Raghava Nova
- EOI price
- ₹7,999/sft
- Launch price
- ₹8,499/sft
- Current price
- ₹10,000/sft
- EOI to current gain
- +25%
- 2,000 sq.ft paper gain
- ~₹40.0L
Composite EOI score across the four scoring pillars.
Pillar scorecard
Builder track record
30% weightThe lowest pillar on the board: strong infra pedigree but a thin completed-residential OC record.
- Portfolio depth — Infra history since 1991, but <0.70 residential OC-completion ratio60
- EOI → launch premium — +9.4% — just below the 10% band65
- Market sentiment — 3.5/5 — design praised, vertical density questioned70
Pricing vs return
30% weightThe strongest pricing pillar of the three: the widest entry gap and best yield, offset by heavy capital lock-up.
- Immediate equity gap — 23.1% below the ₹12,100 district average — widest of the three95
- Rental yield — 4.22% gross — best of the three92
- Payment load — 72% of capital tied up before OC over a long build55
Location & micro-market
25% weightThe best location pillar of the three — a sub-₹10k entry sitting directly on the Financial District perimeter.
- Competitive price position — 35th percentile — cleanest sub-₹10k entry locally95
- Land-cost appreciation — +65% over the acquisition floor95
- Infrastructure catalyst — ORR 9.5/10 × Gachibowli corridor 9.5/10 = 90.2595
RERA timeline check
15% weightApprovals are clean, but a G+61 build on a compressed target is the timeline risk to watch.
- Pre-RERA approvals — 5 of 5 verified (RERA P02400010373 registered)100
- Authority benchmark — 7.0 mo standardized municipal turn80
- Schedule realism — 76 mo needed for G+61 — highly compressed target55
The entry cushion
The pricing pillar scored 82/100. The single biggest driver is how far the EOI entry sits below the surrounding micro-market — the headroom a buyer captures on day one.
Entry sits 23.1% under the surrounding micro-market — the cushion the score rewards.
Why the composite lands at 79.4
Nova has the best pricing (82) and location (86) pillars of all three projects — and the weakest builder (71) and a shaky schedule-realism sub-score (55). The composite of 79.4 sits just above the others’ pricing floors but below their builder ceilings. In other words: the numbers are the most attractive and the execution is the least proven. That combination is exactly why the verdict is Caution, not Good.
The pricing pillar is genuinely the best of the three
A 23.1% gap below the ₹12,100 district average (score 95) and a 4.22% yield (92) are category-leading. On price alone, Nova is the deepest-value entry here — which is precisely the trap: the discount is compensation for risk carried elsewhere, not a free lunch.
Where the risk actually lives
The builder’s completed-residential OC ratio is under 0.70 (score 60), and a G+61 tower needs ~76 months of build against a compressed internal target (schedule realism 55). Add the longest hold of the three — possession Nov-2031 — and the scorecard’s two lowest numbers both point at "can they deliver, on time?"
What the score tells a buyer
A 79.4 with pricing 82 / location 86 but builder 71 is the clearest illustration of why a single number isn’t enough. The headline price gain (~₹40L, ₹2,001/sq.ft) is the biggest of the three and landed on the shortest EOI window — but it sits on the least-proven delivery.
An informed bet, not a blind one
Buyers who asked for builder-delivery proof before paying beyond the EOI still went in — but as a calculated position: strongest paper gain and best location on the board, knowingly carrying the thinnest track record and a 2031 handover.