ONE by MSN

ONE by MSN stands at Plot No. 1 in Neopolis, Kokapet, in Gandipet mandal on the western side of Hyderabad, pincode 500075. Neopolis is a planned district of tall residential and office buildings, so your neighbours will mostly be other new towers rather than older houses.

Most days start on the road. Gachibowli and the Financial District are the likely office runs, and the Outer Ring Road gives you a route to the rest of the city and the airport side. The developer has not published distances or drive times to any of these places, so we quote none. Drive the route at 9 am before you commit, since new districts often fill up faster than their roads.

For schools, hospitals and shopping, residents look to Kokapet and neighbouring Narsingi. A planned district also means much of its surroundings is still being built, so expect construction traffic and dust around you for some years after you move in. Ask what is planned on the plots next to the towers and how the approach road will be finished.

ONE by MSN has four layouts, all 4 BHK. The sizes are about 5,250, 5,510, 6,465 and 7,460 sq ft, and appear to be saleable area; carpet areas have not been published. Starting prices are Rs. 8.20 Crore, Rs. 8.40 Crore, Rs. 10.30 Crore and Rs. 12 Crore.

Per sq ft, that is about Rs. 15,600, Rs. 15,200, Rs. 15,900 and Rs. 16,100. The second plan is the lowest rate of the four, so compare it room by room with the smallest. Floor level in a 55-floor tower will add to every one of these figures.

The homes are under construction, so GST is payable on top of the price. Stamp duty and registration are due on the sale deed. At this price level, small percentages add up to large sums. Ask for a cost sheet with:

• Base rate and the area it is charged on
• Floor-rise and view premiums
• Car parking bays included
• Club membership and maintenance deposit
• Any extra for a private-lift home
• GST, stamp duty and registration as separate lines

ONE by MSN does not yet show a published RERA registration number. Ask MSN Realty for it and look it up on the Telangana RERA portal (TS-RERA). The entry gives the approved plan, the declared completion date and quarterly progress reports, which let you track a December 2029 target.

The land is recorded as survey numbers 239 and 240, Plot No. 1, Kokapet. While the towers are being built, ask for:

• RERA registration certificate
• Building permission and the sanctioned plan for your tower
• Title documents and an encumbrance certificate for both survey numbers
• Draft agreement for sale with the handover date and delay penalty
• Payment schedule tied to construction stages
• The specification list attached to the agreement

At handover, ask for the occupancy certificate for your tower before taking the keys. Then register the sale deed and have the property tax record and the power connection moved into your name.

ONE by MSN has five towers of up to 55 floors sharing 7.7 acres, and the centrepiece is a clubhouse of about 1.8 lakh sq ft. The share of open ground has not been published. Ask for the sanctioned site plan, and treat the images you see as renders as planned by the developer.

A morning might start in the indoor gymnasium or the aerobics and yoga area, followed by a swim. The badminton court, indoor games zone and games lounge give children and adults a place to play when it is too hot outdoors. If you work from home, the workspaces inside the club save you a room in the flat.

Evenings suit the spa, salon and sauna, or a walk through the landscaped gardens. For a family gathering there is a terrace party zone, and visiting relatives can stay in the guest rooms instead of your spare bedroom. Retail spaces on site cover small daily needs. A club of this size will cost money to run, so ask what the monthly maintenance charge will be.