r/hyderabadrealestate

I have shared my overall experience in this project and this post is meant to bring out the reality of what's happening in the project. I hope this post reaches other individual investors who got trapped in this project like me.

Back in 2019 I have invested in a high rise gated project in Kollur as a landowner. They offered a 3bhk, 1860 sqft flat for ~25 Lakhs OTP. The location seems perfect it was right next to exit 2. The promises seemed genuine and they were supposed to deliver the flats by 2025.

Just like me there are 1800+ landowners who have invested in this project.

But after land registration and DAGPA which happened in early 2020, the builder troubles started. He didn't go for approvals and stated some XYZ reasons every single time and delayed the project a lot till 2024 i.e. nearly 4 years.

December 2024 they received the HMDA approval and though it's been more than a year since they received the approval the company has still not paid the hmda fees of 60 Crores saying lack of funds. and there is no builder taking over the project as the landowner share is very huge.

The landowners formed an association and made a core team among themselves to get things moving. They tried a lot by forcing the builder Umakant (Director of Anuktha Avenues) to pay the HMDA fee but he is paying at a snail's speed 1 crore at a time. But till now I think he hardly paid 10cr.

6+ years have passed but even a small hole is also not dug up in the venture.

The core team always told the other investors during the meeting not to speak loudly with Anuktha people whenever we meet or not to report this to the media or not to take any legal actions. their reasons were that it will create a lot of negative noise about the project. I have always wondered why they are asking everyone to not raise our concerns. Thanks to my colleague with whom I had shared about this venture, he immediately got in a contact through his circle and found the truth. The core team from the association is being bribed by the Builder. They have been getting gifts and they also received one free car parking each in the venture for keeping Umakant out of troubles from other landowners.

After hearing all this I seriously wanted to exit this project and approached the builder that I want to sell my landowner share flat and after a few weeks he found a buyer and I exited from the project. I got 60 lakhs for the unit. Which is very less compared to the market value but I didn't want to get even more stressed out.

I hope this post reaches other investors like me and they get to know the harsh reality of this project and the core team whom we have trusted.

Just bought a flat at PGG . What schoked me was th calculation .

base price 7299 . i got flat on higher floor . total cost : ~1,01,00,000 . (1 cr 1 lakh) (GST 5 lakhs and other charges of 6.5 lakhs are not included in this).

7299*1169 equals 84 lakhs 68 thousand. This difference of ~16 lakh is for floor rising and car parking . assuming car parking costed me 5 lakh (which is too much) . i paid 10 lakh just for floor rise . even if i assume its 52nd floor it comes down to 20k per floor .

i got effective price of ~ 8,500 per sft .

confused on what kind of calculation is this . waiting for aos process to start so that i can clear this doubt .

We are looking to buy a villa plot(not villa) in a gated community around Tukkuguda. We are not planning to construct a house for the next 3-4 years. We want to buy a villa plot now and do custom construction in the future. Could you please suggest some good, trusted ventures?

Looking to buy a villa in kollur close to orr. Currently looking at two options

1. Aparna Deccan Town

2. Mayfair Majesty

Both are quoting around 30k per sqft with some room for negotiation at Mayfair. The price feels insane to me.

I’m a serious buyer but there’s no way I’ll buy at these rip off prices. I’m not sure if I’m right/wrong to feel this is overpriced. If people with deep real estate knowledge can help me understand what would be a fair price per sqft for these villas, that’d be great!

Folks I’ve been receiving multiple calls from first time home buyers mostly, and I completely understand how owning a home decision can links to emotion.

Buying a home is not just the biggest financial commitment most people ever make. it’s also an emotional rollercoaster.

The long-term EMI burden (often stretching 20–30 years), fear of job loss, and the stress of such a huge financial commitment can feel heavy.

Many people get emotionally attached to a particular project or flat.

Recently, I’ve seen buyers cry when they miss an allotment after launch.

That level of emotion is real be it buying or selling, which is exactly why extra caution is needed.

Emotion should never cloud your judgement.

What Must Know Before Buying : -

Many first time buyers get carried away by attractive photos, videos, Drone shots and marketing hype.

In excitement, they rush into decisions, only to feel disappointed later. The ground reality is often very different from what’s shown online.

Builders usually hold back the best inventory and sell those units at a premium later, while pushing average flats in the initial phases.

There is no need to hurry. Plenty of inventory is expected to unlock in the coming years. Waiting for the right moment is often wiser than rushing in with FOMO.

Practical Tips for First-Time Home Buyers

1. Clarify Your Purpose Clearly

Ask yourself. Are you buying for self occupation or as an investment?

Given the current market conditions (limited visible social infrastructure and potential oversupply in some areas), I don’t strongly recommend buying purely for investment right now.

If buying for living, prefer ready-to-move or near-completion projects or under construction with strong builder profile and strong long-term resale and rental potential. I personally suggest going for at least a 2.5 BHK on mid-floors for better livability and future value.

2. Choose the Right Location

For self-occupation, prioritize proximity to your workplace (especially IT hubs like Gachibowli, Hitech City, or Financial District), good schools, hospitals, and daily needs.

Calculate your actual commute time. It matters a lot in the long run.

3. Recommended areas (if your budget allows):

Kokapet, Financial District, Nanakramguda, Puppalaguda, Narsingi, and the HCU-Kondapur belt.
These locations work reasonably well for both living and rental income (though rental yields are currently low around 3–3.5%).

For tighter budgets:

Stick to Tellapur or Osman Nagar on the ORR side. Avoid going too far beyond the ORR until infrastructure visibly improves.

4. Set a Realistic Financial Budget

Strictly avoid OTP (One Time Payment) schemes. Go for CLP (Construction Linked Plan) even if it costs you 15–20% more. Tt protects your cash flow. It is okay to go with Pre-launch EOI project when builder profile is good.

Your EMI should ideally not exceed 30–35% of your monthly take home income.

Try to fund at least 40–50% of the property value from your own savings to reduce debt burden.

5. Choose the Builder and Project Wisely

This is the most critical step. Do thorough due diligence:

Check the builder’s past delivery track record and reputation.

Look for any history of delays or frequent RERA deadline extensions.

Verify financial stability and quality of construction.

Talk to existing owners and tenants in the builder’s previous projects.

Visit surrounding areas, check for any red flags like nearby burial grounds, water supply issues, etc.

Ensure all approvals are in place (HMDA, RERA). Review Supplement/Title Deed, EC (Encumbrance Certificate), and legal documents.

Consult a good lawyer. it’s worth the small investment to avoid future headaches.

Pro Tip: Shortlist only 3–5 projects maximum. Looking at too many options will only confuse you.

Prioritize due diligence over speed.

Final Thought : -

Home buying is a marathon, not a sprint. Take your time, control your emotions, and make a decision based on logic and thorough research rather than excitement or fear of missing out.

If you're a first-time buyer feeling anxious, remember, A well-chosen home brings peace, not stress. Don’t let FOMO or builder pressure push you into a wrong decision.

Hi everyone,

I’m a developer with a plotted layout in Sadashivpet ( municipality), On Mumbai highway.We have received DTCP and RERA for our phase-I (7 acres)

Sharing here directly because many buyers prefer speaking to developers instead of middlemen.

The location has good connectivity and strong future potential. Suitable for investment now or building later.

If anyone is seriously looking for plots near Hyderabad, feel free to message me directly. Happy to share details, pricing, location and also exit strategy for Investors

I’m seeing lot of villa projects coming up and considering one near kollur that’s ready to move, Myra villas. Want to confirm if anyone can confirm documents, legal approvals, registration details etc before i proceed?

Why people are talking about mid size builders like having G+10 floors and in 5 acres of land. So far in this sub, I have not seen anyone talking about purchasing flats in this segment. I am planning to buy a flat and considered this segment because it’s not high rise, not huge fish market daily, thought it would be better than other high rises.

I understand we think about construction quality in this segment. But are there any other concerns buying flat with these type of builder/community?

Thinking of buying my first plot in raviryal. It is right in the main road 100ft road and next to wonderla. Quoting 38k/sqyd.

Please suggest

If you had to choose one option, which would you prefer to invest in?

1.	Purchasing 1–2 acres of agricultural land at ₹80 lakh per acre

2.	Buying a couple of residential plots priced below ₹25,000 per square yard

3.	Investing in a gated farm plot

From an appreciation perspective, agricultural land seems attractive, but it also comes with higher risk. At the same time, there are many plotting ventures in the market, so it’s uncertain how strong resale demand will be. Gated farm plots, on the other hand, appear to be more lifestyle-oriented investments and may not appreciate as much.

I would appreciate your thoughts on this.

Hey, is there an owner’s group i can be a part of to receive updates? Please DM!

Hyderabad market looks strong overall, but resale feels very hit or miss.

Some flats sell quickly, some don’t move at all. It almost feels like a roller coaster.

Is resale actually tough in Hyderabad?

Or is it just about getting pricing and expectations right?

Curious to hear real experiences.