Mantri Euphoria, Outer Ring Road – Project Analysis & Status Review

Site photograph of the Mantri Euphoria villa project near the Outer RIng Road in Hyderabad

For the increasingly global Indian, the island paradise of Bali in Indonesia has emerged as one of the most preferred holiday destinations. Bali, with its beautiful beaches, rich heritage and peaceful surroundings, allows visitors to relax or let their hair down and party, as per their preference. Balinese homes are known for their architecture and design, along with the distinctive vegetation that surround them. But why mention about Bali in an article on Indian real estate? The reason is that one of the prominent developers in south India, Mantri Developers, are bringing a bit of Bali to the thriving metropolis of Hyderabad in the form of their luxury villa project, Mantri Euphoria.

Mantri Euphoria is one of the upcoming projects by the developer in the western part of Hyderabad, along with their apartment project Mantri Celestia in Gachibowli. This project aims to address the growing demand of private villas from the aspirational community of home buyers in the city. I got the opportunity to visit the site of this project recently and present here my impressions of the same.

Mantri Euphoria: Location & Connectivity

Mantri Euphoria is located next to the arterial Outer Ring Road in Hyderabad between Narsingi Junction and APPA Junction and can be reached from each of these places via the service road. A short detour from the service road brings one to the project site, which is next to a small lake. This project aims to target senior management and member of the C-suite of the major IT, pharma and financial companies present in the commercial corridors of Hitec City and Gachibowli and also business people and professionals such as doctors, lawyers etc., based in western Hyderabad.

Being next to the Outer Ring Road is a major advantage for residents, as it connects them to their workplaces, other parts of the city as well as the airport, which can all be reached within a short time duration. The airport is 23 km from here, but can be reached in around 30 minutes. The IT corridors of Financial District, DLF Cyber City, Raheja Mindspace and DivyaSree NSL Orion are all within 10-12 km from here. The best modes of transportation to and from the project site are either using one’s one vehicle or using a cab. The reason for this is that the public transportation network around here is not too good. While there are no buses operating here, the nearest railway station is also quite far away (more than 15 km).

Mantri Euphoria: Social Conveniences

While there are some social amenities (schools, hospitals etc.) near the site of Mantri Euphoria, the quality ones are at a slight distance from here. Among the most highly regarded schools nearby are Phoenix Greens International School (Kokapet, 5 km), Rockwell International School (5.5 km), Oakridge International School (9 km) and Delhi Public School (9.5 km). Among higher educational institutions, Lord’s Institute of Engineering & Technology and Shadan College are within 5 km from here, while the prestigious institutions such as University of Hyderabad, ICFAI University and Indian School of Business are 12-15 km away.

Among medical care options, Shadan Hospital (5 km) is the nearest, though the preferred options for residents would include Care Hospital (9 km), Continental Hospitals (9 km) and Max Cure Hospital (14.5 km). For residents to indulge in brand shopping, they will need to travel to Madhapur, Gachibowli or Kukatpally, where the malls and big shopping centers are located.

Mantri Euphoria: Site Overview

Mantri Euphoria occupies a total land area of 18 acres and comprises of 151 triplex luxury villas. This project is to come up in two phases. The first phase will contain 72 villas and the developer has set a handover date of December 2017 for the same. The second phase will comprise of the remaining 79 villas and will take another couple of years. Between the villas of either phase will be the common area comprising of the clubhouse, Balinese-themed gardens and sports courts. A collection of 12 m and 9 m wide internal roads will be used for vehicular movement in the complex.

When I visited the site, I could see that construction on both Phase 1 and Phase 2 villas was on at full swing. The exterior of the clubhouse building was getting completed as well and work was on in the common areas too.

Mantri Euphoria: Villa Overview

Each of the villas in Mantri Euphoria is either a 3 or 4 bedroom east-facing or west-facing villa. The saleable area of the villas varies in the range of 3135 – 3770 sq. ft. and their design incorporates various elements of Balinese architecture such as the use of wooden carvings and the Bali-themed roof. Being a project by a reputed brand, it comes with a premium pricing. The base price of a villa is Rs. 7,790/sq. ft. The all-inclusive price of a villa of size 3135 sq. ft. comes to ~Rs. 2.89 crore, while for a villa of size 3770 sq. ft., the price is ~Rs. 3.47 crore.

Private swimming pool in a villa in the Mantri Euphoria project near the Outer Ring Road in Hyderabad
Private swimming pool in a villa in Mantri Euphoria

During my visit, I was provided a tour of a 4 bedroom villa. The villa comes with ample parking space for two cars. On the ground floor, as one enters from the parking, one comes across a foyer, next to which is a room to be used as a home office or a study. Ahead is a passage, next to which is a private swimming pool. The ground floor also contains the living and dining area, a kitchen with utility area, powder room, guest bedroom with attached toilet and two sit-out decks.

Living room in a villa in the Mantri Euphoria project near the Outer Ring Road in Hyderabad
Living room in a villa in Mantri Euphoria

The first floor contains the master bedroom and another bedroom, both of which come with an attached dressing area and toilet. Also, present on this floor is an additional living area, puja room and the servant’s room and toilet, for whom there is a separate entrance and staircase at the side of the villa. There is also a terrace on this floor. Finally, on the second floor lies one more bedroom, which can also be used as a private home theatre, of required, with an attached toilet. This floor has a larger terrace than on the first floor. One can move between the floors using a private internal lift or a staircase.

While the living and dining areas in the villa will have vitrified tile flooring, all bedrooms will have laminated wooden flooring, providing a premium feel. Bathroom fittings will be of premium brands such as Villeroy and Bosche. Each villa will be provided piped gas connection, 24X7 power backup for all appliances and solar water heating system. The complex will also have an onsite water softening plant and sewage treatment plant, making it self-sufficient in terms of providing utilities to its residents.

Master bedroom in a villa in Mantri Euphoria

Mantri Euphoria: Amenities Overview

The central area of the project is where all the amenities will be present for residents to make use of. The complex will have a number of gardens and lawns for relaxation such as a meditation court, palm grove and a recreation lawn. The lawns will also contain an amphitheater, a children’s play area, a reflective pool and a badminton court. A jogging track will circumvent the lawns.

The under-construction clubhouse in the Mantri Euphoria project near Outer RIng Road, Hyderabad
The under-construction clubhouse in Mantri Euphoria

The clubhouse will be at the heart of the project to the left of the main entrance. This will be well-equipped with a steam and sauna room, massage room, gymnasium, convenience store for groceries, a launderette, a café, business centre, ATM and a mini theatre. It will also have a table tennis table, pool table, cards room. Yoga hall and a swimming pool, which is separate from the private one present in each villa. Clearly, most, if not all, of the residents’ major needs are planned to be addressed within the complex itself.


Mantri Euphoria has an interesting concept of Balinese themed villas, offering residents comfort, luxury and plenty of conveniences. The brand name of the developer and its proximity to the Outer Ring Road are additional positives. While the public transportation connectivity and relatively fewer social amenities in the immediate vicinity are minor concerns, with the increasing housing demand in this area, these too can be expected to improve. For people looking for a dream home, affording them privacy and freedom to do what they like, away from the crowded city, it is an option worth considering.

Outer Ring Road – A major real estate demand driver in Hyderabad

A view of the Outer Ring Road and its service road in Hyderabad

In older times, rivers were called the cradles of civilization, with many communities initially settling near rivers becoming full-fledged habitations, the Indus Valley Civilization and Egyptian Civilization being prime examples of the same. In modern times, one can say that roads have taken up the old role of rivers. The construction of roads bring the promise of better connectivity and improved infrastructure, which leads to a number of settlements coming up next to or near the new roads. The Outer Ring Road (ORR) in the city of Hyderabad illustrates this phenomenon.

The Hyderabad Outer Ring Road is an 8-laned road, covering a distance of 158 km, connecting the outer suburbs of Hyderabad. Built to decongest the crowded city roads by providing an alternative and faster route to traffic wishing to either avoid the city or reach destinations such as the Hyderabad Airport faster, this expressway has not only come as a boon to customers but has spurred development along its entire stretch. In this article, we assess how this road has impacted the real estate sector in Hyderabad, particularly along its western stretch passing near the city’s main growth corridors.

Outer Ring Road: Location & Connectivity

The Hyderabad Outer Ring Road circles the city and connects all major highways leading to and from it. This allows road users to get from one place to another in quick time, after payment of the appropriate toll. A major benefit of this road is that it connects the major localities of western Hyderabad, which are seeing the greatest real estate growth such as Hitec City, Gachibowli, Manikonda, APPA Junction and Kokapet to the Rajiv Gandhi International Airport in Shamshabad, which is next to the ORR, with the commuting time over this 30-35 km stretch likely to be no greater than around 35-45 minutes.

For inner city travel, one can get off the Outer Ring Road at any of the junctions, which is nearest and take the appropriate road or take the toll-free service road. Rather unsurprisingly, the ORR has helped expand the boundaries of the city, with most new real estate projects (both residential and commercial) coming up around it. Many places, which were little more than villages less than a decade ago, such as Shamirpet, Kokapet, Narsingi and Puppalaguda are now seeing massive construction activity to cater to the increased demand due to the ORR’s proximity to the major IT corridors such as Raheja Mindspace IT Park, Financial District, Cyber Gateway, Cyber Towers and DivyaSree NSL Orion, all of which are within 5-8 km from the ORR. The upcoming Hyderabad Metro project is intra-city connectivity further, complementing this road.

Outer Ring Road: Social Conveniences

The Outer Ring Road has attracted plenty of habitation along both sides, which in turn has attracted many conveniences to benefit residents of these new complexes. If one focuses on the western part of this highway, one can see how service providers have established themselves in all upcoming locations such as Kokapet, Nanakramguda and APPA Junction to benefit from the housing boom.

Rockwell International School in Kokapet near the Outer Ring Road
Rockwell International School in Kokapet

To cater to the children of IT professionals, a number of highly rated schools such as Delhi Public School and Oakridge International School in Manikonda, Phoenix Greens International School and Rockwell International School in Kokapet, and Don Bosco School and T.I.M.E. School near APPA Junction have come up. Medical care facilities, however, still show a bias towards the more developed portions, with big names such as Continental Hospital, Max Cure Hospital and Care Hospital largely present in Gachibowli and Hitec City, though there are a few others such as Shadan Hospital near APPA Junction.

One major positive of the ORR is the excellent connectivity it provides residents and visitors alike to popular destinations such as Osman Sagar Lake, Chilkur Balaji Temple and Ramoji Film City. For a resident of a complex near the ORR, he/she is saved the hassle of navigating the chaotic city traffic and can get to and from their outing spot in double quick time.

Outer Ring Road: Residential Profile

Considering the long span of the ORR, it is not possible to make any generalizations regarding the residential unit profile, which is primarily individual area specific. For instance, while some areas such as Kokapet and Gachibowli are primarily seeing high rise apartment constructions, others such as APPA Junction have both villa and apartment projects. While some projects cater to the crème de la crème of the city, others cater to the economical section of home buyers.

The ORR has attracted major developers with a significant presence and noted track record such as INCOR, Aparna, My Home, Rajapushpa and Prestige, who have come up with some of their highly rated projects around here. For home buyers, who value quality and timeliness of delivery, the options are aplenty. The property prices too show a significant variation, both with regards to area as well as developer. While the average base price of a multistorey apartment in Puppalaguda is ~Rs. 3,000/sq. ft., it is ~Rs. 3500 in APPA Junction, ~Rs. 4000 in Kokapet/Gandipet and ~Rs. 5000 near Gachibowli. Variations from developer to developer are even greater, so a prospective home buyer should check directly with the developer in all cases.

Outer Ring Road: Great opportunities for investors

Due to a combination of the Outer Ring Road’s location, proximity to the airport as well as the major IT hub of Hyderabad and the vast amount of land available for development, the building blocks are in place for a real estate boom. For a discerning real estate investor, it would be advisable to take advantage of the significant variance of land prices between locations and projects and invest wisely, to get the benefit of the expected sharp appreciation in property rates here, particularly if one considers the ever-increasing demand for both commercial and residential real estate as well as the infrastructural developments expected to come up.

Outer Ring Road: Upcoming housing projects

My Home Avatar is an upcoming apartment project by My Home Constructions Pvt. Ltd. in Puppalaguda next to the Outer Ring Road. Scheduled to come up by 2020, this project offers 2 BHK and 3 BHK apartments, with a total of 2800 units in 10 towers of 31 storeys each. Among the amenities provided to residents will be basketball courts, fitness stations and a clubhouse containing a library, crèche and a multipurpose hall.

An almost complete apartment block in SMR Vinay Harmony County project near APPA Junction, Hyderabad
An almost complete apartment block in SMR Vinay Harmony County project

In a similar vein is SMR Vinay Harmony County by SMR Builders Pvt. Ltd. near APPA Junction. Spread over a large 50 acre land parcel, this project comprises 2 BHK and 3 BHK apartments of varying configurations, with the first of 3 phases due to be handed over by May 2017. Residents will be provided amenities such as a yoga/meditation hall, banquet hall and tennis and shuttle (badminton) courts.

Located near it is Incor’s PBEL City. One of the landmark projects in this part of Hyderabad, it offers smart, comfortable homes for its smart residents. This self-sustaining township boasts of the largest sewage treatment plant in a residential complex, which is recycled as well as a large 40,000 sq. ft. clubhouse, ‘The Square’, which has a saloon, spa, crèche and a large air-conditioned gym, with a lot more on the way.

PBEL City (PC : Google Images)
PBEL City (PC : Google Images)

Among the villa projects, one of the most notable ones is Mantri Euphoria by Mantri Developers. Built on a Balinese theme, this project contains 151 triplex luxury villas, boasting of large terraces, spacious rooms and space for a home office/study. The amenities for residents include a swimming pool, meditation lawn, amphitheatre and badminton court.


The Outer Ring Road has clearly been a major contributor towards the emergence of Hyderabad as a major residential and commercial center. Being in a sweet spot of good connectivity to the city and airport, numerous social amenities and vast land availability, it offers good opportunities for end users and investors alike. While most developments have been along its western corridor, its northern and eastern corridors too can be expected to carry on the growth momentum in years to come.