Prestige Golden Grove Kollur Review: Pricing, Density, ROI

Just trying to gather some thoughts on this massive new launch by Prestige Group near ORR Exit 2. It’s a huge township project with 50+ floors, and people online keep saying it’s going to be a major landmark in the Tellapur-Kollur stretch.The pre-launch prices are floating around 93L onwards for 2BHKs, but with so many units (over 5000), I'm feeling a bit mixed about the actual investment value and the long-term traffic scene. Looking for real builder feedback and opinions from anyone who has checked out the location or spoken to brokers recently.

Quick Facts

Project Name: Prestige Golden Grove

Location: Velimela, near Tellapur / Kollur (Exit 2), Hyderabad

RERA Status: Approved (RERA No: P01100010708)

Project Size: ~28.7 Acres, 10 Towers, 52 Floors (G+52)

Total Units: Around 5,120 apartments (2, 3, & 4 BHK)

Expected Possession: March 2031 onwards

Pricing

Broker was telling me something like the base price starts around 93 Lakhs for a 2BHK, but honestly, by the time you add car parking, amenities, floor rise, and GST and all that, it will easily cross 1.1 Crore or more. For 3BHKs, it's looking like 1.4Cr to 1.6Cr+ depending on the size. I'm slightly confused about their floor rise charges because it's a 52-floor building, if someone books on the 40th floor, that extra cost per sq ft is going to be huge. Is the carpet area actually decent or is a lot of space going into the massive balconies? Seems a bit steep for Velimela area, but maybe I’m wrong given the brand name.

Builder

It’s Prestige, so obviously they have a huge reputation and won't just run away with the money like some unknown local builders. But 5,120 flats in one single project is just wild. My cousin almost booked a property of theirs in Bangalore and said their construction quality is usually standard, but managing a mega project with 10 towers that go up 52 floors sounds like a massive logistical task. They are saying possession by 2031, which is a solid 5 years away. Will they actually deliver on time or will it drag on?

Investment

Some people in my office keep talking about how this stretch will appreciate fast because Kokapet Neopolis is nearby and it's right off the Outer Ring Road. They call it a high-alpha zone or something online, but I worry about exit strategy. If there are 5000 other owners in the same society, when you want to sell your resale flat later, wouldn't there be too much competition? It's okay for living maybe, but as a pure investment, I'm a bit unsure if it’s better to look at smaller, low-density projects nearby.

Location

The site is in Velimela, right near The Gaudium School and close to the Kollur Exit 2 service road. One good thing is that it borders the ICRISAT campus, so those forest views on that side should be permanent, which is nice since you won't get another high-rise blocking your air later. But right now, when you visit the ground, there are still empty plots next to these luxury towers and lots of half-built infrastructure around. It feels very far out from the main city, though people say it will catch up fast.

Traffic

Right now, driving on the ORR service road is smooth, but I am really worried about the future bottleneck. Imagine 5,000 families moving into this project alone, plus all the other massive high-rises coming up near Kollur and Osman Nagar. The Exit 2 toll plaza and the connecting roads are going to be completely jammed during peak hours. Even now, the traffic heading towards the Financial District is getting worse every month. Anyone else seeing this or am I just overthinking the commute?