22 September 2026
Buyer Guide · Luxury Apartments in Kokapet
Luxury Apartments in Kokapet: Brigade Barcelona vs My Home 99, Rajapushpa Skyra, Sattva Lakeridge, Prestige Clairemont and Sumadhura Palais Royale
Six projects at Neopolis and Kokapet, compared the way a buyer should: land title, tower count and orientation, RERA carpet area against super built-up, rate per sq ft, RERA possession date and what each developer has actually confirmed — Brigade Barcelona from Brigade's own disclosures, every competitor fact cited to the developer's page or marked for verification.
Contents
Searching for luxury apartments in Kokapet returns the same six or seven names, each with a brochure that reads like the others. This guide states only what we can source. Brigade Barcelona's figures come from Brigade's own disclosures and RERA filing, because we sell it and have checked them. For the five competing projects we quote a figure only where we have read it on the developer's official page, and we say so in the sentence; everything else is marked for you to verify on the cost sheet.
Why Kokapet and Neopolis
Neopolis is an HMDA-planned greenfield layout at Kokapet, in Gandipet Mandal of Ranga Reddy district, on the western edge of Hyderabad. It has a dedicated trumpet interchange onto the Outer Ring Road and sits roughly two kilometres from the Financial District. What makes it unusual in Indian real estate is that the land came to market through HMDA auctions, plot by plot, with clean government-derived title. Almost every parcel has been bought by a listed or national developer. There is no fragmented ownership, no unclear revenue records and no encroachment history. That is rarer than it should be.
Prevailing residential rates in 2026 run roughly Rs 9,000 to Rs 12,000 per sq ft outside Neopolis, Rs 12,000 to Rs 14,000 for premium Neopolis high-rises, and Rs 14,000 to Rs 17,500 and above for ultra-luxury and sky-villa product. The full HMDA auction record behind those rates is on our Neopolis Kokapet page.
Two honesty notes before the comparison. There is no operational metro serving Kokapet or Neopolis as of 2026; the proposed extension into this corridor remains in long-term planning and is not funded. This is the micro-market's single genuine infrastructure weakness, and anyone telling you otherwise is selling. And rental yields in the corridor run three to four per cent — this is a capital appreciation market driven by land scarcity and employment proximity, not an income market. Both apply equally to every project below.
How to compare a luxury apartment in Kokapet
Every project here is high-rise and marketed as luxury. The differences that will matter in 2031 are the ones below; take this list to each sales office.
Brigade Barcelona
Developer: Brigade Enterprises Limited, founded 1986, listed as BSE 532929 and NSE BRIGADE. Location: Neopolis Phase 3, Plot No. 20, Kokapet, Gandipet Mandal, Ranga Reddy District.
In December 2025, Brigade paid Rs 118 crore an acre at an HMDA auction for 4.04 acres at Neopolis Plot 20 — a total consideration of approximately Rs 476 crore. Nine months later the project on it launched with a stated revenue potential of over Rs 2,700 crore: land at roughly eighteen per cent of gross development value, on auction-clean title, two kilometres from the Financial District.
Brigade Barcelona is a single tower on 4.05 acres carrying 666 residences of three and four bedrooms, oriented to the lake. The architecture is by Ricardo E. Bofill, the Spanish practice, and the Spanish and broader European reference runs through the elevation treatment, the massing and the naming. The homes run from 2,790 sq ft to 3,764 sq ft on super built-up area, with RERA carpet areas from 1,873 to 2,520 sq ft. Official pricing opens at Rs 3.87 crore, which works out to roughly Rs 13,870 per sq ft for the entry unit — at the top of Neopolis's premium band and below its ultra-luxury band. Brigade officially describes the product as three and four bed residences; the study-plan variants are not a separately confirmed configuration.
| Configuration | Size Range | Price Range | Avg. Rate/sq. ft. |
|---|---|---|---|
| 3 Bed | 2,790 sq ft SBA · 1,873 sq ft carpet | Rs 3.87 Cr onwards | approx Rs 13,870 per sq ft on SBA |
| 3 Bed (large) | approx 3,091 sq ft SBA · approx 2,080 sq ft carpet | On request | On request |
| 3 Bed + Study | approx 3,031–3,081 sq ft SBA · approx 2,050 sq ft carpet | On request | On request |
| 4 Bed | 3,764 sq ft SBA · 2,520 sq ft carpet | On request | On request |
Official pricing opens at Rs 3.87 crore. Government charges, other charges and taxes are extra. Configuration-level pricing above the entry unit is released in batches — request the current cost sheet.
Three things distinguish the product. The clubhouse runs across five levels rather than occupying a podium footprint. An eco-deck carries the landscape programme above the parking, which is taken into two basement levels and five podium levels. And a signature rooftop skywalk, integrated with dedicated wellness zones, gives the tower a top that residents actually use. Brigade's own description emphasises generous architectural setbacks, chosen to protect natural ventilation and privacy for every home — which is the meaningful constraint on a single-tower project.
Developer-confirmed: Telangana RERA P02400011156, published on Brigade's own project page; HMDA plan approval 2348/HMDA/SWBP/2026 dated 27 July 2026; RERA certificate dated 22 August 2026; RERA-filed possession 27 July 2031, with no separate marketed date. Amenities on Brigade's listing: jogging track, tennis and pickleball courts, basketball practice court, pet park, indoor games lounge, mini theatre and a fully equipped gymnasium, plus the eco-deck, rooftop skywalk, five-level clubhouse and setbacks confirmed at launch. Wider portal lists are not developer-confirmed, and Brigade has not yet published a specification annexure — the binding document is the annexure to the agreement of sale. Detail on our price, floor plan, master plan and amenities pages.
My Home 99
Developer: My Home Constructions. Location: Kokapet, Gandipet Mandal — the developer's project page gives the site as Survey No. 240/P, Gandipet, Hyderabad 500075.
My Home 99 is the boutique entry in this set. Per the developer's project page, September 2026, it is a single tower of G+53 floors on 1.74 acres carrying 99 four-bedroom ultra-luxury apartments, with a four-level clubhouse, registered with Telangana RERA under P02400005469 and built under HMDA permission 6/SKP/PLG/HMDA/2022.
What to verify: the developer's page publishes neither unit sizes, the rate per sq ft nor a possession date — verify RERA carpet area against super built-up, the per-square-foot rate on the developer's cost sheet and the possession date on the RERA filing. At 99 homes on one tower, ask how many units share a floor and which face the lake.
Rajapushpa Skyra
Developer: Rajapushpa Properties. Location: Neopolis, Kokapet.
Per the developer's project page, September 2026, Rajapushpa Skyra is three towers of G+55 floors on approximately 6.5 acres, offering three and four bedroom apartments from 3,140 to 5,235 sq ft, with a 60,000 sq ft G+6 clubhouse. The page lists Telangana RERA P02400009520 and a possession timeline of April 2030, and quoted a starting price of approximately Rs 3.41 crore, varying by configuration, tower, floor, orientation, view and parking.
What to verify: the starting price is the developer's headline figure at the time of writing, not a cost sheet — verify the per-square-foot rate on super built-up area and the RERA carpet area for the exact unit, and confirm possession against the RERA filing rather than the marketing timeline. With three towers, ask which floors clear the neighbouring towers for a lake view.
Sattva Lakeridge
Developer: Sattva Group (the developer spells the project Sattva Lake Ridge). Location: Kokapet, Neopolis.
Per the developer's project page, September 2026, Sattva Lakeridge is a six-tower development of G+37 floors, offering three, four and five bedroom apartments from 2,100 to 5,500 sq ft. The page lists Telangana RERA registrations P02400006230 and P02400006231, describes the project as IGBC pre-certified gold and places it ten minutes from the Financial District.
What to verify: the page publishes neither pricing nor a possession date — verify the per-square-foot rate on the cost sheet, the RERA carpet area for your unit and the possession date on each of the two registrations, since a two-registration project may be phased. Ask for the tower-wise orientation plan.
Prestige Clairemont
Developer: Prestige Group. Location: Kokapet — the developer's project page is titled "Apartments For Sale in Kokapet".
At the time of writing, the developer's project page for Prestige Clairemont carries the section headings for plans, amenities, specifications, location and gallery but no published figures behind them, and asks buyers to request a callback. We therefore state nothing about acreage, tower count, configurations, sizes, price, RERA number or possession.
What to verify: everything — the RERA number and its filed possession date on the Telangana RERA portal, RERA carpet area against super built-up for the exact unit, the per-square-foot rate on the cost sheet, tower count and orientation, and the developer's own amenity list rather than a portal's.
Sumadhura Palais Royale
Developer: Sumadhura Group. Location: Kokapet corridor — the developer's project page files it under Khajaguda, Kokapet and the Financial District.
Per the developer's project page, September 2026, Sumadhura Palais Royale is a single tower with three wings housing 523 residences on 7.35 acres, offering four and five bedroom homes from 3,800 to 6,610 sq ft, with an 85,000 sq ft clubhouse described as the largest in the Sumadhura portfolio. The page lists Telangana RERA P02400008107 and a possession date of December 2029.
What to verify: the page does not publish pricing — verify the per-square-foot rate on super built-up area on the current cost sheet and the RERA carpet area for the exact unit, and confirm the December 2029 date against the RERA filing. With homes from 3,800 sq ft, compare total ticket size, not just rate.
Comparison table
| Project | Developer | What is developer-confirmed | Verify on cost sheet |
|---|---|---|---|
| Brigade Barcelona | Brigade Enterprises Limited (listed) | Single lake-facing tower, 666 homes, 4.05 acres; 3 and 4 bed, 2,790 to 3,764 sq ft SBA, 1,873 to 2,520 sq ft carpet; Rs 3.87 Cr onwards, approx Rs 13,870 per sq ft; TS RERA P02400011156; RERA possession 27 July 2031; land Rs 118 crore per acre at HMDA auction | Configuration-level pricing above the entry unit; floor rise, lake-view and preferential location charges; current floor and facing availability |
| My Home 99 | My Home Constructions | Single tower, G+53, 1.74 acres, 99 four-bed homes, four-level clubhouse; TS RERA P02400005469 (developer page, September 2026) | Unit sizes, RERA carpet area, rate per sq ft, possession date |
| Rajapushpa Skyra | Rajapushpa Properties | Three towers, G+55, approx 6.5 acres; 3 and 4 bed, 3,140 to 5,235 sq ft; TS RERA P02400009520; possession April 2030 and starting price approx Rs 3.41 Cr as marketed (developer page, September 2026) | Rate per sq ft on SBA, RERA carpet area, RERA-filed possession, tower-wise views |
| Sattva Lakeridge | Sattva Group | Six towers, G+37; 3, 4 and 5 bed, 2,100 to 5,500 sq ft; TS RERA P02400006230 and P02400006231; IGBC pre-certified gold (developer page, September 2026) | Pricing, RERA carpet area, possession per registration, tower-wise orientation |
| Prestige Clairemont | Prestige Group | Location in Kokapet only; no figures published on the developer's page at the time of writing | Everything: RERA number and possession, sizes, carpet area, rate, tower count, amenities |
| Sumadhura Palais Royale | Sumadhura Group | Single tower, three wings, 523 homes, 7.35 acres; 4 and 5 bed, 3,800 to 6,610 sq ft; 85,000 sq ft clubhouse; TS RERA P02400008107; possession December 2029 as marketed (developer page, September 2026) | Rate per sq ft on SBA, RERA carpet area, RERA-filed possession, total ticket size |
Where Brigade Barcelona sits
On the numbers, Brigade Barcelona sits at the top of Neopolis's premium band and below its ultra-luxury band: approximately Rs 13,870 per sq ft on super built-up area against a premium band of Rs 12,000 to Rs 14,000 and an ultra-luxury band of Rs 14,000 to Rs 17,500 and above. It is not the largest-format product here — Skyra, Lakeridge and Palais Royale all market homes above 5,000 sq ft per their developer pages, while Barcelona tops out at 3,764 sq ft. What it offers is a single lake-facing tower, so orientation is knowable unit by unit; a five-level clubhouse rather than a podium floor; an eco-deck and a rooftop skywalk as two further amenity planes; architecture by Ricardo E. Bofill; and a land basis of Rs 118 crore an acre, bought outright at an HMDA e-auction below the peak of the same cycle, on the cleanest title in the corridor.
The caveats apply to everyone: no metro, yields of three to four per cent, and an amenity schedule and specification annexure still to come from Brigade. For a three or four bedroom home of 2,790 to 3,764 sq ft at Neopolis with a RERA-filed possession date and a published price, Brigade Barcelona is the project to measure the others against. For 5,000 sq ft and above, start with the ultra-luxury band and verify the cost sheets.
Frequently asked questions
How much do luxury apartments in Kokapet cost in 2026?▾
Which projects compete with Brigade Barcelona in Kokapet?▾
How many homes and towers does Brigade Barcelona have?▾
Is Brigade Barcelona RERA registered and when is possession?▾
Is there a metro at Kokapet or Neopolis?▾
What rental yield should I expect from a luxury apartment in Kokapet?▾
Compare on the cost sheet, not the brochure.
Get the Brigade Barcelona cost sheet with configuration-wise super built-up and carpet areas, pricing, payment schedule and the Telangana RERA particulars — then put it next to any of the five above. Site visits seven days a week.
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