2025 watchlist: upcoming, under-construction luxury villa projects-Hyderabad

1) Rajapushpa Serene Dale — Tellapur (West)

• What: ~254 premium 4 & 5 BHK villas across ~28.67 acres at Rajapushpa Lifestyle City; RERA P01100005584. Developer lists possession as Dec 2027. Rajapushpa Properties

• Why 2025: Tellapur sits in the Financial District–Tellapur–Kollur growth arc, a clear beneficiary of premium demand spillover from Kokapet/Narsingi. Branded township scale + amenity stack can support rental and resale liquidity. (Cross-verified on JLL Homes and aggregators.) JLL Homes99acresHousing

2) Hallmark Floresta — Pati / Kollur (West)

• What: G+2 ultra-luxury villas, RERA P01100007551; ~13.46 acres and ~166 units as per 99acres; possession windows on portal listings cluster around late-2026. hallmarkbuilders.in99acresMagicBricks

• Why 2025: Pati/Kollur is a low-density counterpart to Kokapet—close to FD via ORR, abutting ICRISAT greens; demand from senior professionals/NRIs seeking detached living with city access. Housing

3) Cybercity – Villa Verde — Green Hills Rd (HITEC City / Kondapur side, Core West)

• What: Ultra-luxury enclave, ~13.4 acres / 89 villas; RERA P02200009074; private swim spa terraces, internal lifts, IGBC pre-certified GOLD. cybercity

• Why 2025: Rare inner-west villa product (minutes to HITEC+Financial District) with strong lifestyle spec—positions it for end-user depth and NRI interest; multiple credible listings corroborate specs. Housing99acres

4) Casagrand Belair — Gowdavalli / Dundigal (North)

• What: 79 ultra-luxury 5 BHK bungalows on ~9.35 acres, near ORR Exit 5; starting prices publicly marketed; multiple aggregator pages align on location/spec. Casagrand BelairHousing99acreshttps://www.roofandfloor.com/

• Why 2025: North Hyderabad (Kompally–Medchal–Gowdavalli belt) is maturing on the back of ORR and logistics/industrial nodes; limited villa-grade gated supply gives first-mover edge at this ticket size.

5) SRIAS – The Boat Club — Medchal Lake (North)

• What: Lakeside 4 & 5 BHK villa township across ~25 acres; early aggregator notes Mar 2025 possession, while others indicate 2028—so treat timelines as variable and verify on ground/RERA. HousingPropertyPistol

• Why 2025: Unique lakefront proposition in North Hyderabad, a micro-market seeing premiumisation; headline specs and setting can sustain differentiation if execution aligns. (Cross-check: developer site & portals.) sriaslifespaces.comThe Boat Club

6) Hallmark Oakshir — Tukkuguda (South)

• What: G+2 ultra-luxury enclave; ~5.5 acres / 67 villas; RERA P02400004023. Several portals show ready/near-ready inventory in 2025 (verify unit-level status). hallmarkbuilders.inCommonFloorHousing

• Why 2025: Proximity to Shamshabad airport–Hardware Park–E-City play; South corridor is earlier-stage than West but benefits from infra and land availability—useful for diversification.

7) Subishi – Forest Edge — Pudur / near Kompally (North)

• What: ~43 acres / ~215 villas, ~4,600 sft typologies; HMDA-approved; positioned near ORR Exit 6; multiple sources align on scale and location. Subishi+1

• Why 2025: Large-format gated community in a greener pocket of North Hyderabad; scarcity of comparable villa townships at this scale is a plus if execution/amenities meet spec. (Cross-verified on third-party portals.) Houssedswapnagruha.tranquilplus.com

Honourable mention (ready / late-stage premium): EIPL River Edge (Kokapet/Manchirevula)—a marquee ready/near-ready villa address often referenced in the ultra-luxury bracket; useful as a benchmark for pricing/rental comps when underwriting West-corridor villas. 99acresHousing

How to shortlist (fast) if you’re new to Hyderabad

1. Pick your corridor first, then the project.

   • West (Kokapet–Narsingi–Tellapur–Kollur): deepest end-user/NRI pool; highest price resilience; lower future land supply. (Serene Dale, Floresta, Villa Verde) JLL Homes

   • North (Medchal–Kompally–Gowdavalli): improving social/infra fabric; better land parcels; villa pricing often below West for similar specs. (Belair, Boat Club, Forest Edge) 99acres

   • South (Tukkuguda/Shamshabad): airport economy + upcoming hubs; earlier curve = potential catch-up if job nodes deepen. (Oakshir) hallmarkbuilders.in

2. Anchor on RERA + developer balance sheets. Verify RERA IDs, phase-wise approvals and possession schedules; prefer branded builders with a handover track record. (RERA references provided above.) Rajapushpa Propertieshallmarkbuilders.incybercityhallmarkbuilders.in

3. Underwrite exit liquidity. Villa buyers are end-user heavy; study ORR access, school/healthcare, commute times to HITEC/FD, and community scale/amenities (clubhouse, sports, greens). These drive resale/rentability. YS Realty

4. Reality-check timelines and specs. Some portals show conflicting possession dates (example: The Boat Club 2025 vs 2028)—walk site, check latest RERA updates and construction status photos before final cheques. HousingPropertyPistol

Bottom line

If you want the safest liquidity and appreciation curve in 2025, stay in the West ORR band (Tellapur/Kollur/Kokapet). If you’re willing to trade a little time for potentially better space-for-price, explore North (Gowdavalli/Medchal/Kompally). South works for long-term airport-economy believers. Within each, gravitate to RERA-clear, branded villa communities with scale and strong amenity programs.

Sources & references

• Rajapushpa Serene Dale (details, RERA, possession): developer site & page; JLL Homes; 99acres; Housing. Rajapushpa Properties+1JLL Homes99acresHousing

• Hallmark Floresta (RERA, acreage/units, possession windows): developer; 99acres; Housing; MagicBricks. hallmarkbuilders.in99acresHousingMagicBricks

• Cybercity – Villa Verde (RERA, specs): developer & brochure/listings. cybercityHousing IsHousing99acres

• Casagrand Belair (acreage/units/location/pricing cues): project site; Housing; 99acres; RoofandFloor. Casagrand BelairHousing99acreshttps://www.roofandfloor.com/

• SRIAS – The Boat Club (scale, possession variance): Housing; PropertyPistol; developer/marketing pages. HousingPropertyPistolsriaslifespaces.comThe Boat Club

• Hallmark Oakshir (RERA, unit count/acreage; readiness on portals; brochure): developer; Commonfloor; Housing; RoofandFloor; brochure. hallmarkbuilders.in+1CommonFloorHousinghttps://www.roofandfloor.com/

• Subishi – Forest Edge (scale, location, HMDA; third-party confirmations): developer; brand site; Houssed/Nobroker/others. Subishi+1HoussedNoBroker

• EIPL River Edge (benchmarking for ultra-luxury comps): 99acres; Housing; JLL Homes page. 99acresHousingJLL Homes

• Macro context (demand, premiumisation, affordability, launches): JLL India Residential Q1-2024; JLL Homes articles; Knight Frank Affordability references via Telangana Today/New Indian Express; Cushman & Wakefield Hyderabad Residential Q2-2024; ORR market note. JLLCloudinaryJLL HomesTelangana TodayThe New Indian ExpressCushman & WakefieldYS Realty