[Unpopular Opinion] My Home Akrida: Too Much Hype, Too Little Clarity?:

I was looking into My Home Akrida as it is the biggest project in Tellapur but the deeper I dig, the more red flags I’m uncovering(PS: This is going to be a long post, so bear with me till the end) - and I need some straight answers from those who've already booked or done thorough due diligence.

Few things that have been bothering me. I'd love to hear from anyone who’s actually bought here after evaluating it in detail.

1. “No Registration Charges” - But What Does That Even Mean?

The sales team mentioned there's “no registration cost” because the land is under Tellapur Technocity and has some “special GO with the landlord” (Pratima group). But when I pressed them on what that means, the response was vague at best.

• If there’s no formal registration, do we actually get undivided land share (UDS)? Or is this just an apartment rights lease?

• How does ownership transfer work in this setup? If I resell later, what documents do I show as proof of ownership?

• Is this like a leasehold masked as freehold? The sales team danced around this when I hinted at it. Are there official documents that clarify or contradict this?

I’m all for saving on stamp duty, but if it means sacrificing clear title or resale value, that’s a big tradeoff.

2. The ₹800/sft “Infrastructure Charges” - Just Another Hidden Cost

While they flaunt “no registration cost,” they’ve padded the cost with ₹800/sft for amenities/infrastructure—up from the usual ₹300/sft seen in past My Home projects. That’s an extra ₹500/sft baked into the price, with no clear explanation.

So technically, you're still paying, just not to the registration department. You’re lining someone else’s pocket.

Is it fair to call this creative pricing? Sure. Transparent? Not so much.

3. Density Disaster: 10,000+ Flats Within 1km of Each Other?

Let’s be real: My Home Akrida will have 160+ units per acre. Stack that up with the thousands of units from My Home Avali, Sayuk, and others nearby, and you’re looking at 10,000+ flats within walking distance.

• That's not just high density — it’s insane urban compression.

• Think about resale. Will a buyer be spoiled for choice, making your unit hard to differentiate?

• Think about rentals. What happens when 100 units are on the market at once, and 90 of them look just like yours?

• Think about daily life. Can Tellapur's infrastructure, which is already shaky, support this tidal wave of residents?

Unless massive civic upgrades happen in parallel, you're investing in a future traffic nightmare. The location may sound “premium,” but 2-3 years from now, this area might just be Hyderabad's next jam-packed suburb instead of a livable investment zone.

4. Landlord Inventory = Resale Roadblock?

Word is, Pratima group holds a good chunk of inventory. They aren’t under pressure to sell or undercut. That means:

• You won’t be able to compete on price during resale.

• If there’s unsold stock from them in 2–3 years, your unit will sit on the market.

this isn’t just about exit strategy — it’s about whether you’re buying an asset or a liability in disguise.

Closing Thoughts: Has the Brand Blinded Us?

• I respect My Home’s track record — but has the brand loyalty created a blind spot in buyers?

• Are we ignoring poor fundamentals just because it’s “My Home”?

• Are we glorifying Tellapur without factoring in infrastructure, how will the water infrastructure support 10000 flats?

• Are we overpaying today for a product that will struggle to stand out tomorrow?

I’m not here to bash the project — I’m here because I wanted to invest, but the more I learn, the less confident I feel.

Open Questions for the Community:

1. Has anyone seen official documentation confirming the land title / leasehold status?

2. What does your sale deed or booking form say about land share or registration?

3. Do you feel confident about exiting at a profit in 3–5 years?

4. What’s your take on rental yield and absorption in a 10,000+ flat market cluster?

Please don’t reply with “but it’s My Home, it’ll appreciate.” Show me numbers, rationale, clarity. I’m happy to be proven wrong.

If you’ve got data, drop them right here in this thread only, so others can benefit too.