Sri Tirumala Legacy Review: Puppalaguda Large 3 BHK at Rs 8,499 per Sq Ft

Puppalaguda is the rare West Hyderabad address that already works. The shops are open, the clinics are staffed, the schools have waiting lists, and nobody is promising you a neighbourhood in 2031. That is the pitch for Sri Tirumala Legacy, a single 38 floor tower of 407 homes squeezed onto 2.4 acres in Vinayak Nagar, where EAPL Group has done something unusual in a market full of pre launch rumours: it registered with TGRERA, and it printed its rate.

Short answer. Sri Tirumala Legacy is a TGRERA registered single tower project of 407 homes on about 2.4 acres at Puppalaguda, almost entirely large 3 BHK plans from 2,286 to 3,033 sq ft plus one 4 BHK of 3,348 sq ft, at a published basic rate of Rs 8,499 per sq ft giving basic prices from about Rs 1.94 crore to Rs 2.58 crore, with a declared completion date of 4 July 2031. The main trade off is density: eleven homes on every floor of one tower, with no second phase to spread the load.

What is Sri Tirumala Legacy and who is it for?

It is a large format luxury tower aimed squarely at upgrading families, not first time buyers. The tower rises 38 floors over four basements with eleven homes per floor, and nearly every plan is a 3 BHK of 2,286 sq ft or more. Only 38 of the 407 homes are four bedroom. That configuration mix tells you the target buyer: someone trading up from a compact 2 or 3 BHK who wants more space in an established pocket rather than a bigger campus further out. It suits a buyer who values an already functioning neighbourhood and a stated price over resort scale land. It does not suit anyone wanting a large gated campus, a compact entry ticket, or possession before 2031. The filed detail sits on the Sri Tirumala Legacy project page.

Can you trust EAPL Group as the builder?

EAPL is a mid sized Hyderabad developer with a real but unglamorous record, and that is roughly the right way to read it. The promoter on the registration is EAPL Infra LLP, part of a group founded in 1998 that reports 35 completed projects across Hyderabad and Bengaluru. Twenty eight years and 35 completions is a credible history, more reassuring than a 2021 vintage firm attempting its first high rise. The caveat is scale: a 38 floor tower over four basements is a different engineering problem from a mid rise. Ask how many buildings above 30 floors the group has completed, with addresses, and go look at one handed over five or more years ago.

How good is the Puppalaguda location?

This is the strongest leg of the case. The site sits in Vinayak Nagar on RERA recorded Survey Nos. 180/P, 227/P and 228/P in Gandipet mandal, in the corridor linking Manikonda and Narsingi to Gachibowli and the Financial District. The developer's stated drive times are 5 to 10 minutes to the Outer Ring Road, 6 to 10 minutes to Gachibowli, 8 to 12 minutes to HITEC City and the Financial District, and 10 to 15 minutes to the Apollo and Yashoda hospitals. Treat all of them as off peak and drive the Gachibowli route at 9 am yourself. The real advantage is maturity: Puppalaguda is already lived in, so you are not underwriting a promise of future retail and schooling. On rail, the nearest station is Peddamma Gudi, roughly 4.4 km away, and the proposed Phase 2 network remains in appraisal at the Centre without a sanction date.

What do the homes actually give you?

Space, and a price you can check. The 3 BHK plans run 2,286 to 3,033 sq ft, which is generously sized for the segment, and the single 4 BHK plan is 3,348 sq ft. Where the arithmetic gets uncomfortable is density. Eleven homes per floor across 38 floors on a 2.4 acre plot is tight, and it has two consequences you should test physically. First, lift pressure: ask how many passenger lifts serve eleven homes per floor. Second, open space: on 2.4 acres with one tower and four basements, the ground level amenity footprint is modest compared with a nine acre campus, so see the landscape plan rather than the render. What you gain for accepting that is the Puppalaguda address at Rs 8,499 per sq ft instead of Kokapet's prevailing average near Rs 11,900.

What does Sri Tirumala Legacy really cost?

The basic rate is Rs 8,499 per sq ft, giving basic prices of about Rs 1.94 crore for the entry 3 BHK, Rs 2.12 crore to Rs 2.32 crore across the mid plans, and about Rs 2.58 crore for the 3 BHK corner, with the published band running to Rs 2.85 crore. The charges are documented, which is worth crediting. East facing and corner homes each carry Rs 50 per sq ft, and floor rise is Rs 20 per sq ft per floor from the fifth floor. One time charges are Rs 6,00,000 for amenities and infrastructure, Rs 3,00,000 for water, electricity and backup, Rs 10,00,000 for two car parks and Rs 25,000 for documentation. A corpus fund of Rs 100 per sq ft and first year maintenance of Rs 50 per sq ft are separate. GST at 5 percent and registration at about 7.5 percent are extra, which on a Rs 2 crore basic is a meaningful additional sum. The payment plan asks 10 percent at booking and 10 percent at agreement, with the balance linked to construction stages, which is a reasonable structure rather than a front loaded one.

What is the RERA and possession position?

The project is registered as P02400011088 with Telangana RERA, with a declared completion date of 4 July 2031 and EAPL Infra LLP as promoter. That registration is doing real work in this market. TG RERA has been actively pursuing unregistered selling, issuing show cause notices to 27 projects and collecting roughly Rs 21 crore in penalties, and its chairman has stated plainly that pre launch offers without registration are illegal. A registered number means your booking sits inside the protection framework and your completion date is enforceable. Verify P02400011088 at rera.telangana.gov.in and read the filed carpet areas against whatever the sales team quotes, because super built up and carpet are not the same number and the filing is what binds.

How does it compare to other Puppalaguda options?

Within its own pocket, Legacy competes on large plans and a published rate rather than campus scale. The table sets it against two nearby alternatives. Verify everything independently.

For the nearby alternatives, read the SRIAS iWA project page and the Western Springs project page.

What are the honest risks and trade-offs?

The density is the real risk, and it is structural rather than fixable. Eleven homes per floor on 2.4 acres means shared infrastructure runs harder than in a low density campus, and that shows up in lift waits, parking circulation and, over time, maintenance cost per home. The second risk is the five year horizon to July 2031, with capital locked and no rental income in between. The third is builder scale: a 38 floor tower sits at the top of EAPL's range, so verify high rise experience specifically. Against these sit genuine strengths. The project is registered, the rate published, the charges itemised, the plans large, and the neighbourhood already works, which is not true of much of the inventory sold west of here. Density is the price of admission.

What should you check before booking?

Seven checks, each guarding against a specific way this purchase could disappoint.

Verdict: is Sri Tirumala Legacy worth buying?

Yes, for an upgrading family that wants space in a mature neighbourhood and is clear eyed about the tower's density. At Rs 8,499 per sq ft for a 2,286 sq ft plus 3 BHK in Puppalaguda, roughly 29 percent below the Kokapet average, this is sensibly priced rather than cheap, and the TGRERA registration plus a published cost sheet put it ahead of the pre launch offers circulating nearby. What you should not expect is a resort campus. Eleven homes a floor on 2.4 acres is the deal, and if that bothers you at the site visit it will bother you more after handover. Go see an older EAPL building, time the Gachibowli drive at 9 am, and if both hold up, this belongs on a shortlist of two or three.

Is Sri Tirumala Legacy RERA registered?

Yes. Telangana RERA registers it as P02400011088, with EAPL Infra LLP as promoter and a declared completion date of 4 July 2031. Verify the number at rera.telangana.gov.in and read the filed carpet areas against whatever figure the sales team quotes you.

What is the starting price at Sri Tirumala Legacy?

The basic rate is Rs 8,499 per sq ft, putting the entry 3 BHK at about Rs 1.94 crore basic and the published band at up to Rs 2.85 crore. Floor rise, facing charges, amenities, utilities, parking, corpus, maintenance, GST and registration are all extra.

Where exactly is Sri Tirumala Legacy located?

In Vinayak Nagar, Puppalaguda, on RERA recorded Survey Nos. 180/P, 227/P and 228/P in Gandipet mandal, Ranga Reddy district, Hyderabad 500089. The developer puts Gachibowli at 6 to 10 minutes and the Financial District at 8 to 12 minutes, which are off peak estimates.

How dense is the tower at Sri Tirumala Legacy?

There are 407 homes in a single 38 floor tower on about 2.4 acres, with eleven homes on each floor. That is tight for the segment, so check the passenger lift count serving each floor and the ground level landscape plan in person before you commit to a unit.

This review reflects information available as of October 2, 2026.

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By PropNewz Team