IRA The Square Villas

IRA The Square Villas has its gate on Kongara Kalan Road in Vastunagar, part of the Adibatla area on the southern side of Hyderabad, pincode 501510. The developer has not published distances to offices, schools, hospitals or transit, so we do not quote any here.

Life in a villa community on the city's southern edge runs on a car. Work out where your children will study and where you will do the weekly shopping, and check how far the nearest hospital is before you book. Most errands will take you outside the gate, so drive those routes yourself rather than relying on a map.

If you commute into the city, test the drive at your usual office hour and again on the way home, on a weekday. Look at the state of Kongara Kalan Road near the gate, the street lighting after dark and whether water collects in the rains. With 131 villas, traffic at the gate stays light. Still, ask how deliveries and visitors are logged, since each home is a separate house rather than a flat behind a tower lobby.

IRA The Square Villas follows one design for every home: four bedrooms on two floors, about 3,700 sq ft of built-up area. The published starting price is Rs. 3.34 Crore, about Rs. 9,000 per sq ft. Carpet area and plot area have not been published. In a villa the land under and around the house is a large part of what you pay for, so ask for both.

Because all villas share one plan, the price gap between them will come from plot size, facing, corner position and closeness to the clubhouse. Ask for a villa-by-villa price list rather than the starting figure.

What you pay on top depends on handover status. A villa that already has its occupancy certificate carries no GST; one still being finished carries GST on the construction part. Stamp duty and registration apply to every purchase. Ask for a cost sheet that shows:

• Villa number, plot area and built-up area
• Base price and any corner or park-facing premium
• Clubhouse membership and maintenance deposit
• Power and water connection charges
• GST, if it applies, as its own line
• Stamp duty and registration

IRA The Square Villas has no RERA number published by the developer. Ask IRA Realty for it and check the entry on the TS-RERA website, which also gives the completion date the promoter declared. That date helps you read the ready-to-move label against possession from 2026.

If your villa is complete, ask for:

• The occupancy certificate covering your villa
• The sanctioned layout and building plans
• Title documents and an encumbrance certificate for the land
• A draft sale deed stating your villa number and plot area

If the villa is still being finished, the purchase is an under-construction one. Then ask for the RERA certificate, the approved plans and an agreement for sale that states the handover date and a payment schedule tied to stages of work. At handover, register the sale deed, get the property tax record moved into your name, and take a copy of the maintenance agreement for the community.

IRA The Square Villas plans 131 duplex villas on 13.5 acres, arranged along internal roads around a central clubhouse called The Square. Ask for the master plan to see where your villa lies relative to the clubhouse, the gardens and the main road. A villa next to the sports courts will hear more than one at the far end. Images you are shown are renders as planned by the developer unless the team confirms the space is built.

Mornings could start on the jogging and skating track or in the yoga pavilion, followed by the gymnasium or a swim. Children have a play area and a creche, and the indoor games zone and sports courts take over after school.

When relatives visit, the guest rooms save you giving up a bedroom, and bigger functions go to the multipurpose party area. Retail spaces inside the gate cover small errands, and the landscaped gardens are there for the evening walk. Ask which facilities are open now, since villas are still being handed over, and what the monthly maintenance charge will be for each home.