The Micro-Market
Neopolis Kokapet — The HMDA Auction Story
The land auction record tells the story better than any market commentary.
Kokapet, Western Hyderabad
What Neopolis is
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.
See the full location guide →
Brigade Barcelona at Neopolis Phase 3, Plot No. 20, Kokapet — 4.05 acres, 666 residences on a single lake-facing tower.
HMDA Auctions, 2007 to 2025
The auction record
The land auction record tells the story better than any market commentary. Brigade’s Plot 20 row is highlighted.
| Period | HMDA Auction Price Per Acre |
|---|---|
| 2007 | Rs 14 crore |
| 2021 | Rs 60 crore |
| August 2023, Neopolis Phase 2 | Rs 35 to 60 crore |
| 2023, comparable plots | Rs 100.75 crore |
| December 2025, Brigade Plot 20Brigade Barcelona | Rs 118 crore |
| 24 November 2025, lake-facing | Rs 137.25 crore |
| 28 November 2025, record | Rs 151.25 crore |
In the November 2025 round alone, HMDA raised Rs 1,353 crore from 9.06 acres, against an upset price of Rs 99 crore an acre. Plot 15 went at Rs 151.25 crore an acre and Plot 16 to Godrej Properties at Rs 147.75 crore — the highest per-acre land prices in Hyderabad's history. Total Kokapet collections across the November rounds reached approximately Rs 2,708 crore.
Brigade's Plot 20 acquisition at Rs 118 crore an acre in December 2025 therefore sits below the peak of the same auction cycle, which is a meaningful data point on the project's land basis.
The arithmetic
Rs 0 Cr
per acre — Brigade's HMDA e-auction land cost, December 2025
Rs 0 Cr
approximate total land consideration for 4.04 acres at Plot 20
Rs 0 Cr
stated revenue potential at launch (over Rs 2,700 crore)
In December 2025, Brigade paid Rs 118 crore an acre at an HMDA auction for 4.04 acres at Neopolis Plot 20. Nine months later the project on it launched with a stated revenue potential of over Rs 2,700 crore. That arithmetic — land at roughly eighteen per cent of gross development value, on auction-clean title, two kilometres from the Financial District — is the whole case for Kokapet in one line.
Where prices sit in 2026
Prevailing residential rates in 2026: outside Neopolis, roughly Rs 9,000 to Rs 12,000 per sq ft. Premium Neopolis high-rises, Rs 12,000 to Rs 14,000. Ultra-luxury and sky-villa product, Rs 14,000 to Rs 17,500 and above. Brigade Barcelona at approximately Rs 13,870 per sq ft sits at the top of the premium band.
Outside Neopolis
Rs 9,000 – 12,000
per sq ft
Premium Neopolis high-rises
Rs 12,000 – 14,000
per sq ft
Brigade Barcelona
approximately Rs 13,870 per sq ft — top of the premium band, entry unit at Rs 3.87 crore.
Ultra-luxury and sky-villa product
Rs 14,000 – 17,500 and above
per sq ft
Who is building here
The developer set inside Neopolis and Kokapet:
- Godrej Properties
- Rajapushpa
- My Home
- Prestige
- Sattva
- Phoenix
- Sumadhura
- Candeur
- Poulomi
- Lansum
- DSR
- SSI
The closest competing projects at Barcelona’s price point:
- My Home 99
- Rajapushpa Skyra
- Sattva Lakeridge
- Sumadhura Palais Royale
- Lansum Elena
- Prestige Clairemont
Brigade Barcelona at night, with the Outer Ring Road visible beside the Neopolis layout.
The honest underwriting note
The honest underwriting note: 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. And the absence of metro is a real constraint on how far the corridor can broaden its buyer base.
Not to be confused with Brigade Gateway
No. Brigade Gateway Hyderabad is a separate mixed-use project on Neopolis Plot 8, combining a World Trade Center, an InterContinental hotel, an Orion Mall and residences. Brigade Barcelona is a distinct residential project on Plot 20. "Brigade Neopolis" is a marketing label used by third-party sites and is not an official project name.
Neopolis Plot 8
Brigade Gateway Hyderabad
A separate mixed-use project combining a World Trade Center, an InterContinental hotel, an Orion Mall and residences.
Neopolis Phase 3, Plot 20
Brigade Barcelona
A distinct residential project: 666 three and four bedroom residences on a single lake-facing tower across 4.05 acres. TS RERA P02400011156.
About Brigade Barcelona →Neopolis FAQs
Neopolis Kokapet — common questions
What did Brigade pay for the land?
Is Brigade Barcelona the same as Brigade Neopolis or Brigade Gateway?
Is there metro connectivity to Kokapet?
Lake-Facing Availability
One tower means one set of lake-facing units.
Orientation is the whole game on a single-tower project. Ask for the current floor and facing availability before you plan a visit.