Commercial Space for Sale in Neopolis, Kokapet
2026 Plots, Towers & Prices
Neopolis isn't just another name for Kokapet — it's a specific ~530-acre master-planned layout within it, carrying its own mix of SEZ and non-SEZ plots, office towers and mixed-use blocks. Here's what commercial space is actually being sold inside it, by developer and price, not just by the Kokapet postcode.
Commercial space for sale in Neopolis, Kokapet is concentrated in three buyable categories: strata office and retail units inside under-construction or newly completed towers from developers such as Pooja Crafted Homes, My Home Group, Vasavi Group and Brigade Group; retail/F&B space within larger mixed-use blocks; and, for institutional buyers, HMDA/TSIIC-auctioned land plots within the layout itself, which have sold for ₹73–151 crore per acre across auction rounds from 2023 to late 2025. Strata office space in Neopolis towers typically prices between ₹8,500 and ₹13,000 per sq ft, sold bare shell or warm shell, mostly pre-completion. Neopolis blends SEZ and non-SEZ plots, so classification must be confirmed at the individual tower or unit level, not assumed for the whole precinct.
- Neopolis is the specific ~530-acre HMDA/TSIIC-planned precinct inside Kokapet — not a separate locality, but a distinct layout with its own plot grid and phased auctions
- Buyable today: strata office/retail space in towers under construction (2026–2028 possession bands), plus HMDA-auctioned land for developers and institutional buyers
- Active developers with commercial or mixed-use towers: Pooja Crafted Homes (The Harvest), My Home Group, Vasavi Group (Vasavi Waterfront), Brigade Group (Brigade Gateway)
- HMDA land auctions show per-acre value roughly doubling from ₹73 Cr (Aug 2023) to ₹137 Cr average (Nov–Dec 2025 rounds)
- Neopolis blends SEZ and non-SEZ plots within the same layout — confirm classification per space, not per precinct
- Most Neopolis towers are pre-completion; buyers pricing for future leasing potential, not immediate rental income, unless buying pre-leased space in nearby completed buildings
1. What Is Neopolis, Exactly?
"Neopolis" and "Kokapet" get used interchangeably in listings, but they're not the same thing — and the difference matters when you're evaluating a specific piece of commercial space.
Neopolis is a large, purpose-planned layout carved out by HMDA and TSIIC within Kokapet, on the western edge of Hyderabad along the Outer Ring Road. The layout spans roughly 530 acres and was designed from the outset as an integrated zone for office, residential, retail and institutional development — sold off to developers and end-users in phases through structured e-auctions rather than organic plot-by-plot resale, which is why its land pricing trail is unusually well documented compared to most Hyderabad micro-markets.
Kokapet, by contrast, is the broader revenue locality — it includes Neopolis but also older, non-Neopolis pockets along Kokapet Main Road, Narsingi and the Gandipet stretch. A listing that simply says "Kokapet" could sit inside the planned Neopolis grid or well outside it, with very different infrastructure, plot regularity and long-term positioning. When a listing specifically references Neopolis, ORR Exit 1, or the Golden Mile Road, it's typically inside this planned precinct.
2. Types of Commercial Space for Sale in Neopolis
Because Neopolis is still substantially under development, its buyable commercial space looks different from an established commercial strip — more pre-completion strata stock, and land itself as a genuine asset class.
| Space Type | Typical Size | Stage | Who It Suits |
|---|---|---|---|
| Strata Office Space (Tower Units) | 500 – 20,000+ sq ft | Mostly pre-completion, bare/warm shell | Corporate end-users, HNI investors |
| Retail / Showroom Space | 250 – 3,000 sq ft | Within mixed-use blocks | Retail brands, F&B operators |
| Co-working / Managed Seats | Per seat | Lease product, not typically sold | Startups, small teams |
| HMDA/TSIIC Land Plots | 4 – 8+ acres per plot | Auction-driven, phased release | Developers, large corporate occupiers |
Residential towers (Brigade Gateway, Godrej Neopolis, Sattva Lakeridge and others) also sit within the Neopolis layout, but this page focuses specifically on commercial and land inventory.
3. Developers & Towers Active in Neopolis
A handful of developers account for most of the commercial space and mixed-use construction currently underway inside the Neopolis grid.
Grade A office development on a 3.1-acre parcel near ORR Exit 1, adjacent to Neopolis and the Financial District. Planned as 4 basements, 4 double-height stilt levels and 31 floors, with over 19 lakh sq ft of total development. HMDA and RERA approved; possession guided toward mid-2028.
A large office-led development on a substantial land parcel in Neopolis, planned with multiple high-rise towers alongside retail and food-court components, positioned to add significant Grade A office space to the precinct over the coming years.
Grade A office and retail development in the Neopolis/Financial District belt, offering bare shell office and shop space, with other Vasavi buildings in the area already operating as ready-to-move Grade A office stock.
A large integrated township within Neopolis combining residential towers with office and retail components, positioned as a self-contained mixed-use development rather than a standalone commercial building.
Project details, unit availability, pricing and possession timelines change frequently at this stage of construction — always confirm current status directly with the developer or with KLM Projects before shortlisting.
4. SEZ vs Non-SEZ Plots in Neopolis
One detail that trips up buyers moving from a general Kokapet search into Neopolis specifically: the layout is not uniformly SEZ or uniformly non-SEZ.
SEZ Plots
- Intended for export-oriented IT/ITES occupiers
- Carry distinct tax and customs treatment for qualifying occupiers
- Typically suit large corporate tenants, not small strata buyers
- Resale/subletting rules are more restrictive than non-SEZ
Non-SEZ Plots
- Open to general commercial, retail and mixed use
- No export-linked occupancy restriction
- Where most strata office and retail resale space sits
- Simpler for small business and individual investor purchases
5. HMDA Neopolis Land Auctions — Official, Verified Data
Because Neopolis land is released through structured government e-auctions rather than private resale, its pricing history is unusually transparent — and it's the clearest read on where developer conviction in the precinct sits.
| Auction Date | Plot(s) | Area | Price per Acre | Revenue |
|---|---|---|---|---|
| 3 Aug 2023 | 7 plots, Neopolis Phase | 45.33 acres | Avg ₹73.23 Cr (peak ₹100.75 Cr) | ₹3,319.6 Cr |
| 24 Nov 2025 | Plot 18 (5.31 ac) & Plot 17 (4.59 ac) | ~9.9 acres | ₹137.25 Cr & ₹136.50 Cr | ~₹1,356 Cr |
| 28 Nov 2025 | Plot 15 (4.03 ac) & Plot 16 (5.03 ac) | ~9.06 acres | ₹151.25 Cr & ₹147.75 Cr | ₹1,352.71 Cr |
| 3 Dec 2025 | Plot 19 & Plot 20 | 8.04 acres | ₹131 Cr & ₹118 Cr | ~₹1,000 Cr |
| Cumulative (3 phases, Nov–Dec 2025) | — | ~27 acres | Avg ₹137.36 Cr | ₹3,708 Cr |
- Average per-acre realisation rose from ₹73.23 Cr (Aug 2023) to ₹137.36 Cr across the Nov–Dec 2025 rounds — an ~87% increase in just over two years
- The single highest per-acre bid moved from ₹100.75 Cr (2023) to ₹151.25 Cr (28 Nov 2025)
- HMDA has indicated plans for further auctions of roughly 70 additional acres within Neopolis, targeting several thousand crore in additional revenue — treat this as a stated plan, not a completed sale, until confirmed closer to the date
This is raw land price for HMDA/TSIIC-auctioned plots within Neopolis — what developers pay for undeveloped land, not the per-sq-ft price of finished, purchasable office or retail space. It should be read as a directional signal for where built-space pricing is headed, not a proxy for today's strata prices.
6. Pricing — Strata Space & Active Listings
Strata pricing inside Neopolis towers and their immediate surroundings varies by building grade, fit-out state and how far along construction is. The figures below are sourced from active portal listings — asking prices, not verified transactions.
| Listing | Size | Asking Price | ₹/Sq Ft | Source |
|---|---|---|---|---|
| Resale office space | 9,000 sq ft | ₹11.25 Cr | ~₹12,500 | SquareYards, listed 14 Jul 2026 |
| Ready-to-occupy, furnished office space | ~250 sq yd | ₹10.8 Cr | — | SquareYards |
| Bare shell office space, Neopolis | Not specified | ₹65 Lac | — | 99acres |
| Bare shell office space, Vasavi Waterfront (under construction, completion Mar 2026) | Multiple configs | Office from ₹30L | — | 99acres |
| Ready-to-move Grade A office space, 30-floor building | 20,000 sq ft | ₹22 Cr | ~₹11,000 | 99acres |
| Lockable commercial shops, 2nd–8th floor, near Neopolis | 1,049–12,000 sq ft | Base ₹12,000/sq ft + add-ons | ₹12,000+ | 99acres |
7. Why Location Inside Neopolis Matters
Towers Closest to the Ring Road
Space near ORR Exit 1, like The Harvest, sits closest to the Financial District's existing corporate campuses — the strongest connectivity case for occupier and leasing demand.
The Layout's Commercial Spine
The internal high-street corridor of Neopolis, where much of the retail and showroom-facing space within the layout is positioned.
Deeper Within the Grid
Plots and towers further from the ORR frontage typically carry a lower entry price today but depend more heavily on internal road and amenity buildout finishing on schedule.
8. How to Buy Commercial Space in Neopolis — Step by Step
- 1
Confirm It's Actually Inside Neopolis
Cross-check the plot or tower against the HMDA Neopolis layout plan, not just the "Kokapet" label on the listing.
- 2
Confirm SEZ or Non-SEZ Status
Get this in writing from the developer for the specific space — it affects usage rights and resale flexibility.
- 3
Verify RERA Registration
Check TG-RERA registration at rera.telangana.gov.in for the specific tower or block before paying any token amount.
- 4
Check Construction Stage Against Payment Plan
Most Neopolis commercial space is pre-completion — tie payment milestones to verified construction stage, not developer-stated dates alone.
- 5
Arrange Financing
Commercial property loans carry lower LTV (60–75%) than home loans; under-construction purchases typically require phased disbursement matched to construction milestones.
- 6
Register at the SRO
Register after full payment — stamp duty 4% + registration 0.5% + transfer duty 1.5% applies under GHMC's standard urban structure.
9. Mistakes to Avoid When Buying Commercial Space in Neopolis
Treating "Kokapet" and "Neopolis" as Interchangeable
Always confirm the space sits within the HMDA Neopolis layout itself before benchmarking against Neopolis-specific auction and pricing data.
Skipping the SEZ/Non-SEZ Check
Neopolis genuinely blends both classifications — assuming one for the whole precinct is a common and costly error.
Benchmarking Strata Price Against Land Auction Price
HMDA per-acre auction figures reflect raw land, not the price of finished, purchasable commercial space — don't compare the two directly.
Underestimating Pre-Completion Risk
Much of Neopolis's commercial space is still under construction — track builder track record and RERA-stated timelines closely, not just brochure possession dates.
Want the Current Commercial Space Inventory List for Neopolis?
KLM Infra Projects tracks live office, retail, and land inventory specifically within the Neopolis layout, filtered by developer, size and budget. RERA-verified, zero brokerage.