10 m awayResidential
SKYLER
TMSR INFRA PRIVATE LIMITED · Bachupally Mandal · Bachupally
Sep 2023registered
Sep 2028target completion
Government Guidance Rate₹18,900/sq ydScale549 flatsAuthorityRERA Telangana
HORIZONSearch & explore India’s real estate — the whole picture. gethorizon.in1.2 lakh+ projects · 78k+ builders · 600+ micro-markets · across 22 states
Detailed ReportIRA TOWERS
01
Complete project overview
RERA Telangana · Registration filing- Project name
- IRA TOWERS
- Units
- 309 units
- Unit mix
- 240 × 2BHK, 64 × 3BHK, 1 × Amenities Ground Flo, 1 × Amenities 1st Floor, 1 × Amenities 2nd Floor, 1 × Amenities 3rd Floor, 1 × Amenities 4th Floor
- Saleable area
- 96–275 sq mper unit, as filed
- Floors
- 8
- Buildings
- 5
- Land area
- 11,533 sq m
- Built-up area
- 51,153 sq m
Timeline
RERA approvedAug 2023
Proposed completionAug 2028
TodaySep 2026
Construction progressPer-stage % as filed with the authority — a snapshot, not a live tracker. The lowest figure across every building/block, so no stage reads further along than the project’s slowest block.
0% overall, as filed
Excavation0%
Basement & plinth0%
Podiums0%
Stilt floor0%
Superstructure0%
Internal finishes0%
Flat fit-out0%
Stairs & lifts0%
External finishes0%
OC-readiness0%
Find your flat
Filed by floor and type and size, in the batches the builder registered — not a per-flat listing. Look yours up.
BuildingFloorTypeArea sq mAvailable
AMENITIES1Amenities Ground Flo2751 of 1
AMENITIES2Amenities 1st Floormortgaged2751 of 1
AMENITIES3Amenities 2nd Floormortgaged2751 of 1
AMENITIES4Amenities 3rd Floor2751 of 1
AMENITIES5Amenities 4th Floor2751 of 1
BLOCK A12BHKmortgaged1043 of 3
BLOCK A12BHKmortgaged1074 of 4
BLOCK A12BHKmortgaged1071 of 1
BLOCK A12BHKmortgaged1101 of 1
BLOCK A13BHKmortgaged1341 of 1
BLOCK A13BHKmortgaged1381 of 1
BLOCK A22BHKmortgaged1074 of 4
BLOCK A22BHKmortgaged1104 of 4
BLOCK A22BHKmortgaged1141 of 1
BLOCK A23BHKmortgaged1381 of 1
BLOCK A23BHKmortgaged1411 of 1
BLOCK A32BHK1074 of 4
BLOCK A32BHK1104 of 4
BLOCK A32BHK1141 of 1
BLOCK A33BHK1381 of 1
BLOCK A33BHK1411 of 1
BLOCK A42BHK1074 of 4
BLOCK A42BHK1104 of 4
BLOCK A42BHK1141 of 1
BLOCK A43BHK1381 of 1
BLOCK A43BHK1411 of 1
BLOCK A52BHK1074 of 4
BLOCK A52BHK1104 of 4
BLOCK A52BHK1141 of 1
BLOCK A53BHK1381 of 1
BLOCK A53BHK1411 of 1
BLOCK A62BHK1074 of 4
BLOCK A62BHK1104 of 4
BLOCK A62BHK1141 of 1
BLOCK A63BHK1381 of 1
BLOCK A63BHK1411 of 1
BLOCK A72BHK1074 of 4
BLOCK A72BHK1104 of 4
BLOCK A72BHK1141 of 1
BLOCK A73BHK1381 of 1
BLOCK A73BHK1411 of 1
BLOCK A82BHK1074 of 4
BLOCK A82BHK1104 of 4
BLOCK A82BHK1141 of 1
BLOCK A83BHK1381 of 1
BLOCK A83BHK1411 of 1
BLOCK B12BHKmortgaged1044 of 4
BLOCK B12BHKmortgaged1075 of 5
BLOCK B13BHKmortgaged1341 of 1
BLOCK B13BHKmortgaged1381 of 1
BLOCK B22BHKmortgaged1104 of 4
BLOCK B22BHKmortgaged1075 of 5
BLOCK B23BHKmortgaged1381 of 1
BLOCK B23BHKmortgaged1411 of 1
BLOCK B32BHK1075 of 5
BLOCK B32BHK1104 of 4
BLOCK B33BHK1381 of 1
BLOCK B33BHK1411 of 1
BLOCK B42BHK1075 of 5
BLOCK B42BHK1104 of 4
BLOCK B43BHK1381 of 1
BLOCK B43BHK1411 of 1
BLOCK B52BHK1075 of 5
BLOCK B52BHK1104 of 4
BLOCK B53BHK1381 of 1
BLOCK B53BHK1411 of 1
BLOCK B62BHK1075 of 5
BLOCK B62BHK1104 of 4
BLOCK B63BHK1381 of 1
BLOCK B63BHK1411 of 1
BLOCK B72BHK1075 of 5
BLOCK B72BHK1104 of 4
BLOCK B73BHK1411 of 1
BLOCK B73BHK1381 of 1
BLOCK B82BHK1075 of 5
BLOCK B82BHK1104 of 4
BLOCK B83BHK1381 of 1
BLOCK B83BHK1411 of 1
BLOCK C12BHKmortgaged1075 of 5
BLOCK C13BHKmortgaged1381 of 1
BLOCK C13BHKmortgaged1341 of 1
BLOCK C12BHKmortgaged1044 of 4
BLOCK C22BHKmortgaged1104 of 4
BLOCK C23BHKmortgaged1381 of 1
BLOCK C23BHKmortgaged1411 of 1
BLOCK C22BHKmortgaged1075 of 5
BLOCK C32BHK1075 of 5
BLOCK C32BHK1104 of 4
BLOCK C33BHK1381 of 1
BLOCK C33BHK1411 of 1
BLOCK C42BHK1075 of 5
BLOCK C42BHK1104 of 4
BLOCK C43BHK1381 of 1
BLOCK C43BHK1411 of 1
BLOCK C52BHK1075 of 5
BLOCK C52BHK1104 of 4
BLOCK C53BHK1381 of 1
BLOCK C53BHK1411 of 1
BLOCK C62BHK1075 of 5
BLOCK C62BHK1104 of 4
BLOCK C63BHK1381 of 1
BLOCK C63BHK1411 of 1
BLOCK C72BHK1075 of 5
BLOCK C72BHK1104 of 4
BLOCK C73BHK1381 of 1
BLOCK C73BHK1411 of 1
BLOCK C82BHK1075 of 5
BLOCK C82BHK1104 of 4
BLOCK C83BHK1381 of 1
BLOCK C83BHK1411 of 1
BLOCK D12BHKmortgaged961 of 1
BLOCK D12BHKmortgaged1041 of 1
BLOCK D13BHKmortgaged1462 of 2
BLOCK D12BHKmortgaged1071 of 1
BLOCK D22BHKmortgaged1021 of 1
BLOCK D22BHKmortgaged1071 of 1
BLOCK D22BHKmortgaged1101 of 1
BLOCK D23BHKmortgaged1462 of 2
BLOCK D32BHK1021 of 1
BLOCK D33BHK1462 of 2
BLOCK D32BHK1071 of 1
BLOCK D32BHK1101 of 1
BLOCK D43BHK1462 of 2
BLOCK D42BHK1071 of 1
BLOCK D42BHK1101 of 1
BLOCK D42BHK1021 of 1
BLOCK D53BHK1462 of 2
BLOCK D52BHK1071 of 1
BLOCK D52BHK1021 of 1
BLOCK D52BHK1101 of 1
BLOCK D63BHK1462 of 2
BLOCK D62BHK1071 of 1
BLOCK D62BHK1101 of 1
BLOCK D62BHK1021 of 1
BLOCK D73BHK1462 of 2
BLOCK D72BHK1071 of 1
BLOCK D72BHK1101 of 1
BLOCK D72BHK1021 of 1
BLOCK D83BHK1462 of 2
BLOCK D82BHK1071 of 1
BLOCK D82BHK1101 of 1
BLOCK D82BHK1021 of 1
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. As filed at registration, in the batches the builder declared — not a live booking system. "Mortgaged" batches were declared under mortgage to a bank/lender for project finance — check with the builder that any specific flat is released before relying on clear title.
02
Builder’s track record
RERA Telangana · Builder registrationV4 VENTURES
PartnershipPromoter type
Hyderabad, TelanganaBased in
1Projects
1City
2023–presentActive
Timelineevery project, start → promised completion
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
RERA Telangana · Registration filing- This project
- 32 new projects last year
- 889 nearby projects
- Locality
- BACHUPALLY MANDAL
- Village
- Nizampet
- Mandal
- Bachupally
- District
- Medchal-Malkajgiri
- Pincode
- 500090
- North boundary
- Neighbours Property
- East boundary
- Green Avenue Villas
- South boundary
- 40 Feet Approach Road to the Site
- West boundary
- Neighbours Property
What’s nearby
SchoolsNearest school 1.1km away · College or university 218m away · Library 144m away
HealthcareHospital 141m away · 1 clinic within 1km · Pharmacy within 500m
LifestylePark 686m away · Gym or sports centre 273m away · 6 restaurants and cafes within 1km
ShoppingSupermarket 147m away · Mall 1.5km away · Bank 98m away
Getting around
Expressway 2.1 km · Nizampet - JNTU Road Mumbai HighwayPrimary road 1.5 km · Nizampet RoadRailway line 4.7 kmMetro station 2.1km away (JNTU College)Limited bus connectivity nearby
Water & environment
Water body 697 m
distances only — not a flood assessmentDeclared external development% complete as filed at registration — no progress updates are published, so this is a starting-line snapshot.
Roads0%
Water supply0%
Sewerage (Chamber,…0%
Rainwater0%
Green Strip/TOT LO…0%
Street lighting0%
Community Building…0%
Sewage0%
Solid waste0%
Rainwater0%
Renewable energy0%
Fire safety0%
Electricity0%
Aggregate area of …0%
04
Government Guidance Rate
Telangana Registration & StampsIn Telangana it’s called the market value — the registration department's figure, not a sale price.
₹26,300per sq yd
₹31,455per sq m
₹2,700per sq ft for a flat · same schedule
- Which rate
- residential (urban)
- Matched to
- The rate published for the village of “NIZAMPET”.
- In force
- effective May 2026
Elsewhere in the same village
| BALAJI LAYOUT GAYATRI GARDENS | ₹31,455 / sq m | ₹26,300 / sq yd |
|---|---|---|
| NIZAMPET OLD VILLAGE BANDARI LAYOUT | ₹31,455 / sq m | ₹26,300 / sq yd |
| NIZAMPET RAJIV GRUHAKALPA 1 TO 45 BLOCKS | ₹31,455 / sq m | ₹26,300 / sq yd |
| REDDY AVENUE SRINIVASA COLONY NTR NAGAR LAKEV | ₹31,455 / sq m | ₹26,300 / sq yd |
| EASHWAR VILLAS ROAD LEFT NIZAMPET WEAKAR SECT | ₹31,455 / sq m | ₹26,300 / sq yd |
| LEADING ROAD IN RESIDENTIAL 1 | ₹37,674 / sq m | ₹31,500 / sq yd |
The same schedule, published for the places around this one — so the figure above reads in its neighbourhood, not alone.
What this number is — and isn’t
- The minimum value Telangana’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.
05
Planning authority
RERA Telangana · Approved building planBuilding Permit no. 000241/BP/HMDA/0056/MED/2023Survey no. 275
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 000241/BP/HMDA/0056/MED/2023 on the approving authority’s portal to confirm the approval.
The approving body, at scale
HMDA
Urban Development Authority · Hyderabad metropolitan peripheryHas approved 3,643 RERA projects — about 1 in 3 in Telangana.
an apartments market — 72% apartments · 28% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 2,462
- On record
- 3,98,695 flats · 1,96,015 plots
- Reach
- 71 mandals
- Since
- 2016
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.
06
Complaints & litigation
RERA Telangana · public recordComplaints register
Not published. RERA Telangana doesn’t publish a complaints register in the record Horizon reads.
So there is nothing to count here — which is not the same as nothing having been filed.
What the builder declared
Declared to RERA Telangana- Litigation
- None declared in this filing
Only what the builder declared, or what RERA Telangana records itself, can appear here — a case filed elsewhere and never declared would not.
Not a verdict. A complaint can be dismissed and a case can be won; an order can be appealed.
Not a clean bill. An empty record means nothing was filed with RERA Telangana, or that this register doesn’t publish it — never that nothing happened.
07
Other projects nearby
The register · within 25 km2,529 residential projects still under way within 25 km. Step out ring by ring:
Of the 889 projects the radar draws within 6 km — every kind, every stage — 402 are residential projects still under way. This list keeps only those, and looks further out.
22 projects within 1 km — showing the nearest 6.
10 m awayResidential
ANANDHA NILAYAM
V.S.HOMES AND RESORTS PRIVATE LIMITED · Bachupally Mandal · Bachupally
Nov 2023registered
Nov 2026target completion
Government Guidance Rate₹26,300/sq ydScale30 flatsAuthorityRERA Telangana
190 m awayResidential
HORIZON-A
VENKANA ARAVIND REDDY · BACHUPALLY · Bachupally
Apr 2021registered
Apr 2027target completion
Government Guidance Rate₹18,900/sq ydScale40 flatsAuthorityRERA Telangana
190 m awayResidential
PRANEETH PRANAV SOLITAIRE
VENKATA PRANEETH DEVELOPERS PRIVATE LIMITED · Nizampet Municipal Corporation…
Feb 2022registered
Feb 2028target completion
Government Guidance Rate₹26,300/sq ydScale676 flatsAuthorityRERA Telangana
190 m awayResidential
PANCHAJANYAS SYAMALA ELITE
PANCHAJANYA INFRA DEVELOPERS · NIZAMPET MUNCIPAL CORPORATION · Bachupally
Mar 2023registered
Mar 2026target completion
Government Guidance Rate₹18,900/sq ydScale80 flatsAuthorityRERA Telangana
190 m awayResidential
VISHNU NILAYAM
AGMR PROJECTS PRIVATE LIMITED · NIZAMPET MUNCIPAL CORPORATION · Bachupally
Apr 2023registered
Apr 2026target completion
Government Guidance Rate₹18,900/sq ydScale25 flatsAuthorityRERA Telangana
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 Telangana does not publish quarterly progress reports. How far along it actually is cannot be read here.
- Complaints — RERA Telangana does not publish a complaints register. This read cannot speak to them either way.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with RERA Telangana, as the builder submitted it.
- 02Builder's track record
- RERA Telangana: the builder's registration.
- The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
- 03Location
- Address and pincode: the RERA Telangana filing.
- Coordinates: geocoded by Horizon from the filed address with Google Geocoding, matched to the exact address.
- 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).
- 04Government Guidance Rate
- Telangana Registration & Stamps.
- 05Planning authority
- RERA Telangana: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 06Complaints & litigation
- RERA Telangana's public record lists no complaints or litigation for this project.
- 07Other 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/ira-towers-bachupally-mandal-n9csfgpk.
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.