Rajapushpa Sierra Tellapur Reviews RERA and Feedback

So I was looking into this new Rajapushpa Sierra project coming up in Tellapur because everyone in my office keeps talking about buying something before prices touch the sky. Honestly, I am quite confused if its really worth all the hype because 2030 possession is like ages away, no? Who knows what happens by then. It looks huge with 49 floors but the sheer density is giving me some anxiety already with so many apartments packed together. Just writing down what all I found online and from a broker who called me yesterday night.

Its a massive land parcel, some 21 acres total area I think, and they are building 9 huge towers. But the crazy part is it has like 49 floors which is just insane height for Tellapur area if you ask me. They have 2 BHK and 3 BHK options but the carpet area or built up area—whatever they call it—varies from 1295 to 2555 sqft. Total units is around 3500 which sounds like a whole village inside one gate. Possession says August 2030, so basically you keep paying EMI for years without seeing the final flat.

Prices look standard for today's crazy market but still feels very expensive for a normal buyer. It starts somewhere around ₹93 or ₹94 lakhs for the smaller 2 BHK and goes up to like ₹1.8 or ₹2 crores for the bigger 3 BHK flats. The base rate they are saying is around ₹7300 per sqft but then they add floor rise, car parking, GST and suddenly the final cost goes up by another 15-20 lakhs easily. One colleague was saying maintenance will also be very high later because of the huge 1.5 lakh sqft clubhouse.

The builder is Rajapushpa Properties and they are quite famous in western Hyderabad side. My cousin actually lives in one of their older projects and says construction quality is decent but they love doing these massive high density projects where thousands of families live together. They have done other things like Imperia and Provincia also nearby, so at least they won't run away with the money I guess? But still, 49 floors is a first time for them maybe so not sure how fast they can finish.

As an investment, I'm really in two minds about this whole thing. People online keep saying Tellapur will appreciate like crazy because of Gachibowli proximity, but prices are already peaked out now. If I buy for rental income, who will pay so much rent in 2030 when there are literally ten other towers next to it? Maybe capital appreciation happens if IT sector keeps booming, but it feels risky to block money for so long... just what I noticed.

Location wise it is on that Rajapushpa Lifestyle Road near BHEL Cyber Colony. It is somewhat close to the Outer Ring Road, like maybe 2 or 3 kilometers away, which is good for going to the airport. Reputed schools like Manthan and Meru are nearby so that is a plus for people with kids. But right now if you visit the site, there are empty plots next to these upcoming luxury towers and it looks a bit isolated at night.

Traffic is getting worse day by day in Tellapur stretch honestly. The roads are half built in some patches and during peak office hours the main junctions get totally choked up. If 3500 families move into just this one society, imagine how many cars will come on that same road every morning. They are building some new flyovers and roads nearby but god knows when they will finish them. Anyone else seeing this traffic mess there?

Checked the RERA number because nowadays you can't trust any builder without it. The RERA ID is P01100010033 and on the official portal it shows approved. At least that gives some peace of mind that paper work is clean mostly. But again, the official timeline says 2030, so the builder has a legal cushion till then to delay if things slow down. Not sure though, maybe I am overthinking this whole thing.