Introduction: Kokapet Neopolis
Kokapet Neopolis is a new layout development in Hyderabad. The Telangana government is spearheading a project to create a sustainable, smart layout that will serve as a model for urban development in the country. The layout falls under the Special Development Zone (SDZ) of land use under the HMDA Master Plan 2031.
In this article, we will take a closer look at the plans for Kokapet Neopolis, including its location, infrastructure, and projects, and explore the challenges and opportunities that the project presents.
Background – Kokapet Neopolis
Rapid population growth, urbanization, and economic development drive the need for new cities in India. India requires new cities to accommodate its increasing population and support its economic growth. The Indian government has identified the development of smart cities as a key strategy for addressing these challenges and driving economic growth.
Developers are currently planning Kokapet Neopolis as one of several smart layout projects in Hyderabad. They aim to make it a modern and efficient urban area for residents. The project is being led by the Telangana government, in partnership with private-sector companies.
The proposed layout will be located in the Kokapet region of the Greater Hyderabad region, which is currently an undeveloped area. The 49-acre layout has 7 land parcels at Kokapet and the layout plan of Kokapet Neopolis is in survey numbers 239 & 240.
The Telangana government has invested Rs 300 crore for infrastructure development by Hyderabad Metropolitan Development Authority.
HMDA has completed the trunk infrastructure on-site within 18 months. The layout has an average elevation of 588 meters above mean sea level.
Plans for Kokapet Neopolis
HMDA will design the layout of Kokapet Neopolis to be sustainable, focusing on reducing its environmental impact. We will achieve this by incorporating renewable energy sources, such as solar and wind power, and promoting sustainable transportation options, such as electric vehicles.
Internal Roads and Infrastructure
The layout will also have an internal road pattern of 45 mt with an 8-lane carriageway and 36mt with a 6-lane carriageway which is pedestrian-friendly, with utility ducts, stormwater drains, cycle tracks, pedestrian walkways, tree zones with street light illumination, etc.
The layout will also be designed to be a smart layout, with a focus on using technology to improve the quality of life for residents. This will include the use of smart building technology, such as energy-efficient lighting and heating systems, as well as the use of smart layout infrastructure, such as traffic management systems and public Wi-Fi. The layout will have a dedicated electric power substation with underground cables for the layout.
The layout will be a 2-minute drive from the Trump Interchange on the outer ring road.
Urban spaces
Another key aspect of the Kokapet Neopolis project is the emphasis on creating a livable and inclusive layout. The layout will be designed to be walkable, with plenty of green spaces and public parks. There will also be a focus on affordable housing and community development, to ensure that the layout is accessible to people from all backgrounds. The land has been earmarked for the development of amenities within the Neopolis layout.
Location
The layout is strategically located to ensure that you are always well-connected throughout Hyderabad. Surrounded by commercial hubs (Financial districts, Hitec City), recreational zones, and transportation facilities, you are sure to be close to it all.
It is just 5 mins from the new American consulate.
Key Features
The land use is classified as Multiple Use Zone for commercial, residential, retail & entertainment with no requirements of further reclassification of land use.
It has an unlimited FSI (Floor Space Index) with high-rise development with no limit on FSI. The AAI (Airport Authority of India) governs the norms by specifying the permissible maximum height and width of the abutting road.
One of the key features of Kokapet Neopolis is its location. The layout will be situated in an encumbrance-free area, with clear title land owned by the government. This means that there will be no legal issues or disputes surrounding the land, making it easier to develop.
Plans are actively under consideration for a metro network, including the Metro Neo line, to ensure that the layout is well-connected. This will provide residents with easy access to the layout and other parts of Telangana.
Amenities
Kokapet Neopolis will also offer a range of amenities to residents. The layout will be located near several high-end hotels, including the Mariott executive apartments, Sheraton, Fairfield, Hyatt, and Lemon Tree. This will make it an attractive destination for business travelers and tourists.
The layout is also located nearby to a number of high-quality schools, such as Indus, Gaudium, Oakridge, Chirec, Rockwell International, and Birla Open Minds. This will make it an ideal location for families with children.
Additionally, there are a number of hospitals nearby, such as AIG, Continental, Yashoda, Care, and Apollo, ensuring that residents have access to quality healthcare.
Catchment of vibrant gated communities by reputed international, national, and regional developers including gated communities & townships inclusive apartments in Narsingi, Kokapet, Gandipet, Kollur & Tellapur all within 3-4 km from the proposed site.
Current Projects in Neopolis
Residential Projects in Neopolis
Neopolis Kokapet is currently experiencing a boom in residential projects with several new developments under construction. These projects include luxury apartments with modern amenities and facilities. Developers design the projects to cater to the needs of premium property buyers.
1. Brigade Gateway
Brigade Gateway rises in Neopolis, Kokapet across 9.7 acres. The developer, Brigade Group is developing two tall towers with five basements, a stilt level and 57 floors each. The project offers 594 luxury apartments in 3 BHK, 4 BHK, 5 BHK and 6 BHK duplex formats. Sizes range from 3,065 to 9,860 sq ft. The layout gives 70 percent open space that brings light and air into every corner. A grand clubhouse spreads across thousands of square feet with planned premium amenities. Brigade Gateway aims to complete construction by 2029 and create one of the tallest residential addresses in Hyderabad.
2. The Cascades Neopolis
The Cascades Neopolis by GHR Infra, Lakshmi Infra and Urban Blocks Realty stands on 7.34 acres in Kokapet. Five towers rise with two basements, five parking levels, a stilt and 55 floors each. The project delivers 1,199 homes in 3, 3.5, 4 and 4.5 BHK layouts. Sizes start at 2,560 sq ft and go up to 4,825 sq ft. Residents enjoy generous open spaces and a 2,00,000 sq ft clubhouse with modern facilities. The design focuses on lifestyle, comfort and urban convenience. The Cascades Neopolis plans to complete construction by March 2030 and offer a landmark residential experience.
3. My Home Grava
My Home Grava stands in Neopolis, Kokapet on 17.52 acres. Hyma Developers builds one tower with 54 floors and six towers with 49 floors plus stilt and basements. The project offers 1,289 large 4 BHK apartments ranging from 4,365 to 8,640 sq ft. It keeps 80 percent of the area open and adds a grand tower lobby and lounge for a luxury feel. Two blocks of clubhouse spread across 1,20,000 sq ft with curated amenities for residents. My Home Grava focuses on spacious layouts and high quality living and expects to complete construction by 2028.
4. Prestige Clairemont
Prestige Clairemont sits on 7.56 acres in Khanapur-Kokapet and carries the signature of Prestige Group. Four towers rise between 33 and 38 floors. The project offers 928 homes in 3 and 4 BHK configurations ranging from 1,988 to 4,056 sq ft. The layout connects directly to Neopolis and brings quality design and modern amenities to this fast-growing hub. A 50,000 sq ft clubhouse provides world-class facilities and leisure zones. Prestige Clairemont targets completion by 2027. It aims to create a landmark residential community that blends location, space and trusted brand value in Hyderabad.
5. One By MSN
One By MSN by MSN Realty spreads across 7.75 acres in Kokapet Neopolis. Six towers rise with two basements, three podium levels and 56 floors. This project offers 655 ultra-luxury 4 BHK apartments sized from 5,250 to 7,460 sq ft. The layout gives large open spaces and a premium lifestyle with a 1,00,000 sq ft clubhouse. It focuses on privacy, quality and high-end design for a small community of select buyers. One By MSN plans completion by 2030. It targets people who want a statement home with unmatched facilities in a prime Hyderabad location.
6. Lakeridge by Sattva
Lakeridge by Sattva Group covers 6.32 acres in Neopolis, Kokapet. Six towers rise to 37 floors each and house 946 homes. Buyers can pick from 3, 4 and 5 BHK apartments in sizes from 2,152 to 5,500 sq ft. The Fern Tower features exclusive 5 BHK units with 12 ft floor height. A 50,000 sq ft clubhouse brings world-class amenities, indoor sports and social spaces. Lakeridge by Sattva blends luxury and convenience in one of Hyderabad’s fastest-growing hubs. The project expects completion by January 2028 and aims to deliver high-rise living with open spaces and premium design.
7. Casa Luxura
Casa Luxura by Rajapushpa Properties spreads across 7.7 acres in Kokapet Neopolis. Five towers rise with two basements, three podiums and 50 floors each. The project features 612 ultra-luxury 4 BHK apartments ranging from 5,735 to 7,790 sq ft. It offers 70 percent open space that enhances light and ventilation. A 60,000 sq ft clubhouse anchors the project with leisure, wellness and social areas. Casa Luxura aims to complete construction by 2028. The project focuses on large layouts, premium amenities and a prime address in Hyderabad’s growing high-rise corridor.
8. Rajapushpa Skyra
Rajapushpa Skyra stands on 6.5 acres in Kokapet Neopolis. Three towers rise with two basements, three podium levels and 56 floors each. The project delivers 777 homes in 3 and 4 BHK layouts ranging from 3,140 to 5,235 sq ft. It offers 80 percent open space that supports healthy living and scenic views. A 60,000 sq ft clubhouse hosts premium amenities for fitness, leisure and community life. Rajapushpa Skyra plans to complete by 2028. It brings modern high-rise living with large apartments and a trusted developer name to Hyderabad’s luxury residential market.
9. Rise with 9
Rise with 9 stands on 3.59 acres in Kokapet Neopolis. De Blueoak and P Mangatram Properties LLP develop two towers with two basements, three podium levels and 55 floors. The project offers 386 apartments in 3 and 4 BHK layouts. Sizes include 3,303, 3,888, 4,333, 4,999 and 5,777 sq ft. Residents enjoy 80 percent open space that creates a healthy and spacious living environment. A 50,000 sq ft clubhouse brings premium amenities, fitness zones and leisure spaces. Rise with 9 plans to complete by 2030 and aims to deliver upscale living in Hyderabad’s growing high-rise hub.
10. My Home 99
My Home 99 rises on 1.74 acres in Kokapet Neopolis. The developer, My Home Constructions is building a single tower with two basements, three podium levels and 53 floors. The project offers 386 luxury 4 BHK apartments sized from 9,299 to 10,399 sq ft. It features 80 percent open space for better ventilation and privacy. A 20,000 sq ft clubhouse brings lifestyle and wellness amenities to residents. My Home 99 targets completion by 2028. It focuses on exclusivity, large layouts and high-end finishes to create a premium address for families who want spacious living in Hyderabad.
11. Nishada
My Home Nishada covers 16.68 acres in Kokapet Neopolis. My Home Constructions develops eight towers with two basements, three podium levels and 53 floors. The project offers 1,398 luxury apartments in 3 and 4 BHK layouts ranging from 3,450 to 4,617 sq ft. It keeps 80 percent open space that improves air, light and green cover. A 1,00,000+ sq ft clubhouse adds premium facilities, sports zones and social spaces. My Home Nishada plans completion by 2026. It delivers a landmark residential community with high-rise design, modern amenities and trusted quality in Hyderabad’s fast-growing corridor.
Commercial Projects in Neopolis
The developers are currently constructing a high-rise office tower in Neopolis Kokapet. They are also building a mixed-use development with retail and office space and a commercial complex with retail shops and food courts.
These projects will attract businesses and provide job opportunities for the local community. Additionally, they will contribute to the overall development of Neopolis Kokapet, making it a prime location for businesses and investors.
My Home Grava Business Park
31-35 floored 12 office towers with an overall space of 25 million sqft. Built on 68 acres of the land parcel including the adjacent Khanapur lands of My Home Group.
Phase-wise Auctions of Kokapet Neopolis
Neopolis Phase 1 – Upset Price and Bid Results
The Neopolis Phase I auctions created a flutter within the city’s property market as the highest bid touched an unprecedented Rs 60 crore per acre, fetching the state government Rs 2,000 crore in total. About 49 acres went under the hammer in phase I where the upset price was set at Rs 25 crore. Given the earlier earnings, authorities are hopeful of netting another Rs 2,000 crore or more from the auction in August.
Neopolis Phase 2
Neopolis Phase 2 is the extension of the Neopolis layout in Kokapet, Hyderabad. The Hyderabad Metropolitan Development Authority (HMDA) set the highest-ever upset price of Rs 35 crore per acre for the Neopolis Phase 2 auction. The high-profile auction for about 45 acres was conducted on August 3, 2023. The plot sizes range between three acres and nine acres. The Neopolis layout is ideal for offices, institutions, residential apartments, and multi-purpose use zones. There is also the benefit of an unlimited floor space index (FSI), unique to Hyderabad, that allows developers to build as much as they want on a piece of land.
Upset Price
Official sources have fixed the upset price at ₹35 crore, requiring participants to raise minimum bids by ₹25 lakh, up from ₹20 lakh in 2021. Consequently, the lowest bid for any land parcel on August 3, 2023 was set to begin at ₹35.25 crore per acre. Successful bidders were asked to pay 33% of the bid amount within seven days of their declaration as winners. The ₹5 crore earnest money deposit was mandatory for all bidders, with the remaining balance due within 90 days.
Bid Results
The Neopolis Phase 2 auction received an astonishing response from bidders. The highest bidder, Happi Heights Neopolis, Rajpushpa Properties Pvt Ltd, will shell out a jaw-dropping Rs 362 crore for the property. In an unprecedented bid that has tumbled all past records of land prices in Hyderabad, a 3.6-acre plot (no. 10) in Phase 2 of the Neopolis in Kokapet has received a mind-blowing bid of Rs 100.75 crore per acre. The average bid during the auction stayed within the Rs 40-crore mark. However, this time around, most of the winning bids hovered around Rs 70 crore and above. Result: The average bid in land auctions conducted by HMDA touched an astronomical Rs 73 crore.
Neopolis Phase 3
Kokapet Neopolis Auction – Plot 17 & 18
HMDA conducted the first tranche of Neopolis phase 3 auction in Kokapet on November 24, 2025, and the response stunned even seasoned market watchers. The authority fixed the upset price at ₹99 crore per acre, but bidders ignored the floor within minutes. Developers entered the auction with clarity and conviction. They wanted scale, location, and long-term upside.
Two large plots dominated the day. Plot 18, measuring 5.31 acres, attracted intense bidding from multiple real estate players. MSN Urban Ventures LLP stayed aggressive through every round and finally clinched the parcel at ₹137.25 crore per acre. The total deal value crossed ₹728 crore, placing the plot among the costliest land purchases in Hyderabad’s history.
Next door, Plot 17, spread across 4.59 acres, saw similar action. Vajra Housing Projects LLP matched the tempo and closed the deal at ₹136.50 crore per acre, translating to roughly ₹626 crore. Both winning bids sailed far above the upset price and reset expectations for Kokapet land values.
This tranche alone generated over ₹1,350 crore for HMDA. More importantly, it signalled that Kokapet had entered a new pricing cycle.
Kokapet Neopolis Auction – Plot 17 & 18
HMDA followed up with the second tranche of Neopolis phase 3 auction on November 28, 2025, and bidders pushed prices even harder. The authority retained the ₹99 crore per acre upset price, but the market had already moved on. Developers arrived prepared to rewrite records.
Plot 15, measuring 4.03 acres, became the headline act. A four-member investor consortium — Lakshmi Narayana Gummadi, Karteesh Reddy Madgula, Sharat Ventrapragada, and Shyam Sunder Reddy Vangala — drove the bidding relentlessly. They closed the deal at ₹151.25 crore per acre, the highest per-acre price ever recorded in a Neopolis auction. The total value stood at roughly ₹610 crore.
Right after that, Godrej Properties Limited secured Plot 16, a 5.03-acre parcel, at ₹147.75 crore per acre. The deal worked out to about ₹743 crore. Godrej’s entry added weight to the auction and confirmed serious national interest in Kokapet’s long-term story.
This second tranche alone generated about ₹1,353 crore. Combined with the first round, the Neopolis auctions yielded nearly ₹3,078 crore for HMDA. Kokapet no longer behaves like an emerging micro-market. It now trades like a prime urban core with limited supply and high conviction buyers.
Neopolis layout boasts modern infrastructure and wide 45-meter roads, intended for high-rise buildings with an unlimited floor space index (FSI). Investors and real estate developers from Mumbai, Bengaluru, Chennai, and Hyderabad actively participated in the bidding sessions. While some industry insiders expressed concern over high land values, officials asserted that HMDA’s rates are lower than the prevailing market rates in Kokapet and its vicinity.
In conclusion, Neopolis stands as a highly sought-after locality, garnering substantial attention from investors and real estate developers. Its modern infrastructure and limitless FSI provide ample opportunities for high-rise buildings and versatile use zones.
Frequently Asked Questions (FAQs)
Q: What is Kokapet Neopolis?
A: Kokapet Neopolis is a 49-acre urban layout in Hyderabad planned by HMDA as a smart, sustainable and high-density growth hub with modern roads, utilities and green spaces.
Q: Where is it located?
A: It lies in Kokapet, Greater Hyderabad, close to the Outer Ring Road and upcoming metro links, giving easy access to financial and IT districts.
Q: Why is the HMDA Master Plan 2031 important?
A: Neopolis sits inside a Special Development Zone under the plan, which fixes land use, transport, and infrastructure rules to support large-scale growth.
Q: What infrastructure is planned?
A: Government invested ₹300 crore. Roads include 45m eight-lane and 36m six-lane stretches with cycle tracks, storm drains, underground power cables and a dedicated substation.
Q: How is it sustainable?
A: Solar power, energy-efficient lighting, public Wi-Fi, traffic management and tree zones make it eco-smart.
Q: How connected is it?
A: It’s two minutes from the Trump Interchange and near premium schools, hospitals, hotels and malls.
Q: What land use is allowed?
A: Mixed zones allow residential, commercial, retail and entertainment without extra approvals.
Q: What about FSI and building height?
A: Unlimited FSI is allowed, with heights guided by Airport Authority norms.
Q: What projects are coming up?
A: My Home Nishada, Prestige Clairemont, Brigade Neopolis, My Home 99 and others.
Q: What about commercial hubs?
A: High-rise offices, retail hubs and My Home Life Hub with 12 towers across 68 acres.
Q: What is Phase 2?
A: A 45-acre extension auctioned at record rates touching ₹100 crore per acre.
Q: Any legal risks?
A: Land is government-owned and encumbrance-free.
Q: Why invest here?
A: Strategic location, modern planning, flexible zoning, unlimited FSI and strong demand make it a prime choice.