Is My Home Ankura at 22k/sft Resale Worth It in Tellapur?

Evaluating a high-ticket deployment in the Tellapur belt and ran through a couple of resale options at My Home Ankura recently.

For context, it's a massive 75-acre gated township with 603 triplex 4BHK villas. Current seller ask prices for 3,223 sft units (270 sq yd plot) are sitting around ₹7.2 Cr to ₹8.2 Cr, while the larger 4,146 sft villas are being quoted anywhere between ₹9.2 Cr and ₹10 Cr+. That puts the effective price per square foot around ₹22,000 to ₹24,000/sft.

On one hand, the brand value, low-density layout (~8 villas/acre), and 10-15 min drive to Financial District via ORR Exit 2 make it top-tier living. Rental yields are touching ₹1.3L to ₹1.5L/month with corporate execs moving in due to ongoing GCC expansions in West Hyderabad. On the flip side, considering original launch prices were around 3.5–4 Cr, sellers are sitting on nearly 100% gains. At a ~7.5 Cr+ entry ticket, you're paying a significant premium over under-construction villa options further down towards Kollur/Mokila or high-rises in Kokapet.

For those tracking Tellapur villa inventory, do you feel Ankura at ~22k/sft still has headroom for capital growth over 5–7 years, or is this peak pricing for gated triplex resale in Tellapur? Would love to hear from anyone living there or evaluating resale deals!