Wave by Raghava

Wave by Raghava fronts the Nehru ORR in Kollur, on survey numbers 192 and 193, pincode 502300. It is sold as a Gachibowli address, and the ring road is what ties it to that side of the city.

Most of your longer trips will use that road. It gives you a direct run towards Gachibowli and the Financial District hub, where many residents are likely to work, and on to the airport. The developer has not published distances or drive times, so we do not quote any. Drive the route yourself at your usual office hour, and try the return trip in the evening too.

Tellapur is close by, and between it and the Gachibowli belt you will find schools, hospitals and shops. Within the project, retail spaces and a weekly farmer's market are planned, which should cover small errands without leaving the gates.

A ring-road address has two sides. Access is quick, but traffic noise can reach the lower floors of towers that face the road. When you visit, wait at the edge of the site closest to the ring road and listen. Ask which tower and which face your unit would be on, and how the gates connect to the service road at peak hours.

Wave by Raghava offers one plan: a three-bedroom flat of about 1,660 sq ft built-up, labelled luxury by the developer. The entry price is Rs. 1.23 Crore, which works out to roughly Rs. 7,400 per sq ft. No carpet area has been published, and the agreement for sale must state it, so ask for that figure first.

With a single plan in four towers, your choices are tower, floor and view. Expect a floor-rise charge on higher floors, and possibly a premium for units facing the gardens rather than the ring road. Ask the sales team to quote on three or four specific units so you can see the spread.

The homes are under construction, so GST is added to the price. Stamp duty and registration in Telangana are paid when the sale deed is registered. Ask for a cost sheet that shows:

• Base rate and the area it is charged on
• Floor-rise and facing charges
• Car parking
• Clubhouse fee and maintenance deposit
• Generator backup and metering charges
• GST, stamp duty and registration as separate lines

Ask also for the payment plan by construction stage.

Wave by Raghava has no RERA registration number published by the developer. A development of this size in Telangana has to be registered before sale, so ask Raghava for the number. Then search it on the TS-RERA portal, rera.telangana.gov.in, where the approved plans and the completion date will be listed.

You would be buying while the towers are going up, so check the land and the approvals first. Ask for:

• The RERA registration certificate
• Title deeds for survey numbers 192 and 193, with an encumbrance certificate
• The building permission and approved plan for all four towers
• Any development agreement if the land is held by someone other than the developer
• A draft agreement for sale with the carpet area, handover date and payment schedule

If you plan to borrow, ask which banks have approved the project. Most lenders wait for RERA registration first.

At handover, due from October 2028 onwards, collect the occupancy certificate for your tower and the registered sale deed. After that, move the property tax, power and water accounts into your name.

Wave by Raghava places four 36-storey towers across 8.2 acres, with 1,288 homes in all. The developer has not published the share of open space, so ask for the sanctioned site plan and see how much ground stays green. Pictures you see are renders as planned by the developer.

The headline feature is a clubhouse set high up in the building, rather than on the ground. A morning could begin with the gym or the health club, a swim, or laps of the jogging track through the gardens before work.

For children, there is a play area, and multiple sports courts give older ones space to play after school. The indoor games area and the entertainment zone cover rainy days and evenings at home. Landscaped gardens make a quieter place for an after-dinner walk.

On weekends, the farmer's market brings fresh produce to the gate, and retail spaces cover other daily needs. The multipurpose party area can host a birthday or family event. With four tall towers sharing one set of facilities, ask how many lifts each tower gets, and whether the sky clubhouse opens with the first handover or later.