Prestige Royal Woods, APPA Junction – Project Overview, Analysis & Status Review

The amazing rise of Cyberabad (western Hyderabad) over the last couple of decades is an excellent example of how attracting industry and service providers with friendly policies has a snowball effect, leading to all-round development of the area in question and increased prosperity of its residents. With a plethora of opportunities in both education and employment alike, it is not surprising that people have settled here in droves. The expectations of these people have justifiably increased particularly when it comes to looking for their dream home, as nothing but the best would suffice. To address this segment, one of the most reputed real estate names in southern India, the Prestige Group, are coming up with their project Prestige Royal Woods near APPA Junction in Hyderabad.

Prestige has, over the 3 decades since its formation, built a reputation for providing top class residential and commercial projects in the cities of Bangalore, Chennai, Mysore, Mangalore and Kochi. In Hyderabad, Prestige has 3 upcoming projects: Prestige Ivy League in Hitec City and Prestige High Fields near Gachibowli (both apartment projects) are the other ones, apart from Prestige Royal Woods, which is a villa project. I recently visited the site of the project to try and understand what it offers its residents and have listed my key takeaways below.

Prestige Royal Woods: Location & Connectivity

Prestige Royal Woods is a short distance from APPA Junction on the Outer Ring Road expressway. To get here, one needs to turn on to the Kalimandir road towards Hyderabad city and after travelling for around 1.5 km till the Kali Mata temple, take a right turn and cover another 1.5 km to reach the project’s entrance. The approach road to the project passes through military area and is a bit narrow, but with a military camp next door, constructions nearby are fewer and hence, the greenery in and around the project is aplenty.

The project’s proximity to the Outer Ring Road is a major positive: on one side are the major business districts of Hitec City and Gachibowli (both 16-17 km) and on the other side, lies the Rajiv Gandhi International Airport at Shamshabad (22 km), all of which are reachable in around 30 minutes from here by one’s own vehicle or by cab. For business people and professionals such as doctors etc. working in the aforementioned areas as well as near APPA Junction too, this project is at a convenient location.

Public transportation from here offers a mixed bag: while a fair number of buses ply from the Kali Mata temple (1.5 km away) to other parts of the city, rail connectivity is quite poor. The nearest railway station at Shivarampally (12 km) is not conveniently reachable and the soon to begin Hyderabad Metro won’t be of much help either to residents of this project as the nearest metro station, Shilparamam, is 18 km from here.

Prestige Royal Woods: Social Conveniences

When one discusses about the social conveniences available in the neighbourhood of Prestige Royal Woods, one gets a feeling that while there are some good options nearby, the quality ones are at a little more distance. Though there are quite a few options for the education of residents’ wards, the most preferred are Oakridge International School (13.5 km) and Delhi Public School (14 km), although there are nearer options such as Glendale Academy (5.5 km), Srinidhi International School (7 km) and Phoenix Greens International School (Kokapet, 9.5 km). Shadan College of Engineering and Shadan Medical College, which are 2 km from the project site, are the nearest higher education institutions, with more prestigious ones such as Indian School of Business (17 km), NIFT (18 km) and University of Hyderabad (18.5 km) a 30 minute drive away.

Among the medical care options in the vicinity of the project are Shadan Hospital (2 km), with other preferred options including Continental Hospitals (13.5 km), Care Hospital (16 km) and MaxCure Hospital (18.5 km) further away. For the brand-conscious, malls and large shopping centers are relatively fewer nearby, with residents needing to drive down to Kukatpally, Gachibowli or Hitec City for the same.

Prestige Royal Woods: Site Overview

Prestige Royal Woods is a premium villa project, comprising of 152 duplex villas built on a land area of 24 acres. The complex has a large and pleasing entrance gate, from which as one enters, one can see the clubhouse to the left and the villas to the right. As one proceeds further, one comes across a crossroad, with a beautiful fountain in the center, surrounded by other villas and a large central green lawn.

The project, built in green surroundings, has plenty of greenery itself, with the central green lawn complemented by individual gardens surrounding each villa as well as numerous trees along the driveways and the outer boundary of the complex. This greenery and the relatively peaceful surroundings, due to the aforementioned military area adjacent to the project, are a big boon to residents, who can enjoy a healthy, pollution-free lifestyle.

At the time of my visit, I could see that most of the villas were completed, with finishing work going on in the remaining ones. The clubhouse too was up and running, with most amenities in place, though some like a proposed supermarket are still to come up. The developer aims to hand over possession by around May 2017.

Prestige Royal Woods: Villa Overview

It is easy to feel somewhat overwhelmed when one looks at the sheer variety of villas on offer at Prestige Royal Woods. All villas are duplex ones (G+1) and come with parking space for 2 vehicles. The developer has divided the villas into 5 categories: A, B, C, D and E, in decreasing order of villa sizes. The variation is quite large: while the largest A-category villa is about 5,995 sq. ft. in total built area, the smallest E-category villa has an area of 2,575 sq. ft.

Sample villa in Prestige Royal Woods project near APPA Junction, Hyderabad
Sample villa in Prestige Royal Woods

Villas of categories A, B and C are 4 bedroom villas, while those of categories D and E are 3 bedroom ones. Even within these categories, there are several sub-categories, with each sub-category villa offering something different to a prospective resident. Prestige appears to have followed an approach of mass-customization in construction; developing villas of different sizes and varied features with residents getting to choose which suits them best and is most feasible financially. As an example, a few villas have a private swimming pool, while some other come with additional decks or a larger private garden.

Living room in sample villa of Prestige Royal Woods project near APPA Junction, Hyderabad
Living room in sample villa of Prestige Royal Woods

In general, villas in this project contain the living and dining room, kitchen, utility area, one bedroom (with attached toilet) and pooja room on the ground floor, with most villas also having a servant’s room and servant’s toilet. The first floor contains an additional living room (called a family room), along with the master bedroom, any additional bedrooms and 2-3 terraces. Some villas have space for a study/home office/library, while others provide a dressing area attached to 1 or more of the bedrooms. Internal mobility of residents is by a staircase (there are no internal lifts).

The living and dining room, family room, all bedrooms and the attached toilets will have imported marble flooring while the kitchen will have vitrified flooring. All villas will be provided 24X7 power backup, while telephone and television points will be provided in the living room, family room and all bedrooms. The price of a villa begins from ~Rs. 1.8 crore and can go up to more than Rs. 4 crore, depending on its size and configuration.

Prestige Royal Woods: Amenities Overview

Clubhouse of Prestige Royal Woods project near APPA Junction, Hyderabad
Clubhouse of Prestige Royal Woods

The beautiful clubhouse, located between the entrance and the central fountain, is the hub of amenities within Prestige Royal Woods. The clubhouse is also a duplex structure, similar to the villas. The ground floor contains a large swimming pool (with a children’s pool alongside) as well as two party halls (with space for a pantry), a badminton court, a squash court and a billiards/pool room. The first floor has a cards room, multipurpose hall, Yoga room, gymnasium and separate massage parlours for men and women. A supermarket is due to come up on the ground floor, which currently holds the project’s sales office.

Swimming pool in clubhouse of Prestige Royal Woods project near APPA Junction, Hyderabad
Swimming pool in clubhouse of Prestige Royal Woods

An outdoor tennis court lies next to the clubhouse. In addition, the central green lawn contains a children’s play area and a multipurpose open lawn for residents to interact with each other or hold any social gatherings or community celebrations.


By providing a wide variety of villas with varied features and at different price points, Prestige has aimed to cast its net wide, when it comes to its target customer base. This project has plenty to recommend it: its green environment, premium features and fittings, top class amenities and importantly, a builder with a good delivery track record. For someone looking for a nearly ready to move in villa, this appears to be an appealing option indeed. Owing to the variety on offer, prospective home buyers here need to first go through all available configurations before finalizing on their dream home.

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