The Micro-Market
Neopolis Kokapet – The HMDA Layout, Its Auctions, Projects and 2026 Prices
The one part of Kokapet where the government sold the land, the roads came first and every neighbour is a listed developer.
Kokapet, Western Hyderabad
Neopolis Kokapet is a planned layout on the western edge of Hyderabad that HMDA carved into plots and sold at open auction, one parcel at a time, from 2007 onwards. The result is a township with government-derived title, a trumpet interchange of its own onto the Outer Ring Road, a lake edge, and a roster of builders that reads like the top of the industry. It is also the most expensive land in the city. This page is the buyer's guide to it: how the prices got here, who is building what, what flats in Neopolis cost per sq ft in 2026, what they yield, and where Brigade Barcelona fits in.
The Layout in Ten Lines
Neopolis Kokapet at a Glance
| What it is | HMDA-planned greenfield layout, sold plot by plot at auction |
|---|---|
| Where | Kokapet, Gandipet Mandal, Ranga Reddy District, western Hyderabad |
| Access | Dedicated trumpet interchange onto the Outer Ring Road |
| Nearest office hub | Financial District, approx 2 km |
| Title | Government-derived, auction-clean, no fragmented ownership |
| Who owns the plots | Listed and national developers, almost without exception |
| Land price range | Rs 14 crore an acre (2007) to Rs 151.25 crore an acre (November 2025) |
| Flat prices, 2026 | Roughly Rs 12,000–14,000 per sq ft for premium high-rises; Rs 14,000–17,500 and above for ultra-luxury |
| Metro | None operational; extension unfunded |
| Brigade's plots | Plot 8 (Brigade Gateway, mixed-use) and Plot 20 (Brigade Barcelona, residential) |
Kokapet Neopolis
What Neopolis Is
Most Kokapet real estate, like most real estate in Hyderabad, is assembled from private holdings: a developer buys farmland, aggregates survey numbers, clears title and builds. Neopolis skipped that. HMDA owned the land, laid out the road grid and the interchange, and auctioned plots to whoever bid highest. Every plot therefore carries the same clean, government-derived title, and the buyers who could afford the bids were the large houses: Godrej, Prestige, My Home, Rajapushpa, Sattva, Brigade and their peers.
That is why Neopolis apartments trade at a premium to apartments in Kokapet outside the layout. You are paying for title certainty, planned roads, a lake edge and a gated community in Kokapet whose neighbours are other gated communities built by top builders in Hyderabad, rather than for anything the individual tower does. Drive times, schools and hospitals for the layout are on the location page.
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
HMDA Auction Record
| Round | Price per acre |
|---|---|
| 2007 | Rs 14 crore |
| 2021 | Rs 60 crore |
| August 2023, Neopolis Phase 2 | Rs 35–60 crore |
| 2023, comparable plots | Rs 100.75 crore |
| 24 November 2025, lake-facing plot | Rs 137.25 crore |
| 28 November 2025, Plot 15, record | Rs 151.25 crore |
| 28 November 2025, Plot 16, Godrej Properties | Rs 147.75 crore |
| December 2025, Plot 20, BrigadeBrigade Barcelona | Rs 118 crore |
From Rs 14 crore to Rs 151.25 crore an acre is a little under eleven times in eighteen years, roughly 14% a year compounded. Land prices are not flat prices, but they set the floor under everything built on them.
The November 2025 round is the one to understand. HMDA put 9.06 acres up with an upset price of Rs 99 crore an acre and collected Rs 1,353 crore, which works out to about Rs 149 crore an acre across the round. Plot 15 set the city record at Rs 151.25 crore; Plot 16 went to Godrej Properties at Rs 147.75 crore. Across the November rounds, Kokapet brought HMDA about Rs 2,708 crore. A month later Brigade paid Rs 118 crore an acre for the 4.04 acres of Plot 20, about Rs 476 crore in all. That is 22% below the record in the same cycle, and against a stated revenue potential of over Rs 2,700 crore it puts land at under a fifth of the project's gross value. For a buyer, a developer that did not overpay for land is a developer with less pressure to cut corners later. The full November 2025 story is here.
Rs 118 Cr
per acre — Brigade's HMDA e-auction land cost, December 2025
Rs 476 Cr
approximate total land consideration for 4.04 acres at Plot 20
Rs 2,700 Cr
stated revenue potential at launch (over Rs 2,700 crore)
Kokapet Price per Sq Ft
Kokapet Property Rates in 2026
Kokapet property rates split cleanly along the layout boundary.
| Segment | Kokapet price per sq ft |
|---|---|
| Apartments in Kokapet outside Neopolis | approx Rs 9,000–12,000 |
| Premium high rise apartments in Kokapet inside Neopolis | approx Rs 12,000–14,000 |
| Ultra-luxury and sky-villa product | approx Rs 14,000–17,500 and above |
| Brigade Barcelona, entry unit | approx Rs 13,870 |
Two things follow. First, a Kokapet apartments price quoted without saying which side of the boundary it sits on is not comparable with anything. Second, Neopolis Kokapet flats price bands have moved with the land: the premium tier is where the 2023-vintage plots are now selling, and the ultra-luxury tier sits on the lake-facing plots bought at the 2025 peak. The Brigade Barcelona Neopolis price of Rs 3.87 crore onwards sits at the top of the premium band; the price page has the configuration-wise list and the charges.
Who Is Building Here
Neopolis Kokapet Projects
The developer set building inside Neopolis and the wider Kokapet belt: Godrej Properties, Rajapushpa, My Home, Prestige, Sattva, Phoenix, Sumadhura, Candeur, Poulomi, Lansum, DSR and SSI. Between them they account for most of the Kokapet new projects launched since 2023 and most of the upcoming projects in Kokapet that will launch through 2027.
At Brigade Barcelona's price point, the competing Neopolis Kokapet projects are My Home 99, Rajapushpa Skyra, Sattva Lakeridge, Sumadhura Palais Royale, Lansum Elena and Prestige Clairemont. Searches for My Home Kokapet usually mean My Home 99; searches for Prestige Kokapet usually mean Prestige Clairemont. Our Brigade Barcelona vs Prestige Kokapet, My Home Kokapet and the rest comparison lines them up on RERA carpet, rate per sq ft, tower count and title.
Brigade Barcelona at night, with the Outer Ring Road visible beside the Neopolis layout.
One filter is worth applying before any of the above. New launch projects in Kokapet come in two kinds: those with HMDA sanction and RERA registration in hand, and pre launch projects in Kokapet collecting expressions of interest ahead of both. The second kind can be cheaper; it is also the kind where the possession date is a hope rather than a filing. For RERA approved new launch projects in Kokapet, check the Telangana RERA portal before paying anything, and treat new projects in Kokapet without a registration number as not yet launched, whatever the hoarding says. Across new projects in Hyderabad the same rule holds; in Neopolis it just costs more to get wrong.
The Underwriting Note
Rental Yield and Appreciation
Rental yields in the corridor run 3–4% on purchase price, which is ordinary for luxury apartments in Hyderabad and low by the standards of income property anywhere. Nobody buys flats in Kokapet for the rent. The return here has come from land scarcity and employment proximity: the layout is finite, the plots are nearly all sold, and the Financial District keeps adding jobs 2 km away.
The constraint on that story is the metro. There is no operational line to Kokapet or Neopolis in 2026 and the proposed extension has no funding. The Outer Ring Road carries the connectivity case, and it carries it well for car commuters, but a micro-market without rail has a ceiling on how broad its buyer base can get. Price that in. Of the high rise apartments in Hyderabad launched in the last two years, the Neopolis ones have the strongest land story and the same metro gap.
Plot 8 and Plot 20
Brigade at Neopolis
Brigade holds two plots in the layout, and the names get mixed up. Brigade Gateway Hyderabad on Plot 8 is a mixed-use scheme: a World Trade Center, an InterContinental hotel, an Orion Mall and residences. Brigade Barcelona on Plot 20 is homes only, a single lake-facing tower of 666 three and four bedroom residences on 4.05 acres, registered under TS RERA P02400011156. "Brigade Neopolis" is not a project; it is what portals call either one. Anyone searching Brigade Kokapet, Brigade Kokapet project or Brigade new launch in Kokapet in 2026 is looking for Barcelona, and anyone searching Brigade apartments in Neopolis price is looking for its Rs 3.87 crore entry unit. The project overview has the rest.
Neopolis Plot 8
Brigade Gateway Hyderabad
Mixed-use: a World Trade Center, an InterContinental hotel, an Orion Mall and residences.
Neopolis Phase 3, Plot 20
Brigade Barcelona
Homes only: 666 three and four bedroom residences in a single lake-facing tower on 4.05 acres. TS RERA P02400011156.
Against the Rest of the Layout
How Brigade Barcelona Fits
Against the rest of the layout, Barcelona is the single-tower scheme. Its master plan puts one building on 4.05 acres with wide setbacks, an eco-deck over the podium and a five-level clubhouse, where most neighbouring plots carry three to five towers. Its floor plans run from a 2,790 sq ft 3 BHK to a 3,764 sq ft 4 BHK, with RERA carpet from 1,873 to 2,520 sq ft across the configurations. Its confirmed amenities list is shorter than the portals claim because only developer-published items are on it. Its price sits at the top of the premium band and below the sky-villa tier. And its location on the lake edge gives it the view, on land bought at Rs 118 crore.
Is Brigade Barcelona a good investment? On land basis, title and location, it is among the better-placed residential projects in Hyderabad launched this year. On yield and rail, it carries the corridor's limits. Buy it as a home or a long hold.
2026 and Beyond
What to Watch
- Any funding decision on the metro extension, which would change the corridor's buyer base more than any single launch
- Further HMDA rounds at Neopolis, and whether the Rs 151.25 crore record holds or resets
- The pace at which Phase 3 plots move from sanction to RERA to launch; the pipeline of upcoming projects in Hyderabad's west is concentrated here
- Whether the ultra luxury apartments in Hyderabad tier on the lake plots pulls the premium tier up with it, or caps it
- HMDA approved flats in Hyderabad are standard; HMDA auction title is not. Keep the distinction when comparing luxury projects in Hyderabad outside the layout
Neopolis Kokapet
FAQ
What is Neopolis Kokapet?
What is the Neopolis land price per acre?
What is the Kokapet price per sq ft in 2026?
Which developers are building at Neopolis?
What are the main competing projects at Brigade Barcelona's price?
Is there a metro to Neopolis?
What rental yield do Neopolis flats give?
Is Brigade Neopolis the same as Brigade Barcelona?
Talk to a Specialist
Contact Us
Brigade Barcelona contact number: +91 63566 63535, call or WhatsApp. Contact us for a plot-by-plot walk through the layout, the current cost sheet for Barcelona, a Brigade Barcelona site visit on Plot 20 any day of the week, and a written comparison against the neighbouring Neopolis launches you are weighing. Real Revenue is an authorised channel partner; the Kokapet flats for sale we recommend are the ones whose land, title and RERA filing we have checked ourselves.
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.