Kokapet High-Rise Yields: Analyzing Sukhii Ubuntu & Westbrook Returns

Been analyzing Kokapet and Puppalaguda high-rises like I would an equity portfolio. With REITs showing 111% YoY growth and GCCs filling up commercial space near Financial District, the underlying macro demand looks solid. But looking at the ~27-month residential inventory overhang, I’m running IRR models on 3BHK units (around Sukhii Ubuntu and Cybercity Westbrook) to see if the CAGR holds up against current home loan interest rates.

Here are a few quick key metrics I'm crunching:

Pre-EMI vs. Full EMI Cash Outflow:Under-construction units reaching completion by late 2026 offer lower immediate outgo, but holding cost ramps up fast if there's any delay.

Gross Rental Yield Estimate: Expecting ~3.2% to 3.8% based on current 3BHK rents (₹45k–₹65k/mo) against a ~1.6Cr–1.9Cr total entry price.

Capital Appreciation Buffer: Launch prices were around ₹8,800/sq.ft and current asking is near ₹10,800–11,200/sq.ft, so early buyers captured the easy gain. Is there another 12-15% upside post-handover?

Is anyone else modeling entry prices in Kokapet/Puppalaguda right now? How are you guys factoring holding costs versus expected rental yield for 2026-2027 completion projects?