Raghava IRIS

Raghava IRIS stands on HS Darga Road, in the Timber Lake Colony and Prashant Hills pocket of Rai Durg, within the Gachibowli area, pincode 500032. You would be living inside Hyderabad's western technology district, the main reason buyers pay this kind of price here.

For many residents the work commute will be short, since Gachibowli is one of the city's main business hubs. The developer has not published distances to any office park, school, hospital or station, so none are quoted here. Time your own route to work at your usual hour, and the school run if you have children.

HS Darga Road carries busy traffic at peak times. Visit the site on a weekday morning and again in the evening, and see how long it takes to get from the gate onto the main road. Three towers with 520 homes will add their own cars once the project is full, so ask about the number of entry and exit points.

High floors bring views and quiet, but also longer lift rides. Ask which direction each tower faces, what is planned on the plots around the site, and whether any future building could block your view.

Raghava IRIS has two plans, each four bedrooms plus a TV lounge and a staff room, and both quoted as built-up area. The smaller home is about 5,430 sq ft, listed from Rs. 7.13 Crore. The larger home is about 6,605 sq ft, listed from Rs. 8.67 Crore. Both come to about Rs. 13,100 per sq ft.

Each price is an onwards figure. In a tower of 45 floors, the same plan on a high floor will cost more than on a low one, and facing adds its own premium. Carpet areas have not been published, so ask for them before comparing with other projects.

The homes are under construction, so GST is charged on the construction portion. Stamp duty and registration are due at registration. Payments will be linked to construction stages running up to the 2028 handover. Ask for a cost sheet that lists:

• Base rate and the area it is charged on
• Floor-rise and view premiums for your unit
• Car parking, with the number of bays included
• Clubhouse membership, maintenance deposit and corpus fund
• GST as its own line
• Stamp duty and registration on the full value

Raghava IRIS has no RERA registration number published by the developer for this project. Ask Raghava Projects for it and search it on the TS-RERA portal, the Telangana regulator's website. Check the promoter's name, the 7-acre site, the three towers and 520 homes, and the completion date declared.

While the towers are being built, ask for:

• The RERA registration certificate
• The sanctioned building plan for a 45-floor tower, including fire and height approvals
• Title documents and a current encumbrance certificate for the land
• A draft agreement for sale with the handover date and delay penalty
• A payment schedule tied to construction stages

At this price, have a property lawyer read the title chain and agreement before you sign. If you are taking a loan, ask which banks have already approved the project.

At handover, due from September 2028, collect the occupancy certificate for your tower before taking the keys. Register the sale deed in your name, then have the property tax assessed in your name and move the utility connections to you.

Raghava IRIS places three 45-floor towers on 7 acres, with a five-storey clubhouse, courts for several sports and gardens between them. The developer has not published an open-space share, so ask for the sanctioned site plan. All pictures you see are renders as planned by the developer, as the towers are still going up.

A morning could start in the gymnasium and end with a swim in the infinity pool. Children have a play area, and older ones can use the indoor games room or one of several sports courts after school. Well-kept gardens fill the spaces between towers for an evening walk.

The standout is the SkyDeck, planned at height. It holds a cafe, a barbecue deck, a path for walking and a space for activities, so a weekend breakfast or an evening grill can come with a view over the city. For bigger celebrations, the party area saves booking a hall outside. Retail spaces on site cover small daily needs.

Big clubhouses are often finished after the towers. Ask which facilities will be ready when you move in, how the SkyDeck is reached, and what the monthly maintenance for all this will be.