IRA The Square Review: 131 Villas, 13.5 Acres, One Revised Date

The word revised is doing a lot of work on IRA The Square's project page. Possession is listed as December 2027 revised, which means the original date has already moved. That matters more than usual here, because this is a registered project under Telangana RERA with a specific number and a specific commitment, and a revision on a registered villa scheme is a documented change rather than a marketing adjustment.

Short answer: IRA The Square is a TS-RERA registered villa community at Kongara Kalan, Adibatla, on the Nehru Outer Ring Road in Hyderabad, with 131 duplex villas arranged in 10 rows across 13.5 acres in a G+1 format. The 4 BHK duplex measures 3,204 square feet and is priced at Rs 3.26 Cr, implying roughly Rs 10,175 per square foot. Registration number P02400005775 carries a revised possession date of December 2027. The trade-off is that the schedule has already slipped once.

What is this project?

A genuinely low-density villa community, which is rare at any price in Hyderabad. One hundred and thirty-one villas across 13.5 acres works out to about 9.7 villas per acre, and at G+1 the whole scheme sits at two floors. Arranging the villas in 10 rows rather than as scattered plots produces a more consistent streetscape and simpler services, and it is a format that generally ages better than a mixed villa and apartment masterplan. There is a single configuration: a 4 BHK duplex at 3,204 square feet.

Is Rs 3.26 crore fair for Adibatla?

It is close to the market, and the arithmetic is unusually easy to run because both the price and the size are published. Rs 3.26 crore across 3,204 square feet works out to roughly Rs 10,175 per square foot. Independent houses and villas in Adibatla transact at an average of about Rs 10,830 per square foot, which places IRA marginally below the local villa average rather than above it.

That is a reasonable position for a registered, low-density, single-configuration scheme. Confirm which area basis the 3,204 square feet refers to, since villa quotes sometimes blend built-up area with plot area, and ask what plot size accompanies each villa, because on a villa purchase the land component is a large part of what you are buying.

Does the registration protect you?

Yes, and on this project it is already visible in the record. Telangana RERA registration P02400005775 means buyer payments sit in the mandated project account and the declared completion date is a filed commitment rather than a brochure claim. That is precisely why the revised possession date is informative: on a registered project a date change is documented, whereas on an unregistered one it simply happens. Pull the registration on the TS-RERA portal, check the original and current completion dates, and ask the developer what caused the move.

Why does Adibatla work as an address?

Employment and access. Adibatla sits about two kilometres from the Nehru Outer Ring Road, which puts the airport, the financial district and the wider Hyderabad employment map within a manageable drive. The area itself is anchored by aerospace and defence manufacturing along with an established technology presence, which gives it an employment base of its own rather than pure dormitory demand.

The counterweight is maturity. Adibatla is still a developing suburb, with social infrastructure that is adequate rather than deep, and villa communities there depend on the wider corridor filling in around them. On a December 2027 handover that timing is reasonable, but visit and check what actually operates nearby today rather than what is shown as planned.

What will it cost all in?

On Rs 3.26 crore, add 5 percent GST on the construction component, which on a villa applies to the built portion rather than the land, plus roughly 6 percent for Telangana stamp duty and registration at about Rs 19.6 lakh, plus 1 percent TDS. Then the corpus and club contribution, utility and infrastructure deposits and advance maintenance. Budget roughly Rs 3.55 crore to Rs 3.70 crore all in depending on how the land and construction values are split in your agreement. Ask for that split explicitly, because it determines the GST you actually pay.

What does 9.7 villas per acre buy you?

Space that cannot be added later. At under ten homes per acre, individual plots are generous, setbacks are real rather than notional, and the internal roads carry very little traffic. Compare that with a Hyderabad high-rise at 70 or 80 homes per acre and the difference in daily experience is substantial. The offsetting economics are simple: fewer households share the cost of roads, drainage, security, landscaping and the clubhouse, so maintenance per villa is higher than in a dense scheme. Ask for the projected monthly figure in writing.

How does it compare with other Hyderabad options?

On density it is in a different category from the apartment competition.

For a registered apartment alternative at a lower entry in an established western suburb, Hallmark Altus at Kondapur starts at Rs 1.14 crore. At the top of the Hyderabad market, One by MSN at Kokapet is the registered high-rise comparison at Rs 8.2 crore and above.

Villa buyers should also weigh the handover horizon against the alternatives. A December 2027 date, even revised, is materially closer than the 2029 and 2030 dates attached to most of the Hyderabad and Bangalore stock being marketed today. If that date holds, you are roughly two years from possession rather than four, which changes the rent-versus-own arithmetic considerably. That is a genuine advantage, and it is precisely why the revision deserves a direct question rather than a shrug.

What are the honest risks?

The revised date is first, because a schedule that has moved once can move again, and buyers should ask what the original date was and why it changed before assuming December 2027 is final. Second, single-configuration schemes offer no flexibility: there is one product at one price, so if 3,204 square feet is more or less than you need, this project cannot accommodate you. Third, resale depth at Rs 3.26 crore in Adibatla is narrower than in the western Hyderabad corridors, so plan on holding rather than trading.

What should you check before you book?

The registration exists, so the work is dates, areas and the land component.

Verdict: should you consider IRA The Square?

This is one of the more straightforwardly assessable projects on the market, which is worth something in itself. The price and the size are both published, the rate works out marginally below the Adibatla villa average, the Telangana RERA registration is live, and 9.7 villas per acre is genuine low density rather than a marketing claim. The one open item is the revised possession date, and it is answerable: pull the registration, compare the dates and ask what changed. If the answer is satisfactory, the rest of the proposition holds up well.

Is IRA The Square RERA registered?

Yes, under Telangana RERA registration P02400005775, with a revised possession date of December 2027. Verify it on the TS-RERA portal and compare the original and current completion dates before paying any amount.

What does a villa at IRA The Square cost?

The 4 BHK duplex villa measures 3,204 square feet and is priced at Rs 3.26 crore, which works out to roughly Rs 10,175 per square foot. That is marginally below the Adibatla villa average of about Rs 10,830.

How large is the project?

One hundred and thirty-one duplex villas arranged in 10 rows across 13.5 acres in a ground plus one configuration. That works out to about 9.7 villas per acre, which is genuine low density by Hyderabad standards.

Where is IRA The Square located?

At Kongara Kalan in Adibatla, on the Nehru Outer Ring Road in Hyderabad, Telangana. The Outer Ring Road sits about two kilometres away, and the area is anchored by aerospace, defence and technology employment.

This review reflects information available as of September 18, 2026.

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By PropNewz Team