My Home Bhooja Hitec City Hyderabad

My Home Bhooja is one of the larger luxury developments in Hitec City, Hyderabad: about 17.8 acres, 11 blocks, towers rising 36 floors and roughly 1,544 apartments, built as three and four-bedroom homes of about 2,595 to 4,070 sq ft. Possession was scheduled for December 2025, so a buyer today is dealing with a building that is finished or in handover rather than a launch.

Prices in circulation run from about Rs 5.39 crore to Rs 10.67 crore, with three-bedroom flats generally quoted between Rs 6.1 crore and Rs 8.06 crore and four-bedrooms around Rs 9.56 crore. Against the size band that is roughly Rs 23,000 to Rs 25,000 per sq ft — the top of the Hyderabad market, and a number that deserves to be tested rather than accepted.

The registration number to question first

The number published for this project across listing sites is REA02400000010. In Telangana's own numbering, a project registration begins with P — the format you see on other Hyderabad projects, such as P02400003722 or P02200005923 — while REA marks a real-estate agent registration.

So the number being quoted as this project's RERA registration is, on its face, an agent's number. Ask the developer for the project registration in the P series, and check it on the Telangana RERA portal against the block and flat you are being offered. On a building already in handover, also ask for the occupation certificate for your block: that, and not a registration number, is what proves the building may legally be occupied.

What Rs 23,000 a sq ft buys in Hyderabad

It buys the address. Hitec City and the Raidurg edge of it are where Hyderabad's technology employment is densest — Microsoft, Amazon, Google's campus and the Financial District are all within a short drive — and a large-format flat inside that ring is the scarcest thing in the city's housing stock. Scarcity, not construction cost, is what the rate reflects.

It also buys scale: eleven blocks on nearly eighteen acres can fund a clubhouse, sports facilities and open space that a two-acre tower cannot, and the entire perimeter is inside one plan rather than exposed to whatever the neighbouring plot becomes.

What it does not buy is a floor. Hyderabad's premium segment has added a great deal of supply in Kokapet, Neopolis and the Financial District over the past few years, much of it aimed at the same buyer with the same size of flat. When a great deal of comparable inventory reaches completion together, the pricing power sits with the buyer for a while. That is worth remembering in the sales lounge.

The comparison that matters

Within a 20-minute drive, Aparna Zenon at Nanakramguda is selling two and three-bedroom flats at about Rs 10,700 a sq ft with a 2027 completion, and Aparna Sarovar Zicon at Nallagandla is quoting around Rs 9,600. Further out at Kukatpally, Honer Signatis runs from a base near Rs 7,900.

That is the shape of this market: the same city offers you a large flat at Rs 10,000 a sq ft twenty minutes away, and this project asks more than twice that. The premium is for the Hitec City postcode, the finished building and the format. Whether that is worth Rs 2 crore to Rs 4 crore of your money is a judgement, but it should be made with the alternatives written down. Our Hyderabad market note has the city-level context.

A finished building is a diligence opportunity

Because this is handover-stage stock, almost everything can be verified rather than trusted:

• Water pressure and supply at the 30th floor and above, which is where high-rise services usually show their weaknesses.
• Lift count and speed per block. On a 36-floor tower, the difference between adequate and inadequate lift provision is twenty minutes of your day, every day.
• Power backup per flat, and what a full outage evening looks like in practice.
• Basement ventilation and parking allotment in writing, with bay numbers.
• Common-area finish as built against the marketing material - on premium projects this is where compromises show.
• Maintenance per sq ft per month. On a 3,000 sq ft flat in a heavily amenitised project, this is a five-figure monthly cost and it should be in your affordability calculation, not a footnote.

Monthly cost, which nobody budgets for

The purchase price is the part buyers plan for. The part that surprises them is the running cost: maintenance on a large flat in a fully amenitised high-rise, plus power, plus the corpus contributions a society of this size eventually needs for lift and facade cycles.

Ask for the current per-sq-ft maintenance charge and multiply it by your carpet or super built-up area, whichever the society bills on, and then add a realistic power bill for a 3,000 sq ft flat in Hyderabad's summer. If that combined monthly number makes you wince, the flat is too big rather than too expensive.

As an investment

Two honest observations. Gross rental yield at this ticket size is thin — large luxury flats in Indian cities generally return less on rent, as a percentage, than mid-segment stock, because rents do not scale with price at the top of the market. And liquidity at Rs 6 crore and above is a function of how many buyers exist at that level in Hyderabad in any given quarter, which is a much smaller number than at Rs 1.5 crore.

Neither is an argument against buying. Both are arguments for buying this as a home you intend to live in, and for pricing the exit before the entry. If the purpose is yield, the arithmetic almost always favours two flats at Rs 3 crore over one at Rs 6 crore in this city.

The developer

My Home Group is one of Hyderabad's largest and longest-established developers, with a delivery record across the western corridor and a portfolio weighted to exactly this kind of large-format, high-rise project. On a finished building that record is a comfort rather than the main question — the building can be inspected — but it matters for what comes next: whether the association is handed over cleanly, the corpus transferred, and the snag list closed rather than argued about. Two conversations with residents in an occupied block will tell you more than any brochure.

The location, in detail

Hitec City is not one place but a cluster: Madhapur, Kondapur, Gachibowli, Raidurg and the Financial District all feed the same working population, and the roads between them are short. From this address the Raidurg metro terminus, the Inorbit and Sarath City retail centres, the international schools of the western corridor and the corporate hospitals on Gachibowli Road are all within a few kilometres, and Rajiv Gandhi International Airport is generally 35 to 50 minutes by the Outer Ring Road.

The weakness of the area is the same one every dense office district has: the internal roads carry more traffic than they were designed for, and the stretch between Madhapur and Gachibowli slows sharply at both peaks. What the metro has changed is real - a line that reaches Raidurg takes a meaningful number of daily trips off those roads - and what it has not changed is the school run and the weekend traffic. As always, the test is to drive the route you will actually drive, at the hour you will drive it.

Our view

This is the real thing: a large, well-located, finished luxury development in the part of Hyderabad where the jobs and the money are, from a developer that has built at this scale before. For a household that wants a 3,000 sq ft flat inside Hitec City rather than a longer drive from a cheaper one, there are very few substitutes, and that scarcity is what the price is.

Two pieces of homework, though, and neither is optional. Get the project RERA registration in the P series rather than the agent number that circulates as one, and get the occupation certificate for your block. And write down what the same money buys twenty minutes away before you sign, because in this market that comparison is stark — and if you still want this address afterwards, you will have bought it with your eyes open.