What is the Sobha Kismatpur price per sq ft?

Sobha has not released it. Nearby rates run from about ₹7,000 per sq ft for Kismatpur resale flats to about ₹22,600 at SOBHA Waterfront in Somajiguda, Sobha's only Hyderabad project on sobha.com.

When will Sobha announce the Sobha Kismatpur price list?

Sobha usually shares the price list at launch, after the TG RERA registration. As of 26 September 2026, Sobha has not announced a launch date or a RERA number.

How much will a 3 BHK at Sobha Kismatpur cost?

Nobody can say yet. At ₹11,000–15,000 per sq ft, a 2,500 sq ft 3 BHK would cost ₹2.75–3.75 crore before taxes. Both the size and the rate are our estimates.

Is GST charged on Sobha Kismatpur?

Yes, while the tower is under construction. GST on a home above ₹45 lakh is 5% of the agreement value, with no input tax credit for the buyer.

What are stamp duty and registration charges on a flat in Kismatpur?

The total is 7.5% across Telangana: 5.5% stamp duty, 1.5% transfer duty and 0.5% registration outside gram panchayats (5.5% plus 2% registration inside them). The rate applies to the higher of the sale price or the market value.

What EMI should I expect on a ₹3 crore home?

With a 75% loan of ₹2.25 crore at 8.5% for 20 years, the EMI is about ₹1.95 lakh a month. Your bank's rate and tenure will change this figure.

Sobha Kismatpur Price: Rate per Sq Ft & Cost Sheet

Sobha has not released the Sobha Kismatpur price. Nearby rates give a range. Resale flats in Kismatpur sell near ₹7,000 per sq ft. Prestige Spring Heights in Budvel lists at about ₹10,800. SOBHA Waterfront in Somajiguda starts near ₹22,600. At ₹11,000–15,000, a 3 BHK here would cost ₹2.75–4.8 crore before taxes.

Why Sobha has not released a price yet

Sobha Kismatpur is a pre-launch project. As of 26 September 2026, it has no TG RERA number. Under the RERA Act of 2016, a developer cannot sell or advertise units before it registers a project. So there is no official price list to share.

Launches in Hyderabad follow a set order under RERA. First the developer registers the project with TG RERA. Section 3 of the Act bars bookings before that. Sobha may then invite an Expression of Interest (EOI) from buyers. Then Sobha shares the price list and starts allotment. Any rate you hear before that point is a guess, including the rates on this page.

That is why every figure below comes with its source and date. We will replace the estimates with Sobha’s own numbers the day the price list lands. You can track that date on our RERA and launch status panel.

What nearby projects charge per sq ft

The best guide to a new price is what buyers pay nearby today. Five benchmarks matter for Kismatpur. Each one sits at a different level of the market.

Benchmark	Rate per sq ft	Source and date
Kismatpur resale flats	about ₹7,000	Market estimate, 2026
Prestige Spring Heights, Budvel	about ₹10,800	₹1.7–3.3 Cr for 1,576–3,051 sq ft, prestigespringheights.in (broker site), Sep 2026
New Kokapet launches	₹11,000–12,500	kokapetnewprojects.com, 2026
RealtyPromoo estimate for Sobha Kismatpur	from about ₹14,000	RealtyPromoo, 2026
SOBHA Waterfront, Somajiguda	about ₹22,600	From ₹4.41 Cr for 1,948 sq ft, sobha.com, Sep 2026

Kismatpur resale stock is mostly mid-rise. It includes PBEL City, Urbanwinds and SMR Harmony. A 56-floor Sobha tower is a different product, so a launch near ₹7,000 is unlikely.

Prestige Spring Heights is the closest new launch. It sits in Budvel, a short drive from Kismatpur. It has 1,656 homes on 10.6 acres and a TG RERA number, P02400009416. Its rate of about ₹10,800 is a fair floor for a branded tower in this belt.

Sobha’s own Hyderabad rate shows the top of the range. SOBHA Waterfront sits in central Somajiguda, facing Hussain Sagar. That is a far pricier address than Kismatpur, so Waterfront is a ceiling, not a guide. Broker sites also list a “Sobha Kokapet” project, but sobha.com does not show it. So we do not use its figures.

What a 3 BHK or 4 BHK could cost

Sobha has not released unit sizes either. Our estimate comes from the reported built-up area. 27 lakh sq ft across 816 homes is about 3,300 sq ft per home, common areas included. That gives rough bands of 2,500–3,200 sq ft for a 3 BHK and 3,400–4,500 sq ft for a 4 BHK.

The table multiplies those four sizes by three rates. It shows base price only, before GST, stamp duty and other charges.

Home and size (estimate)	At ₹11,000 per sq ft	At ₹13,000 per sq ft	At ₹15,000 per sq ft
3 BHK, 2,500 sq ft	₹2.75 Cr	₹3.25 Cr	₹3.75 Cr
3 BHK, 3,200 sq ft	₹3.52 Cr	₹4.16 Cr	₹4.80 Cr
4 BHK, 3,400 sq ft	₹3.74 Cr	₹4.42 Cr	₹5.10 Cr
4 BHK, 4,500 sq ft	₹4.95 Cr	₹5.85 Cr	₹6.75 Cr

Read this table as a planning tool, not a quote from Sobha. Two things can move it. The first is the size Sobha prints on the plans. The second is the rate on the price list.

A lower floor also changes the price. Most high-rise launches charge more per sq ft for higher floors. A 56-floor tower gives Sobha room for a steep floor-rise ladder. Ask for that ladder when you get the cost sheet.

The full cost sheet for a ₹3 crore home

The base price is not what you pay. Two government charges add about 12.5% on top. Other items add more, and Sobha has not published those yet.

GST applies while the tower is under construction. For a home above ₹45 lakh, GST is 5% of the agreement value. Buyers get no input tax credit, so the full 5% is a cost.

Telangana stamp duty is 5.5%, under G.O.Ms.No.59 of July 2021. Transfer duty adds 1.5% outside gram panchayats, and registration adds 0.5%. That makes 7.5%. Gram panchayat areas pay 5.5% stamp duty and 2% registration, also 7.5%. The state charges it on the higher of the sale price or the market value. Many older blogs still show 4% and 6%, the pre-2021 rates.

Item on a ₹3 crore home	Rate	Amount
Base price	–	₹3,00,00,000
GST (under construction)	5%	₹15,00,000
Stamp duty	5.5%	₹16,50,000
Transfer duty (outside gram panchayats)	1.5%	₹4,50,000
Registration fee	0.5%	₹1,50,000
Total before other charges	–	₹3,37,50,000

Four more items will appear on the Sobha cost sheet. They are car parking, a corpus fund, a maintenance deposit and utility connection charges. Sobha has not published these amounts, so we leave them out. Our project guide will add them the day the cost sheet is out.

EMI on a ₹2.5 to ₹4 crore home

Most buyers at this level take a home loan. RBI rules let banks lend up to 75% of the value on loans above ₹75 lakh. The table below uses that 75% cap.

It also assumes an 8.5% rate and a 20-year term. Your bank’s rate will differ, so treat these as round numbers. Each ₹1 lakh of loan costs about ₹868 a month at these terms.

Home price	Loan at 75%	EMI at 8.5% for 20 years
₹2.5 Cr	₹1.88 Cr	about ₹1.63 lakh
₹3.0 Cr	₹2.25 Cr	about ₹1.95 lakh
₹3.5 Cr	₹2.63 Cr	about ₹2.28 lakh
₹4.0 Cr	₹3.0 Cr	about ₹2.60 lakh

You pay the other 25% yourself. You also pay GST and stamp duty from your own funds in most cases. On a ₹3 crore home, that means about ₹1.13 crore of your own money.

Under-construction homes like Sobha Kismatpur also have a quirk. The bank pays the builder in stages, so your EMI starts small. It rises as each slab is certified. Some buyers pay only interest until possession.

How pre-launch pricing and the EOI work

Sobha opens most launches with an EOI round. You pay a deposit to get a place in the queue for unit selection. Broker sites describe Sobha EOI deposits as refundable, but Sobha has not confirmed the terms for Kismatpur. The EOI amount for Sobha Kismatpur is not known yet.

The EOI does not fix your price. Sobha shares the price list at allotment. Early EOI holders usually pick units first, and some launches give them a lower first-phase rate. Sobha has not said whether Kismatpur will do this.

Never pay an EOI deposit before you see a TG RERA number. Pay only into an account named in Sobha’s own documents. Our booking guide lists the five steps from EOI to handover.

What to ask when the price list lands

When Sobha releases the price, ask for the full cost sheet in writing. Check these seven items before you compare it with any other project.

Base rate per sq ft, and whether Sobha quotes it on carpet or super built-up area.
Carpet area of the exact unit, as printed in the RERA filing.
Floor-rise charge per floor. On a 56-floor tower it adds up fast.
Premiums for lake-facing, corner or park-facing units in Kismatpur.
Car parking cost for 1 slot and for 2 slots.
Corpus fund and the first 12 months of maintenance.
The payment plan, and the share of the price due before the first slab.

Then work out the all-in price per sq ft of carpet area. The next section shows how, with a ₹3.3 crore example.

Price per sq ft of carpet: the number to compare

Hyderabad developers quote rates on different areas. One may quote on super built-up area. Another may quote on carpet area, as RERA requires in the agreement. A lower headline rate can hide a smaller home.

Carpet area is the floor inside your walls. In Hyderabad high-rises, it is often 65–75% of the super built-up area. So a 3,000 sq ft super built-up home may have about 2,100 sq ft of carpet.

Here is a worked example. Say Sobha prices that 3,000 sq ft home at ₹11,000 per sq ft. The base price is ₹3.3 crore. Add 5% GST and 7.5% stamp duty, and the total is about ₹3.71 crore. Divide by 2,100 sq ft of carpet, and you pay about ₹17,700 per sq ft of carpet.

Step	Figure
Super built-up area	3,000 sq ft
Carpet area at 70%	2,100 sq ft
Base price at ₹11,000 per sq ft	₹3.30 Cr
GST 5% and stamp duty 7.5%	₹0.41 Cr
All-in price	₹3.71 Cr
All-in price per sq ft of carpet	about ₹17,700

Run the same sum for every project on your list. Use the carpet area from each RERA filing, not the brochure. Then Sobha Kismatpur, Prestige Spring Heights and a Kokapet tower sit on one scale.

The ratio matters as much as the rate. At 65% carpet, the same home gives 1,950 sq ft and about ₹19,000 per sq ft of carpet. At 75%, it gives 2,250 sq ft and about ₹16,500. A 10-point swing in the ratio moves the real price by more than ₹2,000 per sq ft.

The Sobha Kismatpur project guide covers the rest of the project. It lists the towers, the location and the status of every open question.

Sobha Kismatpur Price: What a Home Could Cost Before Launch