Neopolis,
Hyderabad West

Neopolis is a planned 530-acre layout on the western edge of Hyderabad, inside Kokapet in Rangareddy district, in Survey Numbers 239 and 240. It sits on the Outer Ring Road and immediately west of the Financial District at Nanakramguda, with Kokapet's older residential belt alongside it and Gandipet and Osman Sagar to the south-west. HMDA reaches it from the ORR through a trumpet interchange.

HydRealtyPro tracks them separately. Neopolis is the planned layout of large parcels, and Kokapet is the older residential belt beside it, built on smaller land. Several brochures print the two names together, so the address on a cover is not decisive. The survey number in the sale agreement is.

Twelve: Brigade Gateway, My Home Nishada, Sattva LakeRidge, Rajapushpa Casa Luxura, One by MSN, Prestige Clairemont, The Cascades Neopolis, Rajapushpa Skyra, Sattva Lago, NEO by Yula, Rise With 9 (The Trilight Residences), and Brigade Gateway Phase 2. Eleven have a project page built from the developer's own brochure with the TG RERA registration number published. Brigade Gateway Phase 2 is pre-launch and has no registration number yet.

Parcel size. The layout was released in large plots, which lets a scheme place fewer, taller towers on more open ground and spread the amenity programme across podium, mid-level and sky floors. Several projects tracked here exceed fifty floors; Prestige Clairemont at G+33 to G+38 and My Home Nishada at G+44 are the lower-rise exceptions.

Take the P-prefixed registration number from the project page and search it on the Telangana RERA portal. The registration should name the same promoter and the same survey numbers as the brochure. HydRealtyPro is a registered agent under TG RERA A01100004197.

By land, My Home Nishada at 16.68 acres. By home count, My Home Nishada again at 1,398, with The Cascades Neopolis at 1,199 and Prestige Clairemont at 928. By apartment size, Rajapushpa Casa Luxura, which is 4 BHK only from 5,735 to 7,790 sft. Brigade Gateway has the single largest home at 9,859 sq.ft.

Brigade Gateway prints both saleable and carpet on every unit sheet, and One by MSN breaks each unit into saleable, carpet, balcony and common area. Several others print saleable only. Ask for the carpet area recorded in the RERA registration for the exact unit you are offered, and agree a rate with both figures in front of you.

Not strictly. My Home Nishada and Prestige Clairemont both print Kokapet on their own documents, and their project pages file them under Kokapet. They are listed here because buyers shortlist them alongside the Neopolis towers. The survey number on the sale agreement is what settles a locality, not a hub page or a brochure cover.

Neopolis is a 530-acre greenfield layout at Kokapet in Survey Numbers 239 and 240, on Government of Telangana land auctioned by the Hyderabad Metropolitan Development Authority. HMDA states Rs 300 crore of infrastructure investment, 41 acres earmarked for amenities inside the layout, and an average elevation of 588 metres above mean sea level. The land is described as 100 per cent encumbrance-free with clear government title.

HMDA publishes no limit on FSI for the Neopolis layout. Norms are instead governed by the width of the road a plot abuts and the maximum height permissible by the Airports Authority of India. That, more than anything else, is why towers here run past fifty floors while older Kokapet stock on smaller parcels does not. Land use is a Multiple Use Zone needing no reclassification.

Two sections. The 45 metre internal road carries an 8-lane carriageway and the 36 metre road a 6-lane carriageway. Both are specified by HMDA with cycle tracks, pedestrian walkways, tree zones, utility ducts, storm water drains and street lighting. Plots in the 2023 auction round are described as all bounded by 36 m and 45 m wide roads.

The July 2023 round offered seven parcels totalling 45.33 acres: plots 06, 07, 08, 09, 10, 11 and 14, ranging from 3.60 to 9.71 acres. The November 2025 Phase III round offered six parcels totalling 27.00 acres: plots 15 to 20, from 4.00 to 5.31 acres, plus a separate Golden Mile Site-2. Auctions run through MSTC Limited with Cushman and Wakefield as transaction advisor.

Not in service. HMDA describes a proposed Metro corridor running from Raidurg to Neopolis via Khajaguda, Nanakramguda and the Financial District, and says Metro Neo is under active consideration. Both are proposals. Several developer brochures in this layout quote a metro station as a benefit, so check whether the alignment has been notified before you price it into a purchase.

Neopolis is a 530-acre planned layout on the western edge of Hyderabad, inside Kokapet in Survey Numbers 239 and 240. The land belongs to the Government of Telangana and is being sold to developers parcel by parcel through HMDA e-auctions. It is zoned as a Multiple Use Zone for office, residential, retail, entertainment, healthcare and hotel use, with no limit on FSI, which is why the towers here are the tallest in west Hyderabad.

Kokapet. HMDA's own auction brochures place the Neopolis layout in Survey Numbers 239 and 240 of Kokapet, and title both books after Kokapet. Narsingi is a separate village further south-east along the Outer Ring Road and is marked separately on HMDA's own maps. Some listings use Narsingi loosely for anything on this stretch of the ORR, so check the survey number on the sale agreement rather than the address on a brochure.

No. They are two separate HMDA layouts. The November 2025 Phase III brochure marks a proposed Neopolis site and a proposed Golden Mile site as distinct locations on the same map, and devotes a separate page to Golden Mile Site-2 with its own plot schedule. Projects sometimes describe themselves as being on the Golden Mile at Kokapet, which is a different address from the Neopolis layout even though both sit in Kokapet.

HMDA's 2023 layout plan for Survey Numbers 239 and 240 marks a parcel of 8.66 acres as SEZ land, alongside the plots offered for auction and larger private holdings including a 75-acre DLF parcel. The layout as a whole is not an SEZ. It is zoned as a Multiple Use Zone, and the SEZ marking applies to that one parcel on the plan rather than to Neopolis generally.

It depends on whether you count floors or feet, and the brochures make this harder than it should be. Rise With 9 is the only project that prints an actual height, at 641.7 feet for twin towers of G+56 and G+57. Brigade Gateway also reaches G+57, NEO by Yula states 57 storeys and Rajapushpa Skyra 56. The Cascades quotes 63 levels, but that total includes seven parking levels, a podium and a rooftop, so it is not comparable.

No. Every project HydRealtyPro tracks in Neopolis starts at three bedrooms. The smallest home on the hub is a 1,989 sq ft saleable unit at Prestige Clairemont, and the smallest inside the layout proper is around 2,152 sq ft at Sattva LakeRidge. The HMDA parcels were auctioned at prices that make compact units uneconomic here, so if you want a 2 BHK on this corridor you are looking at older Kokapet stock rather than Neopolis.

Most of them, and two are four-bedroom only. One by MSN is 4 BHK exclusively from 5,250 to 7,460 sq ft saleable, and Rajapushpa Casa Luxura is 4 BHK exclusively from 5,735 to 7,790 sq ft. Brigade Gateway runs from three to six bedrooms and has the single largest home tracked here at 9,859 sq ft. Sattva LakeRidge, Sattva Lago, The Cascades, Rajapushpa Skyra, NEO by Yula, My Home Nishada and Prestige Clairemont all carry 4 BHK alongside smaller configurations.

Two: Prestige Clairemont and My Home Nishada. Everything else tracked here is under construction. Both ready projects sit on the Kokapet side rather than inside the Neopolis layout proper, which follows from the layout being auctioned from 2023 onwards, so nothing inside it has had time to complete. Ask which towers the occupancy certificate covers, because at 928 and 1,398 apartments handover is often tower by tower.

Apartments transact in a band of roughly Rs 12,000 to Rs 16,000 per sq ft as at August 2026. That is HydRealtyPro's own observed range across the projects tracked here, not a figure from a published document, and it moves. Establish whether a quoted rate is a base rate or an all-inclusive one before comparing two projects, because the two can differ by a fifth, and rates here are quoted on saleable area rather than carpet.

Three reasons compound. HMDA auctioned the land at some of the highest rates the city has seen, and that land cost passes through to the buyer. There is no FSI limit, so developers build tall and sell large-format homes, which lifts the ticket size further. And the layout was released in big parcels, so schemes here carry podium, mid-level and sky amenity programmes that a smaller site could not support.

HMDA lists Indus, Gaudium, Oakridge, Chirec, Rockwell International, Phoenix Greens, Future Kids and Birla Open Minds among the schools, and AIG, Continental, Sunshine, Care, AINU, Apollo, BirthRight by Rainbow, Omega, KIMS and TIMS among the hospitals. Hotels named include Marriott Executive Apartments, Sheraton, Holiday Inn, Fairfield, Hyatt and Lemon Tree. These are the authority's own lists of infrastructure serving the layout, with no distances stated against them.

Four of the twelve. Brigade Gateway prints saleable and carpet on every unit sheet. One by MSN breaks each unit into saleable, carpet, balcony and common area, and My Home Nishada does the same across all four tower pairs. Sattva Lago's drawn schedule gives carpet from 1,907 to 2,972 sq ft against super built-up of 3,088 to 4,976. The rest publish saleable area only.