about 65
Land per home	about 278 sq ft	about 279 sq ft	about 672 sq ft
Acres per tower	about 2.6	about 2.65	about 5.1
Homes per floor, per tower	about 7	about 12	about 8
Open space claimed	Not released	80% (Prestige); 45–55% (Square Yards)	80% (broker listing)
RERA status	Awaited	Registered	Awaited, per listing

The first surprise is the density. Sobha Kismatpur and Spring Heights put about the same number of homes on each acre. Both give each home about 278 sq ft of land. So on paper, neither one is more crowded than the other.

The difference is in the height. Spring Heights spreads its homes across 4 towers of 35 floors. Sobha Kismatpur stacks the same density into 2 towers of up to 56 floors. That means fewer homes on each floor, about 7 against about 12.

Fewer homes per floor usually means more light and fewer shared walls. It can also mean a quieter lobby. But it also means more lift rides per home, which our 4 BHK guide covers.

Imperial Park is a different kind of project. It has about 65 homes per acre, less than half the Kismatpur figure. Each home gets about 672 sq ft of land, more than twice as much. A 71-acre site leaves room for wide lawns and long walks that a 5.21-acre site cannot match.

Sources disagree on some Prestige figures. One listing says Spring Heights has 1,556 homes, not 1,656. Another lists 10 acres, not 10.6. Floors show as G+34 on NoBroker and G+35 on some broker sites. We use the NoBroker figures and flag the range here.

What Telangana’s building rules ask of a 56-floor site

Hyderabad high-rises follow the Building Rules of 2012, known as G.O. Ms. 168. They were first issued in united Andhra Pradesh and still apply in Telangana. Later orders have changed some parts, so treat the figures below as the published base rules.

The 2012 rules call any building of 18 m or more a high-rise. In March 2026 the state raised that line to 21 m, per The South First. A 56-floor tower is far past either line. Four rules shape its site plan.

1. Setbacks grow with height. A tower of 50–55 m needs 16 m of open ground on all sides. After 55 m, the rules add 0.5 m for every extra 5 m of height.
2. Towers need a gap between them. The space between 2 blocks must equal the setback for their height. That gap does not count as open space.
3. At least 10% of the site stays green. The rules call this organised open space. It must sit at ground level, open to the sky, over and above the setbacks.
4. A 2 m green strip runs round the edge. It sits inside the setbacks, on all sides of the plot.

High-rise sites also need a wide abutting road and a fire NOC from the Director of Fire Services. Sobha has not said which road the Kismatpur site faces.

Now apply rule 3 to Sobha Kismatpur. Ten percent of 5.21 acres is about 0.52 acres. That is about 22,700 sq ft of green space at ground level, at the least. The real figure could be much higher, but Sobha has not announced it.

Rule 1 matters too. Sobha has not published the tower height in metres. If each floor were about 3.2 m, 56 floors would reach about 180 m. On the base table, that tower would need a setback of about 28.5 m on each side. Our floor height is a guess, so read this as an order of size, not a fact.

Podium, parking and the green you walk on

Most Hyderabad towers of this size use a podium. The lowest levels hold parking, and the roof of the podium becomes a garden. Residents walk on that roof, not on the soil below. Sobha has not said whether Kismatpur will use this design.

A podium changes how you should read an open-space claim. Some developers count podium gardens in their green share. The 10% rule, by contrast, asks for space at ground level, open to the sky. So a brochure figure of 70% or 80% may mix ground and podium. Ask Sobha to split the two.

Parking is the other big user of space. 816 homes at 2 slots each would need about 1,632 car slots. Sobha has not said how many slots each home gets. At 1,632 slots, parking alone could fill several basement or podium levels.

The homepage master plan panel lists the four items Sobha still has to publish. The table below turns them into questions you can take to a site visit.

Question for Sobha	Why it matters
What share of the 5.21 acres stays open at ground level?	The 10% rule sets the floor; Spring Heights claims far more
Is the podium garden counted in the open-space figure?	Podium green and soil green are not the same thing
How many parking levels, and how many slots per home?	816 homes at 2 slots is about 1,632 cars
How far apart do the 2 towers stand?	The rules tie the gap to tower height
Where do cars and people enter?	Split entries keep children away from ramps
Where does the clubhouse sit, and how big is it?	One listing claims G+5; Sobha has not confirmed it

How tower placement could shape your view

On a 5.21-acre site, 2 towers cannot both face every direction. So the master plan will decide which homes see what. Three facts help you guess before the plan lands.

First, Himayat Sagar lies south of Kismatpur. Upper floors on the south face have the best chance of a lake view. Second, 2 tall towers can shade each other in the morning or evening. Where the gap falls decides which stacks lose sun. Third, about 7 homes per floor means each floor has several faces. Corner homes on 3 open sides get the most light.

The price of each view will differ too. Most tall launches in Hyderabad charge a floor-rise and a view premium. Our price guide shows how a 56-floor ladder adds up.

Do not pick a stack from a brochure sketch. Wait for the RERA filing. It holds the approved layout, the tower positions and the floor plans in one set. Then check all 3 against each other.

What to do while the plan is pending

You can still plan before Sobha shares the drawing. Start with 3 steps.

1. Pick 1 view priority. Decide whether a lake view, morning sun or a low floor matters most to you. That choice can cut about 7 homes per floor down to 2 or 3.
2. Set your density limit. Sobha Kismatpur and Spring Heights sit near 157 homes per acre. Imperial Park sits near 65. Decide which side of that range suits your family.
3. Prepare 6 questions. Take the 6 rows in the table above to the EOI meeting. Ask for each answer in writing, with a date.

Our Sobha Kismatpur project guide holds the full list of known facts. The amenities section shows what Sobha builds at this scale in its other projects. We will add the approved master plan to this page the day Sobha files it with TG RERA.