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Detailed Report

BOBBY NILAYAM

P03280035685 · RERA Andhra Pradesh · https://gethorizon.in/projects/bobby-nilayam-madhuravada-u-visakhapatnam-r-98pycfee

01

Complete project overview

RERA Andhra Pradesh · Registration filing
Units
15 flats
Unit mix
15 × 3BHK
Carpet area
65–129 sq m
Floors
5
Land area
654 sq m
Built-up area
2,105 sq m

Timeline

Project startedJun 2025
RERA approvedJun 2025
Proposed completionMay 2028
TodaySep 2026

Find your flat

Every flat the builder registered, with the carpet area they filed. Look yours up and check it against what you were shown.

UnitTypeCarpet sq mOuter wall sq mCommon sq mTotal sq mParking sq m
101GROUND · BOBBY NILAYAM3BHK90.973.2218.90113.0912
102GROUND · BOBBY NILAYAM3BHK65.333.0618.9087.2912
103GROUND · BOBBY NILAYAM3BHK128.883.4818.90151.2612
201FIRST · BOBBY NILAYAM3BHK90.973.2218.90113.0912
202FIRST · BOBBY NILAYAM3BHK65.333.0618.9087.2912
203FIRST · BOBBY NILAYAM3BHK128.883.4818.90151.2612
301SECOND · BOBBY NILAYAM3BHK90.973.2218.90113.0912
302SECOND · BOBBY NILAYAM3BHK65.333.0618.9087.2912
303SECOND · BOBBY NILAYAM3BHK128.883.4818.90151.2612
401THIRD · BOBBY NILAYAM3BHK90.973.2218.90113.0912
402THIRD · BOBBY NILAYAM3BHK65.333.0618.9087.2912
403THIRD · BOBBY NILAYAM3BHK128.883.4818.90151.2612
501FOURTH · BOBBY NILAYAM3BHK90.973.2218.90113.0912
502FOURTH · BOBBY NILAYAM3BHK65.333.0618.9087.2912
503FOURTH · BOBBY NILAYAM3BHK128.883.4818.90151.2612

Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. Carpet area is the legally meaningful number — not the super built-up figure a brochure quotes.

All 15 units as filed, two to a row · areas in sq m
UnitTypeCarpetOuter wallCommonTotalParkingUnitTypeCarpetOuter wallCommonTotalParking
101GROUND · BOBBY NILAYAM3BHK90.973.2218.90113.0912102GROUND · BOBBY NILAYAM3BHK65.333.0618.9087.2912
103GROUND · BOBBY NILAYAM3BHK128.883.4818.90151.2612201FIRST · BOBBY NILAYAM3BHK90.973.2218.90113.0912
202FIRST · BOBBY NILAYAM3BHK65.333.0618.9087.2912203FIRST · BOBBY NILAYAM3BHK128.883.4818.90151.2612
301SECOND · BOBBY NILAYAM3BHK90.973.2218.90113.0912302SECOND · BOBBY NILAYAM3BHK65.333.0618.9087.2912
303SECOND · BOBBY NILAYAM3BHK128.883.4818.90151.2612401THIRD · BOBBY NILAYAM3BHK90.973.2218.90113.0912
402THIRD · BOBBY NILAYAM3BHK65.333.0618.9087.2912403THIRD · BOBBY NILAYAM3BHK128.883.4818.90151.2612
501FOURTH · BOBBY NILAYAM3BHK90.973.2218.90113.0912502FOURTH · BOBBY NILAYAM3BHK65.333.0618.9087.2912
503FOURTH · BOBBY NILAYAM3BHK128.883.4818.90151.2612
02

Builder’s track record

RERA Andhra Pradesh · Builder registration

BABA BUILDING CONSTRUCTIONS

Partnership/LLP FirmPromoter type
VisakhapatnamBased in
1Projects
1City
2025–presentActive
Timelineevery project, start → promised completion
BOBBY NILAYAM

BOBBY NILAYAM

this project
Residential
Jun 2025started
May 2028target completion
15 flats2,105 sq m₹7.27 Cr

The only project Horizon has read from this builder so far. Dates are the project’s start (where filed) and target-completion dates on the RERA filing; delivery isn’t reported here.

03

Location & price analysis

RERA Andhra Pradesh · Registration filing
The Horizon Radar(within 6 km)
2km4km6kmN
  • This project
  • 57 new projects last year
  • 421 nearby projects
1 km radius · coordinates as filed · 17.8220, 83.3625 · © OpenStreetMap contributors
Village
Madhuravada (u)
Mandal
Visakhapatnam(R)
District
Visakhapatnam
Pincode
530048
What’s nearby
SchoolsNearest school 1.1km away
HealthcareHospital 1.2km away · 4 clinics within 1km · Pharmacy within 1km
LifestyleNo parks within 2km · Gym or sports centre 1.7km away · 7 restaurants and cafes within 1km
ShoppingSupermarket 909m away · Bank 628m away
Getting around
Primary road 572 m · Visakhapatnam - Anandapuram Main RoadNo metro or railway within 5kmBus stop within 1km
Water & environment
River 451 mWater body 554 m
distances only — not a flood assessment
Declared external development
Roads0%
Water supply0%
Sewage0%
Electricity0%
Solid waste0%
Fire safety0%
Water0%
Emergency exits0%
Renewable energy0%
% complete as filed at registration — no progress updates are published, so this is a starting-line snapshot.
Price analysisdeclared build cost — not a sale price

₹7.27 Cr declared to build 15 flats. What that works out to:

₹48.44 Lakhdeclared cost per flatall-in — land + construction
₹3,206/sq ftof built-up area₹34,514/sq m
27%of the cost is land₹2,821/sq ft of land

This is what the builder filed it costs to build — land plus construction, at registration — not a sale price. The gap to an asking price is their margin, taxes and anything the filing doesn’t carry.

04

Satellite view of the site

Google Open Buildings, 2016–2023 · Sentinel-2 imagery

The yearly satellite view ends in 2023 and this project started in 2025, so it does not cover this project's construction: the site was still open ground within ~20 m of the recorded location when the series ends. The 2026 image shows the site more recently.

Satellite view, year by year

loading 2023…

Height estimated by a model from satellite imagery — not a survey, and the series ends in 2023. The dashed shape is within ~20 m of the filed location.

Satellite photographs of the same ground

Feb 2017
Mar 2023
Feb 2026

Sentinel-2, 10 m per pixel — about 400 m of ground across. Each frame is one dry-season day, so haze can dull a site.

How to read this

  • This series ends in 2023, before this project’s construction — so it shows what stood here before, and says nothing about whether building has since begun. The photograph does that.
  • This state publishes a point, not a plot outline, so the shape is a circle around it. A neighbour’s building can fall inside.
  • Site is a ~20 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
  • The yearly site view ends in 2023, before this project started in 2025.

Google Open Buildings 2.5D Temporal (CC BY 4.0) · Contains modified Copernicus Sentinel data 2017–2026

05

Government Guidance Rate

AP Registration & Stamps

In Andhra Pradesh it’s called the market value — the registration department's figure, not a sale price.

₹60,000per sq yd
₹71,759per sq m
Which rate
residential (urban)
Matched to
The rate published for the village of “Madhuravada (u)”.
In force
effective Feb 2025
Spread
₹55,000 – ₹60,000 per sq yd across the places it was taken over

What this number is — and isn’t

  • The minimum value Andhra Pradesh’s registration department will register a sale at. Stamp duty is usually charged on this or the price in the sale deed, whichever is higher.
  • Not a market price. Sales normally register above it, and how far above varies by place and by project.
  • Its fit depends on the grain the state publishes at. This one is matched at the level of village, and says so above. How Horizon decides what to show.
06

Planning authority

RERA Andhra Pradesh · Approved building plan

Commissioner, ULB

Municipal / Corporation · Visakhapatnam
approved 10 Jun 2025 · 1 yr ago
Building Permit no. 1086/2440/B/Z2/M-5/2024Survey no. 32/3Part
The occupancy certificate — the proof that isn’t here

An approved plan is the government’s approval to build. It is not proof the project was built to that plan. That sign-off is the Occupancy Certificate (OC) — issued by the planning authority, the same body that approved the plan, not by RERA— and it isn’t in this record. Ask the builder for it, or check with the authority. Without an OC, banks may decline home loans, and any deviation from the approved plan carries penalty or demolition risk.

Verify it yourself — look up plan 1086/2440/B/Z2/M-5/2024 on the approving authority’s portal to confirm the approval.

The approving body, at scale

Visakhapatnam

Municipal Corporation

Has approved 1,344 RERA projects — about 1 in 5 in Andhra Pradesh, more than any other body in the state.

an apartments market — 87% apartments · 13% plotted layouts. Apartments like yours are this body's core business.

Builders
840
On record
39,785 flats · 20,512 plots
Reach
27 mandals
Since
2009

More apartment-heavy than Andhra Pradesh overall — 87% apartments here vs 74% statewide.

Volume and mix are context, not a verdict — a busier body isn’t a safer project. And this counts RERA-registered projects on Horizon’s record, not all construction.

08

Other projects nearby

The register · within 25 km

469 residential projects still under way within 25 km. Step out ring by ring:

Of the 421 projects the radar draws within 6 km — every kind, every stage — 162 are residential projects still under way. This list keeps only those, and looks further out.

9 projects within 1 km — showing the nearest 6.

110 m awayResidential

SHANVIKA HEIGHTS

LUCKY HOUSING PROJECTS · Madhuravada · Visakhapatnam

Jun 2026registered
Dec 2026target completion
Declared cost₹2.95 CrScale14 flatsAuthorityRERA Andhra Pradesh
Open the read
110 m awayResidential

ANJALIHEIGHTS

LUCKY HOUSING PROJECTS · Madhuravada · Visakhapatnam

Jul 2026registered
Sep 2027target completion
Declared cost₹5.16 CrScale20 flatsAuthorityRERA Andhra Pradesh
Open the read
320 m awayResidential

SK TOWERS -24

VUDATA SATYANARAYANA · Madhuravada · Visakhapatnam

Feb 2026registered
Sep 2028target completion
Declared cost₹4.00 CrScale12 flatsAuthorityRERA Andhra Pradesh
Open the read
490 m awayResidential

ADARSH ARCADE

HAPPY HOMES CONSTRUCTIONS · Madhuravada · Visakhapatnam

Dec 2024registered
Jul 2027target completion
Declared cost₹2.98 CrScale12 flatsAuthorityRERA Andhra Pradesh
Open the read
610 m awayResidential

SRI RAMANA NILAYAM

SRI RAMANA VENTURES · Madhuravada · Visakhapatnam

Apr 2026registered
Jan 2029target completion
Declared cost₹7.37 CrScale25 flatsAuthorityRERA Andhra Pradesh
Open the read
710 m awayResidential

20 EAST

SHREE INFRA · Madhuravada · Visakhapatnam

Apr 2025registered
Jul 2027target completion
Declared cost₹5.92 CrScale20 flatsAuthorityRERA Andhra Pradesh
Open the read

Projects within 25 km, nearest first — closed ones excluded, nothing ranked. Distances from the filed coordinates.

What this record cannot tell you

  • Build quality — no filing records how well it was actually built.
  • Private disputes — only complaints escalated to the authority appear here.
  • What it will be worth — the record is the past; it does not price the future.
  • Construction progress — RERA Andhra Pradesh does not publish quarterly progress reports. How far along it actually is cannot be read here.
  • Complaints — RERA Andhra Pradesh does not publish a complaints register. This read cannot speak to them either way.
  • Escrow — RERA Andhra Pradesh does not publish escrow declarations. Whether buyer money is ring-fenced cannot be read here.

Sources

Where each section of this report comes from.

  1. 01Complete project overview
    • The project's registration filing with RERA Andhra Pradesh, as the builder submitted it.
  2. 02Builder's track record
    • RERA Andhra Pradesh: the builder's registration.
    • The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
  3. 03Location & price analysis
    • Address, pincode and declared cost: the RERA Andhra Pradesh filing.
    • Coordinates: as filed with RERA Andhra Pradesh.
    • What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
    • The Horizon Radar: the RERA-registered projects Horizon holds within 6 km of these coordinates.
    • Map: © OpenStreetMap contributors (ODbL).
  4. 04Satellite view of the site
    • Building footprint and height by year: Google Open Buildings 2.5D Temporal (CC BY 4.0), a model estimate of building presence and height from satellite imagery.
    • Photographs: Copernicus Sentinel-2 imagery (contains modified Copernicus Sentinel data 2017–2026).
  5. 05Government Guidance Rate
    • AP Registration & Stamps.
  6. 06Planning authority
    • RERA Andhra Pradesh: the approved building plan, as filed.
    • The approving body's other projects: counted by Horizon across the register.
  7. 07Complaints & litigation
    • RERA Andhra Pradesh's public record lists no complaints or litigation for this project.
  8. 08Other projects nearby
    • The RERA-registered projects Horizon holds within 25 km of these coordinates.

Compiled by Horizon from public records. Each fact is reproduced as its source publishes it, and Horizon does not verify filings on the ground. The live record: gethorizon.in/projects/bobby-nilayam-madhuravada-u-visakhapatnam-r-98pycfee.

Horizon does not rate, review, score or signal, and it gives no verdict, opinion or forecast. Its only aim is to seek the truth through data: what the public record says, where each fact comes from, and where the record is silent. Nothing in this document is legal, financial or investment advice; what to make of it is yours to decide.