Mokila HMDA Auction Rates: Is 1 Lakh per Sq Yd Sustainable?

Shocked at the new Mokila HMDA auction rates.. 1 Lakh+ per sqyd?!

Sriramrao · 2026-07-07T00:00:00.000Z

Just saw a poster floating around on WhatsApp about the Mokila Phase 3 e-auction that wrapped up recently. Honestly, I'm completely shocked at these numbers. They sold out all 100 plots and the highest bid apparently touched almost 1.1 Lakh per sq yard! Even the average bidding rate was somewhere around 75k. I remember few years back when people used to talk about Mokila as this far away affordable area near Shankarpally where you could easily get clean plots for 35k or 40k. Now if the government layout land itself is averaging 75k, private developers in that same stretch will easily start demanding 90k or 1 Lakh plus for gated ventures. Who is actually buying at these rates? By the time you buy a 300 sqyd plot and construct a decent villa there, the total budget will cross 4Cr easily. Is it even sustainable for Mokila or are people just blindly FOMOing because of the Neopolis growth nearby? Maybe I'm wrong and the connectivity to Financial District makes it worth it, but 1L+ per sqyd feels a bit crazy for that distance. Anyone else tracking this auction?

Deepakprop21

I was planning to buy a 250 sqyd plot in Mokila this winter, but this news completely ruined my budget. Any alternative affordable areas left near Financial District?

Sharadkekl89

@Deepakprop21 Look towards Chevella road or parts of Shankarpally town. You might still find options under 45k-50k per sqyd.

Vijayraj91

@Deepakprop21 Shankarpally is too far for a daily commute. Better to look at apartments in Kollur or Tellapur instead of standalone plots.

Aaravred234

@Deepakprop21 Kollur high-rises are a safer bet for immediate living compared to empty plots in Mokila.

Gowthammathur

People who missed out on Neopolis at 50Cr per acre are trying to catch the wave in Mokila. It's typical spillover FOMO.

Saikumar09

@Gowthammathur Completely accurate. High net worth individuals are just parking their capital here because real estate absorbs it easily.

Realtyprop

@Gowthammathur And the middle class bears the brunt because land everywhere becomes unaffordable.

Kiran_vamshi

@Gowthammathur Let's wait for 6 months. If the secondary market doesn't absorb these rates, we will see minor corrections.

Vijayraj91

Mokila at 1L/sqyd is pure madness. People forget there is no proper drinking water infrastructure or sewage lines yet. It's fully speculative capital flowing from Neopolis profits.

Aaravred234

@Vijayraj91 Completely agree. If you spend 4Cr total, you can get a premium ready villa in a better-developed pocket like Bowrampet or even Ameenpur.

Deepakprop21

@Vijayraj91 But Bowrampet doesn't have the same straight-line connectivity to Kokapet via the radial roads. Mokila is favored strictly due to IT corridor access.

Sharadkekl89

@Vijayraj91 IT corridor access is fine, but daily commuting on that two-lane stretch during peak hours is a nightmare already.

Kiran_vamshi

HMDA layouts always command a heavy premium because of clear titles and wide roads. You can't compare it to private layouts where developers squeeze parks and amenities.

Realtyprop

@Kiran_vamshi True, HMDA clear titles save a lot of legal headaches down the line. That's why NRIs blindly bid high.

Gowthammathur

@Kiran_vamshi Still, 1.1L is pricing in growth for the next 7-8 years today. End users will struggle to see any ROI if they buy now.

Saikumar09

@Kiran_vamshi Exactly, the rental yield on villas in Mokila won't cover even a fraction of the EMI at these land rates.

Aaravred234

Is it true that all 100 plots got sold out? I heard some high-value bids get cancelled later because bidders fail to make the initial 25% payment.

Vijayraj91

@Aaravred234 Yes, a few defaults always happen, but HMDA forfeits the EMD amount. Even if 10% fail, the baseline market price has shifted permanently.

Sharadkekl89

@Aaravred234 The baseline is artificial. Look at the Uppal Bhagayath auctions from a few years ago; rates spiked and then stagnated for a long time.

Deepakprop21

@Aaravred234 Stagnation is highly possible. The retail infrastructure in Mokila is practically non-existent right now.

Realtyprop

The price rise is due to the upcoming regional ring road (RRR) impact and radial road expansions. Shankarpally stretch is going to merge seamlessly with the tech zone.

Kiran_vamshi

@Realtyprop The radial road expansion has been delayed for months. Don't buy land based purely on government infrastructure promises.

Saikumar09

@Realtyprop Private developers are already quoting 95k/sqyd for upcoming pre-launches there. The market has accepted the new normal.

Gowthammathur

@Realtyprop Accepted by investors, not end-users. No regular salaried tech worker can afford a 4.5Cr villa out there.