Kokapet Neopolis Explained: HMDA Auctions, Land Prices and Nearby Homes

Kokapet Neopolis is a planned layout that HMDA sells to builders through e-auctions. In November 2025, one plot sold for ₹151.25 crore an acre, a Hyderabad record. That is about ₹34,700 for each square foot of bare land. The plots allow tall towers, so the area is filling with high-rise homes and offices. Sri Aditya Vantage is not in Neopolis. It sits in Manchirevula, about 10 minutes away.

What Neopolis is, in plain words

Neopolis is a government layout, not a private project. HMDA, the Hyderabad Metropolitan Development Authority, owns the land. It laid out the roads and plots. Then it began to sell large plots to builders, one auction at a time.

Each plot is big. The 2023 round had seven plots of 3.60 to 9.71 acres. The 2025 rounds sold plots of about 4 to 5.3 acres each. A single builder can put a whole tower cluster on one plot.

The key point is the zoning. Siasat reported in November 2025 that the plots fall in a multi-use zone with no floor limit. Builders can mix homes, offices and shops, and they can build very tall. That is why builders pay so much for these plots.

For a home buyer, Neopolis matters for two reasons. It sets a land-price benchmark for the whole Kokapet–Narsingi belt. And it decides how much new supply and traffic will reach the area over the next ten years. Our Kokapet real estate 2026 guide covers the wider market.

Neopolis auction results, 2023 to 2025

Here are the numbers from the three Neopolis auction reports we checked. All prices are per acre of land.

Two things stand out in the 2023 to 2025 figures. First, the HMDA floor price jumped. HMDA set the 2023 upset price at ₹35 crore an acre. By November 2025, the upset price was ₹99 crore. Second, bids still cleared that higher floor by a wide margin. Plot 18 went about 38% above its reserve.

Siasat named the buyers of the two November 2025 plots. MSN Urban Ventures LLP won Plot 18. Vajra Housing Projects LLP won Plot 17. About ten large builders took part, and the auction ran well past its three-hour slot.

What ₹151 crore an acre means per square foot

Crore-per-acre figures are hard to picture. So convert them. One acre is 43,560 sq ft. Divide the price by that area and you get the cost of each square foot of bare land.

This is land cost only. A builder spreads it across every floor of a tower. So a 40-floor tower on ₹34,700 land will not charge ₹34,700 per sq ft of flat. But land cost still adds a large base before a single brick goes in. It also explains why new Neopolis towers seldom launch cheap.

For context, new launches in Kokapet listed at about ₹11,000 to ₹12,500 per sq ft in 2026, per kokapetnewprojects.com. Sri Aditya Vantage is reported at about ₹13,400 per saleable sq ft, based on Housiey’s September 2026 figures. See the Vantage price breakdown for the full cost sheet math.

Tall towers: what Neopolis brings to the skyline

No floor limit changes how a place looks and feels. Each Neopolis plot can hold a cluster of very tall towers. The 2025 winners will add their own towers over the next few years.

That has upsides for people in Narsingi and Manchirevula. More offices in Neopolis mean more jobs within a short drive. More homes bring schools, clinics, shops and restaurants to the Kokapet side. The Financial District next door already hosts large tech and bank campuses.

It also has costs. Each Neopolis plot of 4 to 5 acres can add hundreds of homes and their cars. Construction dust and trucks may be part of daily life in Kokapet for years. And tall towers close together can block views and breeze.

This is where location inside the Kokapet–Narsingi belt matters. Vantage sits across the Outer Ring Road in Manchirevula, not in the Neopolis grid. The brochure places about 80% of its homes facing the Musi river. It also keeps a 3.26-acre green buffer along the water. Read our Vantage location guide for the full drive-time table.

Neopolis vs Manchirevula: how they compare

Buyers often ask whether to buy inside Neopolis or just outside it. Here is a side-by-side view. Figures for Vantage come from the developer’s brochure and website.

Neopolis suits a buyer who wants to be at the core, with offices next door. Manchirevula suits a buyer who wants the same jobs within minutes but a quieter river edge. Neither is “better” in every way. It comes down to how you live.

Vantage has 329 homes across 9 towers on about 10 acres. That works out to about 33 homes an acre. Compare that with any Neopolis tower you shortlist. Ask each builder for its home count and plot size. Our Vantage project review lists the full specs.

What Neopolis means for buyers nearby

Record Neopolis land prices send a signal. Builders paid up to ₹151.25 crore an acre to be in this belt. That is a sign of demand, but it is not a promise of future prices. Keep these five points in mind.

1. Land sets a floor for new launch prices in Kokapet. When land costs ₹30,000 or more per sq ft, new towers nearby rarely launch low.
2. Supply keeps growing. Each Neopolis plot can carry hundreds of homes. Many plots will launch over the next few years.
3. Roads will carry more load. Check the route from any home to the ORR at 9 am and 6 pm.
4. Resale buyers will have many choices. With more towers, your home will compete with newer stock one day.
5. Project quality will matter more than address. In a crowded belt, plan, open space and builder record set homes apart.

For a buyer looking at Vantage, the Neopolis story is useful context. It shows why the Kokapet–Narsingi belt draws big builders and big money. But the choice still rests on the home itself. Check the floor plans, the price, and the RERA record before you decide.

How to track Neopolis news yourself

Auction results come out in the Hyderabad press within a day or two. Telangana Today, Siasat and The Hans India all covered the 2023 and 2025 rounds. HMDA also posts auction notices on its own site.

When a new Neopolis round is due, look for four numbers in the press reports.

1. The HMDA upset price per acre.
2. The top bid per acre.
3. The number of plots and total acres, such as 9.06 acres in late 2025.
4. The names of the winning builders.

Those four tell you most of what you need about Neopolis. Then convert the top bid into a per-sq-ft land cost. Divide the crore-per-acre figure by 43,560 and multiply by one crore. Compare it with the land cost from the last round. That tells you which way the belt is moving.

Five questions to ask any builder near Neopolis

A pitch near Neopolis will often lead with the auction record. That number is about land, not about your home. So ask each builder these five questions before you pay a token amount.

1. What is the TG RERA number, and what completion date does it show? For Vantage, the number is P02400005533. Check it on the RERA section of our homepage.
2. How many homes sit on how many acres? Vantage has 329 homes on about 10 acres.
3. How much open space is left after the towers? The Vantage brochure claims 80% open space and 50% landscaped greens.
4. What does the price include? Ask for the all-in figure with GST at 5% and the 7.5% stamp, transfer and registration charges in Telangana.
5. What will you see from your window in 2030? Ask which plots next door are still empty, and what could rise there.

A good builder answers all five in writing. If one answer stays vague, treat that as a flag and ask again.

We update this guide when a new Neopolis auction closes. The figures above were last checked on 28 September 2026.

Want the current Vantage price list and a site visit slot? Ask for the cost sheet.