Sobha Amara Cost sheet and charges
The Sobha Amara cost sheet will list the base price plus every extra charge you pay. These include floor-rise, location premiums, parking, club fees and maintenance deposits. Taxes add 5% GST and 7.5% Telangana stamp duty and registration. SOBHA will release the official cost sheet at the November 2026 launch. For now, the 2 BHK starts from an indicative ₹1.61 Cr*. Budget about 13% to 18% extra for taxes and charges.
This page breaks down each charge, with a sample all-in cost for the entry 2 BHK. Use it to check the official cost sheet line by line when SOBHA shares it.
Sobha Amara Price Snapshot
| Configuration | Super Built-up Area | Indicative Price |
|---|---|---|
| 2 BHK | 1,150 and 1,400 sq. ft. | From ₹1.61 Cr* |
| 3 BHK | 1,550 and 1,850 sq. ft. | Price on request |
| 4 BHK | 2,525 and 3,000 sq. ft. | Price on request |
*Indicative pricing, subject to change and developer confirmation. At ₹1.61 Cr on 1,150 sq. ft., the rate works out to roughly ₹14,000 per sq. ft.
Every Charge You Will See on the Cost Sheet
A cost sheet has three parts. The first is the price of the home itself. The second covers the builder's own charges. The third covers taxes and government fees.
| Charge | What It Covers | Typical Hyderabad Range |
|---|---|---|
| Base price | Rate per sq. ft. multiplied by SBA | As per the launch rate |
| Floor-rise charge | Extra cost for each floor above a set level | Often ₹20 to ₹100 per sq. ft. per slab of floors |
| Preferred location charge (PLC) | Corner, lake view, park view or high floor | ₹100 to ₹400 per sq. ft. |
| Car parking | Covered or stilt parking slot | ₹3 lakh to ₹6 lakh per slot |
| Club membership | One-time fee for clubhouse access | ₹1.5 lakh to ₹3 lakh |
| Advance maintenance | 12 to 24 months paid in advance | ₹1 lakh to ₹2.5 lakh |
| Corpus fund | One-time fund for major future repairs | As per the cost sheet |
| Utility connections | Power, water and gas connections | ₹30,000 to ₹70,000 |
| GST | 5% on under-construction homes | 5% of the agreement value |
| Stamp duty, transfer duty, registration | Telangana government charges | 7.5% of value |
The ranges above come from current Hyderabad projects, not from SOBHA. SOBHA's own figures will appear in the launch cost sheet.
Sample All-in Cost for the Sobha Amara 2 BHK
This sample shows how the charges add up for the entry 2 BHK. Builder charges use mid-range Hyderabad figures, so treat them as a guide only.
| Line Item | Sample Amount |
|---|---|
| Indicative price | ₹1.61 Cr |
| GST at 5% | ₹8.05 lakh |
| Stamp duty, transfer duty and registration at 7.5% | ₹12.08 lakh |
| Car parking (one slot, if charged separately) | ₹4 lakh |
| Club membership | ₹2 lakh |
| Advance maintenance and corpus | ₹2 lakh |
| Legal, utility and loan processing costs | ₹1.5 lakh |
| Estimated all-in cost | About ₹1.91 Cr |
So the real cost can sit around 18% above the headline price. If SOBHA bundles parking or club fees into the base price, your total will come down.
How GST Works on the Cost Sheet
GST on under-construction homes stays at 5% without input tax credit for homes above ₹45 lakh. The GST Council's rate changes in September 2025 left this rate unchanged. GST applies on the agreement value, which usually includes parking and PLC. It does not apply on stamp duty or registration fees. Once a project receives its occupancy certificate, a ready home carries no GST.
How Stamp Duty Works in Telangana
The Telangana Registration Department's ready reckoner lists three charges on a sale deed. These are 5.5% stamp duty, 1.5% transfer duty and 0.5% registration fee, or 7.5% in all. The state charges this on the market value or the sale price, whichever is higher. Some older guides still quote a 6% total, so check the current ready reckoner before you budget.
How to Read the Official Cost Sheet
Use these checks when SOBHA shares the Sobha Amara cost sheet.
- Confirm the price per sq. ft. and whether it applies to SBA or carpet area.
- Ask for the RERA carpet area of your exact unit.
- Check which floors carry floor-rise charges and at what rate.
- See whether parking and club fees sit inside or outside the base price.
- Confirm how many months of maintenance you pay in advance.
- Check that the total includes GST and lists stamp duty separately.
Charges That Buyers Often Miss
Some costs never appear on a builder's cost sheet, yet you will still pay them. Budget for these too.
- Home loan processing fees of 0.25% to 1% of the loan amount.
- Legal checks on the title and agreement by your own lawyer.
- Interior work, which can run ₹8 lakh to ₹15 lakh for a 1,500 sq. ft. home.
- Moving costs and furniture once you take possession.
- Property tax from the year you take possession.
FAQs
SOBHA expects to release the cost sheet at the launch in November 2026. You can request early pricing through the official project website.
The 2 BHK starts from an indicative ₹1.61 Cr*. That works out to roughly ₹14,000 per sq. ft. on the 1,150 sq. ft. unit.
You will pay 5% GST on the agreement value, since the project is under construction. On ₹1.61 Cr, that comes to about ₹8.05 lakh.
Telangana charges 7.5% in all on a sale deed. On ₹1.61 Cr, that comes to about ₹12.08 lakh.
Our sample estimate puts it near ₹1.91 Cr with taxes and typical charges. The official cost sheet will confirm the final figure.
Most high-rise projects add floor-rise charges, and a G+56 tower will likely follow this. Check the rate per floor in the launch cost sheet.
