Neopolis plot returns at ₹120 crore per acre

Same 4.59-acre parcel fetched ₹136.50 crore per acre in 2025

Property Pulse

A 4.59-acre parcel in Neopolis, Kokapet, is being put up for auction again by the Hyderabad Metropolitan Development Authority (HMDA), about 11 months after it was sold at ₹136.50 crore per acre. Plot 17, measuring 4.59 acres, was acquired by Vajra Housing Projects LLP in November 2025 at ₹136.50 crore per acre. The total consideration was about ₹626.53 crore.

HMDA has now fixed an upset price of ₹120 crore per acre for the same 4.59-acre parcel. At that rate, the land would have a benchmark value of about ₹550.80 crore. The difference between the earlier consideration and the current upset-price valuation is approximately ₹75.73 crore. The comparison, however, is between the previous winning bid and the current upset price. The ₹120 crore figure is not the final sale price.

The actual amount realised will be known only after the auction and completion of the sale process. The Plot 17 transaction was part of HMDA's Neopolis land auctions conducted in 2025. The first three phases generated about ₹3,708 crore, according to the auction data. Several parcels attracted bids above ₹130 crore per acre. Plot 18, for example, fetched ₹137.25 crore per acre, while another parcel in the auctions reached ₹151.25 crore per acre.

The new upset price provides a different starting benchmark from the ₹136.50 crore per acre paid in the previous transaction. Whether the current auction produces a similar, higher or lower final price will depend on the bids received. An upset price is an auction starting benchmark fixed by the authority, while the earlier figure represents a winning bid following competitive bidding.

The difference between the two figures therefore does not by itself establish a decline in the market value of Neopolis land. Neopolis is one of HMDA's major planned development areas in Kokapet and has attracted residential and commercial projects. The re-auction of Plot 17 gives HMDA another opportunity to monetise the parcel and provides the market with a new transaction to compare with the 2025 sale.

For now, the key numbers are straightforward: the 4.59-acre parcel previously fetched ₹626.53 crore, while its current upset-price valuation is about ₹550.80 crore. The final auction price will determine the outcome of the latest sale.

  Neopolis Benchmark

●        4.59 acres is the size of Plot 17.

●        ₹136.50 crore per acre was the 2025 bid.

●        ₹626.53 crore was the earlier consideration.

●        ₹120 crore per acre is the current upset price.

●        ₹550.80 crore is the current benchmark value.

●        ₹75.73 crore is the difference between benchmarks.

●        Final bidding will determine actual realisation.