Introduction: Villas in Kondapur
Kondapur lies on Hyderabad’s mid-west, just off Hitec City and Gachibowli. It’s a fast‑growing suburb known for greener streets, wide roads, and new villa projects sprouting real fast. Villas in Kondapur range from 4 BHK to 5 BHK layouts on 250–600 sq yds plots. When we first visited in 2018, when only a couple of villa projects were ready. Today, more options pop up each year.
Folks buy here for space and calm. You get wide roads, flyovers, parks, and a great connectivity to HITEC City and Gachibowli. Builders plan these homes with high ceilings, big windows, and open gardens. Light streams in from all sides. In short, you feel both indoors and out at once.
We’ve seen families move in and plant small trees in front yards. Kids ride cycles on clean pathways. It reminds me of smaller towns, even though city life is minutes away. That balance makes Kondapur stand out.
Overview of Villas in Kondapur
Kondapur’s villas stand in exclusive pockets, often inside gated sites. Builders offer:
- Sizes & Layouts
- 4 BHK: ~3,000 sq ft built-up
- 5 BHK: ~4,000–5,000 sq ft with staff quarters
- Plot Area
- Starts at 250 sq yds
- Goes up to 600 sq yds for ultra-large homes
- Clubhouses, pools, gyms in most projects
Homebuyers get spacious living, formal dining rooms, and big balconies. Many villas come with staff rooms, driver bays, and private car parks. You’ll see modern kitchens with tall cabinets, breakfast nooks, and utility zones.
Unlike some cookie‑cutter flats, these villas change shape—U‑shaped courtyards, L‑shaped lounges, double‑height foyers. You notice light wells that peek in on corridors. Developers mix stone, wood, and glass so each villa looks unique, not like a row of clones.
Top Villas in Kondapur for Sale
1. Kolla Luxuria
Developer: Kolla Group
Location: Kondapur
Area: 12 acres (gated community)
Units: 69 villas
Villa Size: Plot Area 350-500 sq.yds, Built-up Area 4500-5,450 sq.ft.
Clubhouse: Fully-equipped 15,000 sq.ft. clubhouse with gym, spa, pool & lounge
Completion: 2019
Introduction:
If you’re looking for pure luxury with plenty of space, Kolla Luxuria stands out. Each villa feels more like a private sanctuary — perfect for unwinding after a hectic day. The team designed these homes to blend style, functionality, and a rich lifestyle all under one roof. Large living spaces flow effortlessly into intimate corners — a space for your family to grow, celebrate, and make memories.
2. Esmeralda Fortune
Developer: Sri Sreenivasa Constructions
Location: Kondapur
Area: 17 acres (gated community)
Units: 95 villas
Villa Size: Plot Area 450 sq.yds, Built-up Area 6,200 sq.ft.
Clubhouse: Gym, Party Hall, Swimming Pool, Children’s Play Area
Completion: March 2017
Introduction:
Esmeralda Fortune offers something truly special — a blend of classic design, generous spaces, and all the lifestyle tweaks you want. The villas come alive with high ceilings, rich finishes, and plenty of room for growing families. The neighborhood itself feels secluded and calm, yet you’re just minutes away from Gachibowli, Hitech City, and major business hubs. Whether you’re unwinding after a busy day or hosting friends and family, Esmeralda Fortune sets the stage for a rich and comfortable life.
3. Vessella Woods
Developer: Vessella Group
Location: Kondapur
Area: 9.1 acres (gated community)
Units: 82 villas
Villa Size: Plot Area 285-320 sq.yds, Built-up Area 3,646-4,240 sq.ft.
Clubhouse: Gym, Swimming Pool, Party Lawn, Kid’s Play Zone
Completion: December 2021
Introduction:
Vessella Woods brings together space, style, and a strong connection to nature. Each 4 BHK villa offers plenty of room for creativity — whether you want a home gym, a reading nook, or a space to work remotely. Large windows let in plenty of light and keep you connected to the green landscape outside. The community’s well-planned layout lets you enjoy peace and quiet, without losing convenient access to everything Kondapur and the financial district have to offer.
Unique Villa Architecture and Design
Architects in Kondapur play with form and function.
Most villas feature:
- Open plans: Living, dining, and kitchen flow into each other
- Double-height foyers: Add drama and bring in skylight
- Courtyard gardens: A small green patch at center or side
- Large windows: Floor-to-ceiling glass in living rooms
Inside, ceilings vary—some have beams for a rustic touch, others go clean for a modern feel. You might find a mezzanine library or a loft lounge. They keep rooms square or rect, so furniture fits easily.
Designers pick stone cladding on a façade, pair it with warm wood, and top it with crisp white paint. You get a bright look that doesn’t glare. Balconies often come with glass railings so you don’t miss any view. Roof decks sometimes host a mini garden or a barbeque spot.
Materials mix natural wood with sleek steel. Neutral palettes—whites, greys, light browns—dominate, so you can add pops of colour later. Roof terraces often let you set up a small herb garden or bar table.
Villa Details
a. Gated Communities
- Controlled entry and exit
- CCTV on main roads
- Visitor parking zones
Many enclaves share a clubhouse and pool. Entry cards keep strangers out.
b. Safety and Community Living
- Trained guards on patrol
- Audio intercom in each villa
- Neighbours know each other; community events happen
Parents feel ok letting kids play outside.
c. Green Spaces and Recreational Facilities
- Landscaped parks
- Jogging and cycling tracks
- Children’s play areas with swings
People jog daily on a tree-lined path in these projects.
d. Luxurious Features: Comfort and Modern Amenities
- Central A/C rough-in ready
- Modular kitchens with granite tops
- Gyms, mini-theatres in clubhouses
- Rainwater harvesting and solar-ready roofs
All this makes life comfy without extra work.
Location Advantage
a. Connectivity and Infrastructure
- ORR exit within 2 km
- Regular buses, TSRTC runs on main roads
- Close to Metro stations like Hitec City and Raidurg
b. Proximity to Top Educational Institutions
| School/College | Distance |
| Delhi Public School | 5 km |
| Chirec International | 4 km |
| Narayana Junior College | 6 km |
c. Proximity to Top Healthcare Institutions
- Continental Hospitals (3 km)
- Yashoda Hospital (6 km)
- Apollo Clinic (local)
You get smooth road travel day/night. Malls, grocery stores, and weekend hangouts sit within a few mins.
Real Estate Investment Potential and Market Trends
Villa values in Kondapur keep climbing—mostly by about 8–12 % every year. Here’s why people bet on this market:
- Steady demand from businessmen and IT professionals
Business people in the vicinity look for large sized homes with all the amenities. Many techies too working in nearby HITEC City want their own yard and extra room. They’re ready to pay a premium for privacy. - Good rental yields
A 4–5 BHK villa can fetch around ₹1.25–4 L per month. If you rent it out, that’s roughly a 3 – 4 % annual yield, on top of price gains. - Land scarcity
As Hyderabad sprawls west, open plots shrink. That pushes both plot and built-up prices upward. - NRI interest
Overseas Indians often look for stable assets back home. Villas in gated enclaves feel safer than apartments in their view. - Infrastructure boost
Upcoming metro lines, widening of main roads, and new malls/hospitals add value. Every time a new flyover or school opens, nearby villa rates tick up. - Price growth example
A client who bought a 300 sq yd villa in 2021 for ₹6.2 Cr. In early 2024 he sold it for ₹8.8 Cr—almost a 41 % gain in under three years.
Tip for buyers: Look for projects where constructors offer covered parking and solar-ready roofing. Those little extras catch buyers’ eyes and hold resale value better.
Key Specifications
| Spec | Detail |
| Structure | RCC shear wall (Zone-2) |
| External Walls | 200–250 mm thick RCC |
| Flooring | Vitrified tiles / Marble |
| Doors | Hardwood frames; melamine polish |
| Windows | UPVC sliding; safety grills |
| Electrical | Copper wiring; modular switches |
| Plumbing | CP fittings; concealed lines |
| Security | CCTV, intercom, trained guards |
| Amenities | Pool, gym, clubhouse, garden |
Developers follow RERA norms and offer clear title deeds. Villas get ample power backup and water treatment plants.
Frequently Asked Questions
Q: What sizes are villas in Kondapur?
A: Mostly 4 BHK (from 3,000 sq.ft) and 5 BHK (up to 7,000 sq.ft.).
Q: Are gated communities common?
A: Yes — nearly all are in secured gated enclaves.
Q: How far is HITEC City?
A: Just 15 minutes by car via ORR exit.
Q: What schools are nearby?
A: Oakridge, Chirec, DPS — all within 6 km.
Q: Do prices appreciate?
A: Around 8–12% every year.
Q: Are there community clubs?
A: Yes — pool, gym, kids’ play area and more.
Q: Is there public transport?
A: TSRTC buses serve main roads; nearest metros are near Hitec City and Raidurg.
Q: How’s the water supply?
A: 24×7 water with backup tanks.
Q: Can I rent out a villa?
A: Absolutely — 4–5 BHK fetch ₹1.25–4 L/mo in rent.
Q: What’s the maintenance cost?
A: Between ₹5–8 per sq.ft. every month.
Q: Are pets allowed?
A: Mostly, with community approval.
Q: Is parking covered?
A: Each villa comes with a covered two-car port.
Q: What’s the security setup?
A: CCTV, intercoms, and 24×7 guards keep you safe.
Q: Are solar power and rainwater harvesting available?
A: Some projects come solar-ready with rainwater harvesting.
Q: When can I move in?
A: Ready homes take 3–6 months; under-construction may take up to 18–24 months.