4 BHK Apartment for sale in Somajiguda, Hyderabad. 3278 sqft, ₹5.24 Cr. Verified listing with photos & owner contact on PropyMart.
About This Property
Sobha Waterfront, an exquisite offering by Sobha Limited in Somajiguda, presents an unparalleled luxury living experience with its RERA-approved 4 BHK apartments, epitomizing sophisticated design and strategic location. This under-construction project promises a lifestyle of comfort and convenience, set to redefine Hyderabad's upscale residential landscape.
📍 Location & Connectivity — Somajiguda, Hyderabad
• Hitech City / Gachibowli: Approximately 10-12 km to Hitech City, a major IT hub.
• Road connectivity: Excellent access to PV Narasimha Rao Expressway, Inner Ring Road, and NH 65. Close to Begumpet Road and Punjagutta Road.
• Metro: Nearest metro station is Begumpet Metro Station (Green Line), approximately 2 km away.
• Schools within 3 km: Delhi Public School, St Ann's High School, Meridian School.
• Hospitals within 5 km: Yashoda Hospitals Somajiguda, Apollo Hospitals Jubilee Hills, KIMS Hospitals Secunderabad.
• Shopping: GVK One Mall, Hyderabad Central Mall, Lifestyle Store within 3-4 km.
• Locality appreciation trend: Estimated 6-9% price growth over the next 2-3 years due to infrastructure development and demand.
🏗️ Project Specifications
• Developer: Sobha Limited
• Project: Sobha Waterfront
• TS-RERA: P02500005580 (Telangana RERA approved, protected under RERA Act 2016)
• Status: Under Construction | Possession: 2028-10
• Configuration: 4 BHK (3278 sqft)
• Total Floors: 15 | Total Units: 238
• Approval: GHMC
• Property Type: Apartment
🏠 4 BHK Unit Details (based on 3278 sqft)
• Estimated layout: Spacious living room (approx 450 sqft), large dining area (approx 250 sqft), 4 generous bedrooms (approx 200-280 sqft each), well-appointed kitchen (approx 150 sqft), 4-5 bathrooms (approx 60-80 sqft each).
• Ceiling height: Approximately 10 ft, providing an airy and grand feel.
• Balconies: Typically 3-4 balconies, strategically oriented for optimal natural light and ventilation, likely facing East or North.
• Kitchen: Semi-modular kitchen with granite countertop and provision for appliances; size estimate 150 sqft.
• Master bedroom: Approximately 280 sqft, featuring an attached luxurious bathroom and dedicated wardrobe provision.
• Flooring: Premium vitrified tiles in living, dining, and bedrooms; anti-skid ceramic tiles in bathrooms and balconies.
• Parking: Covered car parking for residents as per project norms.
• Utility / wash area: Yes, a dedicated utility area adjacent to the kitchen.
🌿 Amenities
• Fitness & Wellness: Clubhouse, Gymnasium, Rooftop Swimming Pool, Jogging / Cycling Path, Reflexology Park, Outdoor Fitness Corner, Yoga / Meditation Pods, Splash Pool.
• Social & Entertainment: Clubhouse, Party Lawn, Multipurpose Hall, Indoor Games, Entrance Lobby, Rooftop Lakeview Deck, Harbour Plaza.
• Kids & Family: Children's Play Area, Kids' Climbing Wall.
• Safety & Security: 24/7 security, CCTV surveillance, fire safety systems, controlled access.
• Utilities: Car Parking, Garbage Disposal, Lift(s), 24/7 power backup, water supply.
• Parking & Transport: Car Parking.
💰 Price & Financial Breakdown
• Unit price: ₹5.24 Cr | Per sqft: ₹15,985/sqft
• Stamp duty & registration: ₹20,96,000 (4% stamp duty) + ₹2,62,000 (0.5% registration)
• GST: 5% applicable as the property is under construction.
• Maintenance: Estimated ₹10,000 – ₹13,000/month (based on ₹3–4/sqft/month for 3278 sqft).
• Floor rise: Typically ₹75–125/sqft extra per floor, adding to the unit cost on higher levels.
• Estimated EMI: ₹3,50,787/month (calculated at 8.5% p.a. interest, 20-year tenure, 80% Loan-to-Value).
• Rental yield: Expected 3.5–4.5% per annum in the Somajiguda corridor for luxury properties.
• Capital appreciation: Anticipated 6–8% per annum based on Somajiguda's robust growth trajectory and premium market segment.
📊 Market Intelligence — Somajiguda & Hyderabad
Somajiguda stands as a prime micro-market in Hyderabad, known for its strategic central location, excellent social infrastructure, and proximity to major business districts and high-end retail. Its connectivity to the IT corridors via well-developed road networks and the metro makes it highly attractive for professionals and investors. Recent infrastructure projects, including ongoing metro expansion and HMDA approvals for commercial and residential developments, further enhance its appeal. Hyderabad consistently ranks as one of India's top real estate markets, driven by its booming IT/ITeS sector, pharmaceutical industry, and a transparent regulatory environment championed by TS-RERA. Sobha Waterfront, with its premium developer, luxury amenities, and waterfront concept, is uniquely positioned to capitalize on this growth, offering a blend of lifestyle and investment potential that is hard to match in the current market.
🏆 Top 5 Reasons to Buy
1. Developer Reputation: Sobha Limited is renowned for its superior construction quality, timely delivery, and meticulous attention to detail, ensuring a premium product.
2. Location Advantage: Situated in Somajiguda, it offers unparalleled connectivity to Begumpet Metro (2 km), and major IT hubs like Hitech City (10-12 km) and Financial District.
3. Price Value: At ₹15,985/sqft, it offers competitive pricing for a luxury brand in a prime central Hyderabad locality, promising strong capital appreciation.
4. RERA Protection: TS-RERA registration number P02500005580 ensures transparency, accountability, and legal protection for homebuyers under the RERA Act 2016.
5. Investment Case: High rental yield potential (3.5-4.5% p.a.) and robust capital appreciation (6-8% p.a.) driven by Somajiguda's status as a premium residential and commercial hub.
❓ Buyer FAQ — 27 Questions
Q: What is the exact price of this 4 BHK in Somajiguda?
A: The exact price for this 4 BHK apartment in Sobha Waterfront, Somajiguda, is ₹5.24 Cr, with a per sqft rate of ₹15,985.
Q: What is the RERA registration number and what buyer protections does it give?
A: The TS-RERA registration number is P02500005580. This number ensures the project is approved by Telangana RERA, providing buyer protection against delays, changes in plans, and ensuring transparency.
Q: What is the possession date and what is the penalty for developer delay?
A: The estimated possession date for Sobha Waterfront is October 2028. Under RERA, if the developer delays possession, they are liable to pay compensation to the buyer, typically interest on the amount paid, until actual possession.
Q: Who is Sobha Limited — how many years, key Hyderabad projects, reputation?
A: Sobha Limited is a leading Indian real estate developer established in 1995, known for its high-quality construction and timely delivery. In Hyderabad, they have delivered projects like Sobha Halcyon and Sobha City, earning a reputation for premium luxury and reliability.
Q: What is the price per sqft and how does it compare to Somajiguda average?
A: The price per sqft is ₹15,985. This is competitive for a luxury project by a renowned developer in Somajiguda, which typically sees average prices ranging from ₹12,000 to ₹18,000+ per sqft for premium properties.
Q: Which banks offer home loans for Sobha Waterfront?
A: Major banks like HDFC Bank, ICICI Bank, State Bank of India, Axis Bank, and Kotak Mahindra Bank typically offer home loans for RERA-approved projects by reputed developers like Sobha Limited.
Q: What will be the EMI at current rates?
A: For an 80% loan-to-value (LTV) at 8.5% p.a. over 20 years, the estimated EMI for this 4 BHK (₹5.24 Cr) would be approximately ₹3,50,787 per month.
Q: What is the stamp duty and registration charge in Telangana?
A: In Telangana, the estimated stamp duty for this property is ₹20,96,000 (4%) and the registration charge is ₹2,62,000 (0.5%), totaling ₹23,58,000.
Q: Is GST applicable and how much?
A: Yes, GST is applicable at 5% on the property value as the project is under construction. This amount is usually calculated on the agreement value excluding land cost.
Q: What are the monthly maintenance charges?
A: Estimated monthly maintenance charges for this 3278 sqft apartment would be between ₹10,000 and ₹13,000, based on an average of ₹3 to ₹4 per sqft per month.
Q: Is there a floor rise charge — how much?
A: Yes, a floor rise charge is typically applicable, estimated to be between ₹75 to ₹125 per sqft for each floor increment, adding to the base price of higher-floor units.
Q: What amenities are available and what is included in base price?
A: Amenities include a Clubhouse, Rooftop Swimming Pool, Gymnasium, Children's Play Area, and more. Most common area amenities are included in the base price, though specific premium access might have additional charges.
Q: Distance to nearest IT hub — Hitech City / Gachibowli / Financial District?
A: Sobha Waterfront is approximately 10-12 km from Hitech City, 15-18 km from Gachibowli, and 18-20 km from the Financial District, providing reasonable commuting times.
Q: Which schools are within 3 km?
A: Within 3 km, prominent schools include Delhi Public School, St Ann's High School, and Meridian School, offering quality education options for families.
Q: Which hospitals are within 5 km?
A: Major hospitals within 5 km are Yashoda Hospitals Somajiguda, Apollo Hospitals Jubilee Hills, and KIMS Hospitals Secunderabad, ensuring excellent healthcare access.
Q: What are the nearest malls and retail zones?
A: The nearest malls are GVK One Mall, Hyderabad Central Mall, and Lifestyle Store, all within a 3-4 km radius, providing diverse shopping and entertainment options.
Q: What is the metro/transport connectivity?
A: The nearest metro station is Begumpet Metro Station (Green Line), approximately 2 km away. The locality also has robust public transport connectivity with TSRTC buses and ride-sharing services.
Q: What is the current resale value trend in Somajiguda?
A: Somajiguda consistently shows a positive resale value trend, with property values appreciating due to its prime location, developed infrastructure, and high demand for luxury residences.
Q: What rental income can I earn from this property?
A: A 4 BHK luxury apartment in Somajiguda can command a rental income of approximately ₹1.5 Lakh to ₹2.2 Lakh per month, translating to a rental yield of 3.5% to 4.5% per annum.
Q: How does Sobha Waterfront compare to competing projects in Somajiguda?
A: Sobha Waterfront distinguishes itself with Sobha Limited's brand reputation, premium construction quality, unique waterfront theme, and comprehensive luxury amenities, often surpassing other projects in design and finish.
Q: What is the carpet area vs. super built-up area for this 4 BHK?
A: While the super built-up area is 3278 sqft, the carpet area for a 4 BHK of this size typically ranges from 70% to 75% of the super built-up area, approximately 2295 to 2458 sqft.
Q: Is the layout Vastu compliant?
A: Yes, Sobha Waterfront includes Vastu Compliant design elements, ensuring harmony and positive energy flow within the apartments, a feature often sought after by buyers.
Q: What is the parking arrangement — covered or open?
A: The project provides covered car parking spaces for residents, ensuring security and protection for vehicles within the premises.
Q: Is 24/7 power backup and water supply guaranteed?
A: Yes, Sobha Waterfront ensures 24/7 power backup for common areas and apartments, along with uninterrupted water supply through efficient water management systems.
Q: What legal documents will I receive at possession?
A: Upon possession, you will receive the Sale Deed, Occupancy Certificate (OC), Completion Certificate (CC), and other relevant property documents as per RERA guidelines and state laws.
Q: What is the cancellation and refund policy?
A: The cancellation and refund policy is governed by the RERA Act 2016. Typically, a portion of the booking amount may be forfeited upon cancellation, with the remainder refunded as per the agreement terms.
Q: Is this property eligible under PMAY housing scheme?
A: Given the property's price point of ₹5.24 Cr, it is generally not eligible under the Pradhan Mantri Awas Yojana (PMAY) housing scheme, which targets affordable housing segments.
🏢 About Sobha Limited
• Established: 1995
• Key completed projects in Hyderabad: Sobha Halcyon, Sobha City, Sobha Lifestyle.
• Known for: Exceptional construction quality, meticulous attention to detail, on-time project delivery, and customer-centric approach, setting industry benchmarks in luxury real estate.
