Nacharam 2.568 Acre Prime Land Development Opportunity
A comprehensive developer pitch and technical regulatory assessment for constructing up to 30 floors (~ 90.0m to 95.0m Structure) using Telangana TDR rules on a two-sided road access parcel situated on the Habsiguda–Nacharam–Mallapur arterial corridor.
1 Executive Summary & Site Survey Verification
The subject property comprises a highly prime land parcel of 2.568 Acres (12,428.57 Sq.Yds / 1,11,857.1 Sq.Ft) located on the main Habsiguda–Nacharam–Mallapur road in Eastern Hyderabad. The physical survey confirms a dual-access corner configuration, giving developers significant architectural freedom for setback planning and dedicated entrance/exit gates.
| Parameter | Survey Measurement | Developer Strategic Impact |
|---|---|---|
| Total Site Area | 2.568 Acres / 12,428.57 Sq.Yds | Supports large-scale high-rise gated community footprint. |
| Primary Frontage | Main Road (~80 ft – 100 ft wide) | Qualifies for high-rise commercial or residential status. |
| Secondary Access | Side Road Access | Enables separate service/fire tender circulation & gate. |
| Geographic Coordinates | 17.437682, 78.555162 | Open on Google Maps ↗ |
| Commercial Proposal | Joint Development Agreement (JDA) | Landowner expecting â‚ą20 Cr Advance; JDA ratio open for discussion. |
2 Jurisdiction, Land Use & HILTP Conversion Framework
🏛️ Planning Jurisdiction
The site falls under the dual jurisdiction of Greater Hyderabad Municipal Corporation (GHMC - Uppal Circle / East Zone) and the Hyderabad Metropolitan Development Authority (HMDA) .
- Sanctioning Portal: TG-bPASS online single-window approval system.
- NOC Requirements: Telangana Fire Services, AAI (Airport Height NOC), PCB, Traffic Police.
🏠HILTP Conversion Policy
Nacharam was historically designated as an industrial belt. Under the Hyderabad Industrial Lands Transformation Policy (HILTP) , industrial parcels on main corridors are permitted to undergo conversion into Mixed-Use Commercial / Residential High-Rise zones.
Conversion Fee: ~2% to 3% of basic land registration value payable to HMDA/Government via TG-bPASS.
3 Location Proximity & Infrastructure Advantages
Education Hub
DPS Nacharam & Johnson Grammar School within 2-5 mins radius.
Railway Connectivity
Moula Ali Railway Station (~5 mins) & Secunderabad Junction (~20 mins).
Metro Hub
Habsiguda Metro Station (Blue Line) just 7-10 mins drive.
Govt R&D Institutions
Habsiguda Central Govt Institutes: CCMB, NGRI, IICT nearby.
4 Regulatory Pathway to 30 Floors (G.O. Ms. No. 168 & G.O. Ms. No. 95)
Under Telangana Common Building Rules (G.O. Ms. No. 168), Hyderabad operates without a strict cap on Floor Space Index (FSI). However, constructing a high-rise up to 30 floors (95 m height) requires strict compliance with road width, minimum plot area, all-around setbacks, and compulsory Transferable Development Rights (TDR) loading under G.O. Ms. No. 95 (March 2026 Regulations) .
Built-Up Area & TDR Loading Potential (30-Floor Model)
5 Development Concepts & Comparative Decision Matrix
| Evaluation Criteria | Concept A: 30-Floor Ultra High-Rise Resi | Concept B: Commercial / Office Tower (15-20 F) | Concept C: Mixed-Use (Retail + 15 F Resi) |
|---|---|---|---|
| Legal & Approval Feasibility | 4.5 / 5 | 3.8 / 5 | 4.2 / 5 |
| Market Absorption & Demand | 4.8 / 5 | 3.2 / 5 | 4.5 / 5 |
| Construction Efficiency | 4.2 / 5 | 4.0 / 5 | 3.9 / 5 |
| Exit Realization Value | 4.7 / 5 | 3.5 / 5 | 4.3 / 5 |
| OVERALL SCORE & RANK | 4.55 (RANK 1) | 3.62 (RANK 3) | 4.22 (RANK 2) |
6 Approval Risk Matrix & Final Recommendation
🎯 Consultant Recommendation: GO (High Potential)
The site offers an exceptional development opportunity for Tier-1 developers. The landowner’s willingness to structure a Joint Development Agreement (JDA) with a negotiable ratio and ₹20 Cr refundable advance makes this a bankable proposition. Concept A (30-Floor High-Rise Premium Residential Gated Community) delivers maximum SBUA realization (~5,00,000+ Sq.Ft) and the highest ROI.
Coldwell Banker Sutra Property, Hyderabad
For technical site walkthroughs, site survey CAD files, title deed verification documents, and JDA commercial discussions with the landowner, please contact our capital markets advisory team.