Shriram Southern Crest, JP Nagar

Shriram Southern Crest: Overview

JP nagar is one of Bangalore’s older residential areas. It’s known for its tranquil ambience, with a plethora of trees and wide roads. It is often considered a cultural hub in Bangalore, with the Ranga Shankara theater and hosts the residences of many celebrated actors and artists. It allows convenient access to the employment hubs of Whitefield, Electronic City, and Marathahalli, and its proximity to the shopping hubs of Jaynagar and Koramangala, makes it a chosen residential area. The development of the Namma Metro station at JP nagar allows easy access to much of the city.

Shriram Southern Crest: Aerial Projection |

Located just a stone’s throw from the JP nagar metro station is the upcoming project Shriram Southern Crest. The project covers an area of 3.8 acres, and consists of 4 towers, 19 storeys each, hosting a total of 413 apartment units. Bookings for the property began late 2015, and offers 2.5 BHK, and 3 BHK apartments, and also premium penthouse units on the top floor of each tower.

Shriram Southern Crest: Location and Accessibility

The project is located in JP nagar 6th phase. Since the project is adjacent to the signal at the junction of the Outer ring road and Kanakapura road and the immediate surrounding would be rather dense with traffic. The immediate vicinity of the project has basic conveniences like grocery stores, and small restaurants. Shopping malls, fancy eateries, and market places would only be a short drive away.

Shriram Southern Crest: Location and Accessibility | source:

The Kempegowda Railway station is a short drive away (10 kms), however, access is significantly more convenient via the metro. Nearby shopping malls include Forum Mall (9kms), Gopalan Innovation mall (4 kms), and Central Mall (3 kms). There are plenty of hospitals in the vicinity as well with Sagar Hospitals in Kumarswamy layout (2 kms) and many smaller hospitals dotting the area. Access to the Kempegowda International Airport (42 kms) might be a problem as one might need to get past the city traffic to get there, however access via the outer ring road (52 kms) can alleviate this difficulty. Access to the IT hubs of Whitefield (27 kms) and Electronic city (29 kms) are convenient via Silk board junction (9 kms) and NICE road junction (8 kms) respectively.

Shriram Southern Crest: Amenities

Shriram group have taken care to ensure the convenience of residents with well thought features. The project premises have a secondary exit, apart from the 8m wide driveway from the main entrance, leading to the ring road. Thereby cars commuting via the ring road wouldn’t need to encounter the traffic signal just outside the main gate. The project also boasts of a two storey club house, with indoor sports and games like billiards, squash, badminton etc. There is also a swimming pool, basketball, gym, jogging track for the health conscious. For leisurely activities, the premises host a senior citizens’ park, a children’s play area, a sensory garden and a mini amphitheatre.

Shriram Southern Crest: Apartment Layout

Shriram Southern Crest: Show apartment entrance and Living room | image courtesy: shriram group

The apartments are modeled to offer a luxurious living experience. The apartments come with an intercom at the front door shown above and also with the provision of a key-less entry. The apartment units are available in the following configurations:

Variant Area (sq ft) Price (including taxes and misc. charges)
2 BHK 1300 1.12 Cr
2.5 BHK 1405 1.21 Cr
3 BHK 1750 1.49 Cr
3.5 BHK 1960 1.66 Cr
Penthouse 2640 2.21 Cr
Penthouse 3435 2.85 Cr


The apartments are spacious and allow for plenty of natural light and fresh air. The apartment layout for all four towers is such that there is only one common wall between adjacent apartments. The 2.5 BHK and 3.5 BHK variants offer the additional option of converting the study into additional living room area, if specified before hand, such an arrangement can be made by the developers.

Shriram Southern Crest: Show apartment living room and Balcony. Kitchen with utility area | image courtesy: shriram group

The living room shown above has large sliding glass doors opening into a spacious balcony, allowing for ample natural lighting. The kitchen features a provision for Cauvery water. The utility area has a separate platform and faucet, with exhaust provision.

Shriram Southern Crest: Show apartment bedroom and Bathroom | image courtesy: shriram group

The apartments have vitrified tile flooring and the bathrooms have anti skid ceramic flooring. The master bedroom, will have wooden flooring and also the master bedroom’s bathroom will feature a glass enclosure for the shower area.

Shriram Southern Crest: Completion Status

The project was made open to booking in 2015 and as of now around 60% of the units have been booked. The project is due for completion in March 2020. The plot is of A Khata BBMP category. The provision for Cauvery water would be made available  6-8 months after possession.

As of August 2017, all towers are yet to begin construction.

RERA Acknowledgement Number for the project is PR/KN/170801/000364


Shriram Southern Crest offers luxurious residences in a prime residential locality. The proximity to metro would make for a great advantage, with easy connectivity across the city. With the project offering quality amenities and  a wealth of conveniences close by, it would make for a great residential investment.

Adarsh Palm Retreat Condominiums (Phase 3) by Adarsh Developers

The rapid growth and development of the Outer Ring Road in Bangalore, popularly known as ORR, is a classic example of the confluence of developed road infrastructure with the inception of IT/ITeS companies. One of the major roads in the city, it acts as a major link connecting the South Bangalore to the north, swerving through the prominent tech hubs of the eastern region.

Realising the immense potential that the stretch holds, several realty giants have launched their projects along the ORR over the last decade. One such project that has caught the fancies of denizens is Adarsh Palm Retreat. It redefines the premium lifestyle within an integrated community. As one of the prominent names in the luxury segment, the condos are designed with a fine eye to detail that perfectly resonates across the project.

Adarsh Palm Retreat
Adarsh Palm Retreat

Launched in 2005 with the original deadline being 2007, the project has pushed its deadline way too much. However, things are now moving up and the last phase of the project is likely to be completed in the next five months.

Being a phased development, Palm Retreat is built in three phases. The first two phases are complete while the construction work in the third phase is going at a full swing with maximum work completed. Nearly 25 per cent residents have already moved-in.

I recently visited the project. Here’s an overview of what awaits prospective buyers.

Location & Accessibility

Office Space

• Adarsh Palm Retreat is located in Bellandur off the Sarjapur Outer Ring Road. Being strategically located, it enjoys seam less accessibility to the important IT hubs of the city.
• Further, IT Parks including EcoSpace and Ecoworld are at walkable distance. The former tech park is home to companies like Accenture, Bosch, Harman, Cadence, Shell, etc while the latter houses Aura, Capgemini, Honeywell, KPMG, Sony, Infosys, etc.
• Intel and Wipro offices are also easily accessible. Passport Seva Kendra is just across the road.
• Another important tech park, Cessna Business Park, is situated at a distance of mere 2.6km from here. Little further down this road are offices of Adobe Systems India Pvt Ltd, JP Morgan Chase, and Oracle India.


The project is well-connected to the Sarjapur Main Road, and thus enjoys accessibility to few of the renowned schools in the city. These include New Horizon Gurukul, Greenwood High International School, The International School Bangalore, National Public School, to name a few.


To cater to the healthcare needs of the residents, leading hospitals in the city including Sakra World Hospital, Apollo Clinic, Motherhood Hospital are also within a radius of 4km.


• As you come out of the project premise, one is greeted by RMZ The Bay, an entertainment zone with avenues for shopping, dining, sports and relaxation.
• Bangalore’s famous Big Brewsky, a contemporary-design microbrewery with open air poolside seating is also nearby.
• For movies, Bangalore Central Mall (Bellandur) and Soul Space Spirit is quite nearby.
There was a Shanri-La hotel that was being constructed by the developer, however, it was bought by the RMZ last year to convert it into an office space.


From a conveyance perspective, the project is located at a distance of about 19km from both the International Airport and the Railway Station. MG Road, the city centre, is about 16.8km fromhere. As of now, the nearest metro station is Baiyappanahalli Metro Station, which is at nearly 15km away. However, under the metro phase III, this distance is expected to reduce with a station proposed at Sarjapur.

A Closer Look at the Project

The project welcomes one with its grand entrance. Though it is about 1.4km inside from the main road, the leading road is maintained well by the RMZ group. Since this road has entrance to the companies, there are security guards who ensures smooth traffic movement.
The project offers 2, 3 and 4BHK condominiums at varied sizes and price points.


Swimming Pool at Adarsh Palm Retreat
Swimming Pool at Adarsh Palm Retreat

• These include clubhouse spanning over 65,000 sq. ft. with amenities like swimming pools, gymnasium, tennis courts, badminton courts, squash courts, party halls, among others.
• A point worth mentioning here is that each phase in the project has its own amenities. Thus, one can be sure of the usability of the amenities.
• The badminton court is ready and operational.
• There are two party halls that are currently under-construction. Interestingly, a huge space is left for a restaurant to come up within the premises that will cater to the needs of the residents.

What’s Up for Grabs?

Spread over 28 acres, there are nearly 1,400 units in phase 3. The project is divided into eight blocks that are named after flowers. These include Jacaranda, Hibiscus, Bougainville, Lotus, Mayflower, Jasmine, Maple and Daffodil.

Adarsh Palm Retreat
Adarsh Palm Retreat

All the blocks are G+10, with the 11th floor being the penthouses. Each floor has four units with no common wall in between. All the blocks boast of large open areas with a beautiful landscape.

• Daffodil was the first block to be completed, thus, currently has nearly 95 per cent occupancy. It is also the only which has 2BHK configuration.

• Lotus Block is the super-premium and has an exclusive entrance. Centrally located, it comprises only of 4BHKs with balconies of all the four units faces the garden. This block also enjoys great accessibility to the amenities.

• 3 & 4 BHKs in Jacaranda, Hibiscus, and Mayflower also boast of premium features similar to those in Lotus. For instance, all the bedrooms come with wooden flooring and all the bathrooms have glass shower cubicles. In addition to the separate family area and large dining and living area, these units also come with a powder room. The master bedroom also boast of a large dressing area.

• Jasmine and Maple offers 3 and 4BHK units. However, the internal specifications are less when compared to the other blocks. For instance, the tiles used in the units here are small, which reduced the cost by at least 5-10 per cent. Only the master bedroom and bathroom has the wooden flooring and glass shower cubicle respectively. Thus, these units come at a relatively lower cost.

• The units on the higher floors in Mayflower or Hibiscus (especially the side that faces the villas) can assure one a well-ventilated and lighted home with cool breeze.

Unit Sizes

When it comes to unit sizes, there are lot of variations to choose from at Adarsh Palm Retreat. The table below explains few of these.

Few Other Details

• There is a provision for Cauvery water. For water tankers, there is a dedicated area where tankers can come and offload the water.
• From children perspective, one can be sure of safety as there will be no vehicular movement at the ground floor. This is primarily because one enters the basement directly and then comes up to the project.
• For parking, all 4 BHKs come with two back-to-back parking. However, side-by-side parking can be bought by paying an extra amount.
• All 3 BHK units come with a servant’s quarters.
• Occupancy Certificate is already obtained.

Buyers’ profile

After interacting with one of the brokers, I understood that majority of the buyers are IT/ITeS professionals at senior levels or honchos of top multinational companies.

Majority of the units are available in the resale market. Thus, one can expect few units with complete woodwork done.

Due to a long delay in the project, I also learnt that few flat owners changed their plans of moving into the society and instead are opting to exit. Also, few owners are looking to further upgrade themselves and buy in the phase 3 villas. Thus, there is definitely good scope for negotiation.

On the Flipside

Traffic snarls during peak hours is definitely a challenge. If one has to come out of the project premise, it would take some time due to the presence of several offices in the vicinity. Since Adarsh Palm Retreat is about 1.3 km inside from the main road, getting public transport like an auto would also be a challenge.

Aparna Elixir, Puppalaguda – Project Overview, Analysis & Status Review

Advertising hoarding of Aparna Elixir next to the project site in Puppalaguda, Hyderabad

Aparna Constructions and Estates Pvt. Ltd. (Aparna, in short) are among the most prominent developers in the flourishing real estate market of Hyderabad. Aparna has, over the years, built a solid reputation, for quality constructions and timely delivery of amenity-rich projects. They have a host of completed projects spread across the city, as well as numerous upcoming ones in Cyberabad, the IT and commercial hub in the western part of the city. Aparna has, in its portfolio, apartment complexes and villa projects and the sheer variety of their offerings ensures that they are sought after by numerous classes of home buyers, be they the high-end or the middle class. One of the most premium of their projects is Aparna Elixir, which is a villa project targeting the elite of the city.

Aparna Elixir is not the developer’s only ongoing project in this part of town: their apartment project, Aparna WestSide in Manikonda is nearby and projects such as Aparna Cyber Life, Aparna CyberZon and Aparna Sarovar Grande in Nallagandla are not too far either. I visited Aparna Elixir recently to get a feel of the project and have analyzed the same in this article.

Aparna Elixir: Location & Connectivity

Aparna Elixir is located in Puppalaguda and is in close proximity to the Nanakramguda Junction on the Outer Ring Road (ORR) expressway. It is accessible via the Narsingi-Nanakramguda service road of the ORR. The ORR connects the project to the commercial and IT hubs of Hitec City and Gachibowli, to the interiors of Hyderabad city as well as to the Rajiv Gandhi International Airport at Shamshabad (28 km away), which can be reached within 30-40 minutes from here. The Khajaguda Lake and Khajaguda Heritage Rock Formation lie near the rear of the complex, offering a good backdrop.

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

Public transportation connectivity to the project is not too good, though residents are likely to prefer using their own vehicles or take a cab. Buses to near here are rather few. The nearest railway station, Hitec City MMTS station, is 9.5 km away. The Hyderabad Metro, to begin operations around June 2017, however, is expected to significantly improve connectivity to other parts of the city and the nearest metro station, Shilparamam, is 7.5 km from here.

Aparna Elixir: Social Conveniences

Aparna Elixir is surrounded by a number of social amenities, which is a great benefit for prospective residents of this complex. Some of the best schools in the city such as Oakridge International School (2 km), Delhi Public School (2.5 km), Delhi School of Excellence (6.5 km) and Phoenix Greens International School (5.5 km) are in close proximity to the project site. Prestigious higher educational institutions such as Indian School of Business (6 km), University of Hyderabad (8 km), NIFT (8 km) and ICFAI University (8 km) are at a short distance from here.

Medical care options too are plenty, the most prominent being Continental Hospitals (4.5 km), Care Hospitals (5 km) and MaxCure Hospital (8 km). Malls such as Inorbit Mall (7.5 km) and South Indian Shopping Mall (4.5 km) are a short drive away, with Forum Sujana Mall and Manjeera Mall in Kukatpally also within the project’s neighbourhood. In short, residents have plenty of avenues to satisfy their needs.

Aparna Elixir: Site Overview

Aparna Elixir is coming up on a 12 acre land parcel. The project comprises 73 high-end triplex villas in clusters, divided by a good network of internal roads. The planned greenery in the complex should be taken note of, each villa will have a private garden while there will be landscaped lawns next to the clubhouse and trees along the roads.

Under-construction entrance gate to Aparna Elixir project in Puppalaguda, Hyderabad
Under-construction entrance gate to Aparna Elixir

When I visited the site, I could see that many villas were complete, with work on for the remaining ones. Along one side of the complex is the clubhouse and many other amenities for residents. The developer plans to hand over possession of the villas by August 2017. As photo-taking was not allowed within the complex or the villas, the site photographs attached are taken from the outside.

Aparna Elixir: Villa Overview

Each of the villas in Aparna Elixir is either east-facing or west-facing, with the former coming at an additional premium. The villas are either 4 BHK or 5 BHK, with the built-up area of a villa beginning from 4,693 sq. ft. The all-inclusive price (including utility and amenity charges, documentation and maintenance etc.) for a west-facing villa of this size is approx. Rs. 5 crore while for an east-facing villa is Rs. 5.1 crore. Should one wish to get an internal lift or air-conditioners installed by the developer (optional), additional charges will be payable. Also, any additional built-up area will be charged at a rate of Rs. 5000/sq. ft.

Apart from the brand value of Aparna, a major reason for the high-end prices of the villas here is their design, offering residents plenty of conveniences and personal space as well as its high-end specifications, befitting the resident profile of the complex. Each villa comes with parking for 2 vehicles. One enters the villa through a grand double-heighted foyer, which leads to the drawing room and powder room on one side and the dining room on the other. Next to the dining room is a bedroom with a walk-in closet and an attached toilet, as well as both dry and wet kitchens. Apart from all this, there is also a store and a maid’s room with a toilet, accessible through a separate entrance, two decks and private lawns at both the front and rear of the villa.

Site photograph of villas in Aparna Elixir project in Puppalaguda, Hyderabad
Site photograph of villas in Aparna Elixir

Moving to the first floor, one comes across a large lobby and the living room for the family to congregate and spend quality time together. This floor contains two bedrooms with an attached closet and toilet and another room, which can be used either as an additional bedroom or study. The pooja room and a linen closet for residents to keep their beddings, towels etc. are also on this floor. The second floor has 1 more bedroom and the home theatre room, as well as a large terrace. Not only does this design ensure all residents can maintain their privacy, it shows how the developer has provided plentiful space for all residents’ day-to-day activities. A staircase has been provided for internal movement and a private lift can be installed at an additional cost. Selected villas come with a private swimming pool.

The premium nature of the villas is evident, if one looks at their specifications. Imported aluminum sections have been used for all doors and windows. The entrance foyer has imported marble flooring, while the dining room, master bedroom, pooja room and first floor lobby have amalgamated marble flooring. The living room and home theatre room have laminated wooden flooring, while the other bedrooms use large and glossy 800X1200 mm vitrified tiles. Bathrooms will have fittings by reputed global brands and a glass partition in the shower area. Provision of telephone, cable television and internet connectivity will be made in the living room and all bedrooms. All villas will be provided 100% power backup, softened water from an onsite water treatment plant (WTP) and piped gas facility.

Aparna Elixir: Amenities Overview

Aparna Elixir will have a 17,000 sq. ft. clubhouse, offering a number of facilities for residents and their families. Among the more notable ones are a crèche, pre-school, guest rooms for visitors, Hobby room and a coffee shop. A separate room will be provided for yoga or meditation, while the clubhouse will also have a library, a gymnasium and a swimming pool. Indoor facilities for sports include two mini soccer courts and two billiards/pool tables.

Next to the clubhouse will be landscaped lawns, a children play area, amphitheatre and facilities for outdoor games such as a tennis court, a half basketball court and a multipurpose court.


Every aspect of Aparna Elixir, whether its design, specifications, amenities both within the complex and within residents’ homes, indicates the attention paid by developers to the needs and preferences of its discerning target segment, which represents the top honchos, successful professionals and business people, who have far greater expectations regarding their dream home. Quality always comes at a premium and this, combined with the developer’s reputation and track record, which is critical for a home buyer particularly in these times, warrant the project’s high-end positioning.

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

Site photograph of Prestige Royal Woods project near APPA Junction, Hyderabad

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.

Rajapushpa Regalia, Kokapet – Project Overview, Analysis & Status Review

The area of Kokapet in western Hyderabad is a shining example of the ‘rags to riches’ story that holds true of most emerging real estate destinations across the country. Till very recently, it was a small village on the outskirts, which residents passed on their way to Osman Sagar Lake or Ocean Park, without giving it a second look. The first stirrings of development came in the IT boom in the nearby areas of Gachibowli and Hitec City, but the real game-changer was the construction of the Outer Ring Road (ORR) expressway, which passes right next door. A casual visitor to this area will see numerous high-rise projects coming up, changing the skyline dramatically. One of the developers that have played a major role in this transformation is Rajapushpa Properties Pvt. Ltd., who aim to further cement their presence with their latest project, Rajapushpa Regalia.

Rajapushpa Regalia is the developer’s fifth project in Kokapet, a clear indication of the heavy demand from home buyers. Their earlier projects include the completed Rajapushpa Open Skies, Rajapushpa Cannon Dale and Rajapushpa Retreat, as well as the under-construction Rajapushpa Atria project. I visited the site of Rajapushpa Regalia in February 2017 and describe what this project will offer, once completed.

Rajapushpa Regalia: Location & Connectivity

Rajapushpa Regalia is coming up right next to the Shankarpalli-Hyderabad Road, which is the main road leading to Gandipet. It is 1 km from this road’s junction with the ORR, which is the biggest locational advantage of the project. The ORR connects it to the workplaces of most target customers, which are executives of the IT and financial firms based in western Hyderabad as well as the Rajiv Gandhi International Airport at Shamshabad (25 km), which can be reached in around 30 minutes. The major IT parks such as Financial District (7 km), DivyaSree NSL Orion (9 km), DLF Cybercity (10 km) and Raheja Mindspace (10.5 km) are all easily reachable from here.

Approach road to Rajapushpa Regalia project in Kokapet, Hyderabad
Approach road to Rajapushpa Regalia

The road condition to and from the project is quite good. Public transportation connectivity by bus is not too frequent, but likely to improve with more people settling in the area. Rail connectivity is not very good either; the nearest MMTS station, Hitec City, is 14 km and for somebody looking to get to the major stations of Secunderabad or Nampally, taking a cab will probably be a better option. The upcoming Hyderabad Metro may not help much, as the nearest metro station at Shilparamam is 11.5 km away from here.

Rajapushpa Regalia: Social Conveniences

The area around Rajapushpa Regalia is a developing area. While educational institutions are coming up in plenty, there are relatively fewer options for shopping or medical care in the immediate vicinity. However, good options for the same are present in neighbouring Gachibowli and Manikonda, so residents need not worry much on that front.

TIFR Hyderabad, across the road from the site of Rajapushpa Regalia project in Kokapet, Hyderabad
TIFR Hyderabad, across the road from the site of Rajapushpa Regalia

Schools such as Phoenix Greens International School (1.3 km) and Rockwell International School (0.7 km) are within walking distance, while Delhi School of Excellence (5 km), Delhi Public School (7.5 km) and Oakridge International School (7 km) are all close by. Among higher educational institutions, Tata Institute of Fundamental Research (TIFR) is across the road from Rajapushpa Regalia, while Chaitanya Bharathi and Mahatma Gandhi Institutes of Technology are 2.5 km away. Indian School of Business is 10 km, while University of Hyderabad is 12 km from here.

The best medical care options in the project’s neighbourhood include Continental Hospitals (7 km), Himagiri Hospital (9 km), Care Hospitals (10 km) and MaxCure Hospitals (12 km). The nearest malls and major shopping centers are at Gachibowli, Hitec City and Kukatpally. The clubhouse in the project will hold a grocery store, pharmacy and ATM to meet residents’ daily needs. For residents looking for a picnic, a number of options such as Treasure Island and Ocean Park resorts and Osman Sagar and Himayat Sagar lakes are within 6 km from here.

Rajapushpa Regalia: Site Overview

Rajapushpa Regalia is a compact project, which will occupy 4.23 acres of total land area. Construction of this project is in its initial stages; when I visited, I could see that excavation work was going on. This project is scheduled to be handed over by April 2020, so it works well for home buyers who have a longer timeframe in mind or for real estate investors.

The project will have 3 blocks A, B and C, each of which have 20 residential levels, built above 3 levels of parking. The clubhouse, swimming pool and a lawn will be at the center of the site next to the road, while lawns will also be present behind the blocks.

Rajapushpa Regalia: Apartment Overview

Rajapushpa Regalia contains exclusively 3 BHK apartments. While blocks A and C will have 8 units per level, block B will have 10 units per level. The variation between units is in their area: the apartment sizes available are 1610, 1650, 1945, 1960, 2170, 2572 and 2600 sq. ft. In all the blocks, the four corner apartments on each level will be larger than the central apartments. While pricing details of the units were not available at the time of my visit, it won’t be long before they are mentioned by the developer.

Rajapushpa envisage Regalia as a premium project and a look at the project’s specifications indicates the same. The living and dining room will have large and elegant 800X800 mm vitrified tile flooring, the master bedroom will have laminated wooden flooring and the other bedrooms and kitchen will use 600X600 mm vitrified tiles. All apartments will be provided 100% power backup, centralized piped gas and softened, fully treated water for domestic use via an onsite water softening plant.

Osman Sagar Lake, near Rajapushpa Regalia project in Kokapet, Hyderabad
Osman Sagar Lake, near Rajapushpa Regalia

The living room and master bedroom will have provision for internet, telephone and cable television connectivity, with the latter extending to other bedrooms as well. Bathrooms will use premium quality fittings by reputed brands while modular switches will be provided for electrical appliances. All apartments will be open from 3 sides, with no common walls between them, allowing natural light and ventilation to enter residents’ homes unhindered, while maintaining residents’ privacy.

Rajapushpa Regalia: Amenities Overview

The highlight of the complex will be the large 37,500 sq. ft. clubhouse, located in front of black B. Called Club@Regalia, this clubhouse will house numerous amenities befitting the premium nature of the complex. Apart from the aforementioned grocery store, ATM and pharmacy, it would contain a café, senior citizens lounge and a library for people to interact or spend some quality time with their loved ones. A multipurpose hall will be provided for private functions or community gatherings, while the rooftop will have the swimming pool and an adjacent party lawn.

Apart from this, the clubhouse will contain a yoga/meditation hall and a spa for residents to de-stress. For the sports junkies and the health conscious, the options in the clubhouse include a gymnasium, billiards/pool table, table tennis court, squash court and 2 badminton courts. The clubhouse will be surrounded by beautiful landscaped lawns. In addition, a children play area will be provided in the lawns next to block C.


Rajapushpa Regalia aims to form a community of like-minded people, with a taste for a good lifestyle. This project has just gotten underway and considering the 3 year timeframe for completion, it will suit those homebuyers who are looking for their dream home, with a similar timeframe in mind. Investing in an apartment here also makes sense for investors, who are likely to get good returns as the project comes up and with improvements in the surrounding infrastructure and connectivity. While it’s too early to predict how the project will finally look like, the plans indicate the developer’s commitment to providing quality apartments to the discerning segment of home buyers.

Rajapushpa Atria, Kokapet – Project Overview, Analysis & Status Review

Rajapushpa Atria project in Kokapet, Hyderabad, with a completed apartment building of Phase 1

With the IT revolution having taken firm root in western Hyderabad in the last couple of decades, the image of the city has changed from being a historical and cultural center to being an ultra-modern city, providing the best of living conditions to its residents. The real estate sector in this city has been quick to respond to this trend and a number of developers have tried to match up to their customers’ expectations of providing quality living standards, comparable to the best in the world. One such developer is Rajapushpa Properties Pvt. Ltd., which is coming up with a new project Rajapushpa Atria in the locality of Kokapet.

Rajapushpa were among the first developers to see the potential of Kokapet, which was a small village till very recently, as a housing destination and has invested heavily in this area. Their portfolio here includes the completed Rajapushpa Open Skies, Rajapushpa Cannon Dale and Rajapushpa The Retreat projects as well as the upcoming Rajapushpa Atria and Rajapushpa Regalia projects. I recently visited the site of Rajapushpa Atria and analyze the project in this article.

Rajapushpa Atria : Location & Connectivity

The primary reason for the attractiveness of Kokapet as a housing destination is its proximity to the Outer Ring Road expressway and the IT Hubs of Gachibowli and Hitec City, which are the areas where most residents work. The Outer Ring Road has greatly improved connectivity to all parts of Hyderabad city and its surrounding areas, as well as its airport, which though 26 km away from Rajapushpa Atria, can be reached within 30-40 minutes. If one considers distance to their workplace as an important criterion, here too this project does well. The biggest IT corridors such as Financial District (5 km), DLF Cyber City (9 km), DivyaSree NSL Orion (10 km) and Raheja Mindspace (13 km) are a short drive away.

The approach road to the project, at present, was rather bumpy and narrow, but road widening and tarring was on at full swing at the time of my visit, so prospective residents need not worry much on this count. Buses operate from near the project site to Gandipet and the main city, but they are not too many. Rail transportation is not too good, the nearest station, Hitec City MMTS station, is 16 km away and the soon to begin Hyderabad Metro won’t help much either, with Shilparamam, the nearest metro station, being 12.5 km from here. Residents will need to primarily rely on cabs or their own vehicles for transportation.

Rajapushpa Atria: Social Conveniences

Rajapushpa Atria is surrounded by some decent schools and higher educational institutions. Some of the nearby schools include Phoenix Greens International School (0.5 km) and Rockwell International School (2 km), while higher educational institutions such as Tata Institute of Fundamental Research (TIFR) and Chaitanya Bharati Institute of Technology (CBIT) are within 3 km from here. The neighbourhood offers more options, with popular schools such as Oakridge International School (7.5 km), Delhi Public School (8 km) and colleges/universities such as Indian School of Business (8 km), University of Hyderabad (9.5 km) and ICFAI University (13.5 km) being the most notable ones.

For medical care, residents have the options of Continental Hospital (4.5 km), Himagiri Hospital (8 km), Care Hospital (10.5 km) and Citizens Hospital (12.5 km) in the neighbourhood. Shopping options are relatively fewer, although residents can purchase their groceries at the supermarket within the project’s clubhouse or at Kokapet or Gandipet. The nearest malls and large shopping centers are at Hitec City, Gachibowli and Kukatpally. Popular outing destinations such as the Osman Sagar Lake, Ocean Park and Treasure Island amusement parks are within 5 km from here.

Rajapushpa Atria: Site Overview

Rajapushpa Atria occupies an area of 14.3 acres, of which around 4 acres is the built-up area and the remaining is open space, a much desired feature for home buyers. The complex contains 10 residential towers. Each tower will have 15 residential levels, above 2 levels of parking. The project is coming up in 2 phases. Phase 1, due to be handed over in May 2017, comprises of 6 apartment towers (named as Etna, Flora, Lara, Omega, Sierra and Terra) as well as the clubhouse. Phase 2, for which the developer has set a handover target of March 2018, comprises the remaining 4 towers (Aqua, Aura, Clara and Delta).

At the time of my visit, I could see that while the exterior of most towers of Phase 1 were complete, work was still on for the exterior of Terra tower as well as the clubhouse. The Phase 2 buildings were coming up at a good pace as well. More work also needed to be done on the internal road, connecting the entire complex. In fact, vehicle movement will be restricted to this road, which will go along the periphery of the complex, with ramps leading down to the parking in all buildings. The clubhouse lies in the center of the complex, between 2 sets of five towers each.

Rajapushpa Atria project in Kokapet, Hyderabad
Under-construction apartment buildings of Phase 2 of Rajapushpa Atria

Rajapushpa Atria: Apartment Overview

Rajapushpa Atria offers a number of options to prospective residents, which includes 2, 3 and 4 BHK apartments, with 1103 units in total. The sizes for each configuration are quiet varied as well. 2 BHK apartments are available for an area of 1350 and 1455 sq. ft., 3 BHK come in 6 different sizes spanning a range from 1685 – 2660 sq. ft., while 4 BHK apartments come in 4 sizes from 3345 – 3725 sq. ft. Of the 6 towers coming up in Phase 1, two (Lara and Flora) have exclusively 4 BHK apartments, with 4 units per level, while the remaining four towers have both 2 and 3 BHK homes, with 8 to 10 units per level.

Rajapushpa Atria project in Kokapet, Hyderabad
Kitchen in sample apartment of Rajapushpa Atria

Structurally, there are similarities between the 2 BHK and smaller 3 BHK apartments: both have 1 terrace and a drawing cum dining room. The larger 3 BHK apartments have an additional terrace, a living, drawing and dining room as well as a dressing area in the master bedroom. The 4 BHK apartments have a maid’s room and toilet, a store as well as an additional bedroom, which can be also used as a private home theater room, with its lobby serving as a mini-bar.

There will be no common walls between apartments and all apartments will be open from 3 sides, protecting residents’ privacy and allowing from smooth flow of natural light and air through the apartment. The master bedroom and home theatre room (in 4 BHK apartments) will have laminated wooden flooring, while the other bedrooms and the living room will use large and elegant 800X800 mm vitrified tile flooring. The developer will provide 100% power backup, piped gas facility and fully treated water via an onsite water treatment plant to residents.

Rajapushpa Atria project in Kokapet, Hyderabad
Home theatre room in sample apartment of Rajapushpa Atria

Provision for a cable TV connection will be made in the living room and all bedrooms, while provision for telephone and internet connectivity will be provided in the living room and master bedroom. All home owners will be provided 2 back to back car parking spaces.

The base price of an apartment in Rajapushpa Atria is Rs. 4,350/sq. ft. The all-inclusive price for an apartment includes charges for car parking, amenities, floor rise charges, corpus and maintenance. For a 2 BHK apartment of size 1350 sq. ft., it comes to approx. Rs. 59 lakhs, while at the other end of the spectrum, a 4 BHK apartment of size 3725 sq. ft. will cost approx. Rs. 1.6 crore.

Rajapushpa Atria : Amenities Overview

Rajapushpa Atria project in Kokapet, Hyderabad
Under-construction clubhouse in Rajapushpa Atria

The clubhouse in the center of the complex will be a 3-level building, with a built up area of 42,000 sq. ft. Apart from a supermarket, pharmacy and ATM to meet residents’ everyday needs, it will offer multiple avenues for recreation and sports. On the one hand, there will be a senior citizens lounge, library, multipurpose hall, guest suites and a spa, on the other, it will also contain a couple of squash courts, 2 badminton courts, a gymnasium, yoga hall and an indoor games room.

The swimming pool will be at the rear of the clubhouse on the ground level. The highlight of the clubhouse, however, would be two rooftop tennis courts. Elsewhere in the complex too are a number of landscaped lawns, which will contain children play area, a basketball court and a cricket net as well.


Rajapushpa Atria is among the landmark projects coming up in Kokapet, with its towers noticeable from quite a distance away. The developer has a good track record of delivering projects in this area, which is a major positive. With good connectivity to and from the project assured due to its proximity to the Outer Ring Road and the numerous amenities on offer within the complex, it promises to offer a comfortable premium lifestyle to its residents.