DSR Kandlakoya Review: Pre-RERA Towers at the ORR and NH 44 Junction

On September 29, 2026, DSR SR Prime Spaces LLP filed an environmental clearance application for five 20 storey apartment blocks on about 9.2 acres at Kandlakoya, just past the point where the Outer Ring Road crosses NH 44. A day later Anarock reported that Hyderabad's home sales rose 15 percent year on year to about 12,970 units in July to September, Construction World reported. On October 7 the Reserve Bank of India raised the repo rate to 5.50 percent. A west Hyderabad developer is betting on the city's northern edge, at a time when buyers have every reason to price carefully.

Short answer: DSR Kandlakoya is a working name for a proposed high-rise community by the DSR group on about 9.2 acres at Kandlakoya, Medchal mandal, on the NH 44 Nizamabad highway in north Hyderabad, planned as five blocks of 3 basements, ground and 19 floors. There is no price, no unit mix and no possession date, because the project is RERA-pending and not yet registered with Telangana RERA. Watch it if you want a likely cheaper entry than the west. The biggest trade-off is the location: a frontier pocket with thin social infrastructure and long IT commutes.

What is DSR Kandlakoya, and who is it for?

DSR Kandlakoya is a project on paper, known only through two environmental filings. The DSR Kandlakoya project page records a site of 37,086.17 sq m, five residential blocks labelled A to E, and a stated project cost of about Rs 716 crore. No marketing name, unit count or launch date has been made public.

It is aimed at buyers whose lives run along the northern NH 44 corridor: people working in Medchal's industrial and logistics belt, in Kompally, in Secunderabad, or at the colleges clustered around Kandlakoya. It may also interest families priced out of the western IT belt who are willing to trade commute time for a newer, larger gated community. It is not built for someone who drives to HITEC City every day.

Is DSR a builder you can trust?

The DSR group has a visible west Hyderabad portfolio, but this project sits in a separate entity and a new region for the group. The filing company, DSR SR Prime Spaces LLP, is a Hyderabad limited liability partnership registered in 2019, with a Jubilee Hills office. Corporate data sites name Sudhakar Reddy Devireddy and several Gaddam family members among its partners.

The same DSR brand sits on DSR Ciel in Gopanpally, DSR Altitudes at Tellapur and DSR Parkridge at Nallagandla, plus DSR The Classe in Kokapet, now listed as ready to move. Closer to this site, the group is also planning DSR Alwal in Secunderabad, another north side address. Because the group uses several related entities, ask which company will be the RERA promoter and sign your agreement, and visit The Classe or another finished DSR project to judge build quality and handover.

How good is the Kandlakoya location?

Kandlakoya is a well connected but still raw location. It sits on NH 44, the Hyderabad to Nagpur highway, just north of the ORR junction near Medchal. Kompally, with its schools, hospitals and retail, is a short drive south, and Secunderabad is further down the same road. The ORR gives a fast, signal-free run west to the IT corridor and south to the airport, though both trips are long, the airport taking well over an hour.

The infrastructure story is slower than the brochures suggest. The Gateway IT Park at Kandlakoya had its foundation laid in February 2022, The News Minute reported at the time, but it has not been built. The highway itself is also behind schedule. In August 2026 Deccan Chronicle reported that NHAI had terminated the contractor on the Suchitra to Medchal flyover and widening works, with the Suchitra flyover about 50 percent done and the Medchal flyover about 65 percent, and at least two more years needed. Count on today's roads.

What homes will you get, and what will the community look like?

The homes are to be confirmed. The filing describes five blocks, each with three basement levels, a ground floor and 19 upper floors, which pushes parking underground and frees the ground for landscaping. It does not give the built-up area, the number of homes, unit sizes or the amenity list.

A Rs 716 crore project cost on a 9.2 acre site points to a sizeable community, likely with a clubhouse, pool, gym and play areas of the kind DSR offers in its west Hyderabad projects. That is an inference from scale, not a disclosure. At 20 storeys, the blocks will be shorter than the 40 plus floor towers common in the west, which usually means fewer homes per lift core. Wait for the RERA filing to see the unit mix, carpet areas and common facilities.

What will a home at DSR Kandlakoya cost?

The price is to be confirmed, and nobody can lawfully quote it before registration. Section 3 of the RERA Act bars sales of an unregistered project. PropNewz has not found a reliable Kandlakoya price reference, so we do not offer one.

The nearest registered benchmarks are in Kompally. Casagrand Evon off the Nizamabad highway sells 3 and 4 BHK homes with a 2028 possession window, and Amrutha Sagar in Kompally lists 2 and 3 BHK homes from about Rs 54 lakh. Kandlakoya should price below Kompally if it is to compete. When a cost sheet arrives, get each charge in writing, from parking and club membership to utilities, floor rise, location premiums, the corpus and maintenance, with GST, stamp duty and registration separate. With loans getting dearer, check your EMI at a rate above today's offer.

What is the RERA status, and when is possession?

DSR Kandlakoya is RERA-pending: it is not yet registered with Telangana RERA, and no possession date has been declared. The approval path is at an early stage. A terms of reference application went to the State Environment Impact Assessment Authority on July 23, 2026, and the environmental clearance application followed on September 29, 2026, which is under verification. Building permission and RERA registration come after clearance.

Until then, you have no declared completion date, no escrowed account and no RERA recourse. Do not pay a booking amount or an expression of interest. When it registers, search rera.telangana.gov.in by DSR SR Prime Spaces LLP and by village, and match the survey numbers, land extent and completion date. A 20 storey build of this size typically takes several years after launch.

How does DSR Kandlakoya compare with nearby options?

DSR Kandlakoya has the larger site and a recognised brand, while the Kompally alternatives are registered and closer to established schools and shops. Both comparisons below are a short drive south on NH 44.

What are the biggest risks and trade-offs?

The main risks are missing information, slow infrastructure and future supply. Beyond the filings, the name, unit count, sizes, price and timeline are all unknown. Clearance has two stages still to finish before construction can begin. Kandlakoya's growth depends on an IT park and highway works that are both behind schedule, so resale and rental demand may trail Kompally for years. North Hyderabad also has a growing pipeline of high-rise launches. And nobody has said yet whether the LLP owns the land outright or develops it for a landowner. Use these checks when the project opens.

Our verdict: should you wait for DSR Kandlakoya?

DSR Kandlakoya is worth watching if you work in north Hyderabad and want a newer gated community at what should be a lower price than the west. The ORR and NH 44 junction, the 9.2 acre site and the DSR name are real strengths. The missing RERA registration, the unknown price and unit mix, the delayed highway works and the unbuilt IT park are real weaknesses. Do not book now. Wait for registration, then compare the price per sq ft line by line with registered Kompally projects.

What do buyers ask most about DSR Kandlakoya?

What is the price of DSR Kandlakoya?

No price has been published. The project is RERA-pending, so it cannot legally be priced or sold yet. North Hyderabad benchmarks help frame it: Amrutha Sagar in Kompally lists 2 and 3 BHK homes from about Rs 54 lakh. Compare DSR's launch price per sq ft with registered Kompally projects when it arrives.

Is DSR Kandlakoya RERA registered?

No. As of October 25, 2026 the project is RERA-pending and not yet registered with Telangana RERA. DSR SR Prime Spaces LLP filed a terms of reference application in July 2026 and an environmental clearance application on September 29, 2026, which is under verification. Pay nothing until registration appears on rera.telangana.gov.in.

When will DSR Kandlakoya be ready for possession?

No possession date exists. The project is still in environmental clearance and has not launched. A five block, 20 storey build of this scale usually takes several years after registration, so 2030 or later is a realistic planning window. The binding date will be the RERA completion date in your agreement.

Who should consider DSR Kandlakoya?

It suits buyers who work in north Hyderabad, Medchal, Kompally or Secunderabad and want a new gated community at a likely lower entry price than the west, and who can wait. It is not suited to daily HITEC City commuters or anyone who needs a price, RERA number or handover date now.

This review reflects information available as of October 25, 2026.

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By PropNewz Team