One by MSN

One by MSN Overview and Project Highlights

There is a second thing worth saying in the first screen, because it is the reason this page exists. The developer's own marketing says 655 residences and 55 floors. The signed government order says 660 residences and up to 57 upper floors. Developer marketing usually inflates. Here it understates the building by two floors and undercounts the homes by five, and that order has been sitting in the public record since 11 February 2025. We publish the filing, disclose the marketed figure beside it, average neither, and do not speculate about why the two differ. Everything else on this site is written the same way. Prestige Golden Grove keeps the wider Hyderabad context in view, especially when buyers are weighing format, commute patience, and how much certainty they need before shortlisting.

Nobody else has read the order

Fifteen live broker properties, a dozen portals and the developer's own website publish the same two numbers: 55 floors and 655 residences. The signed government order of 11 February 2025 files 660 residences, and it files the towers individually — T1, T3 and T5 at four or five basements plus ground, a service floor, 57 upper floors and a helipad; T2 and T4 at four or five basements plus ground, 56 upper floors and a helipad — with the clubhouse block at five basements, ground and four upper floors. "Up to 57 upper floors" is the accurate short phrasing.

The order also carries a great deal that appears nowhere else in public: a total built-up area of 5,08,494.17 sq m, 2,904 four-wheeler and 250 two-wheeler parking bays, a greenbelt of 3,185.42 sq m at 10.20 per cent of the site, an on-site 910 KLD sewage treatment plant against a water requirement of 872 KLD, diesel backup of 3 x 1,500 kVA plus 1 x 750 kVA, a project cost of ₹1,000 crore, and an environmental budget of ₹618 lakh capital with ₹149.5 lakh a year recurring. It also records, explicitly, that Kokapet is not among the 84 catchment villages listed in GO Ms No. 111 of 8 March 1996 — so the building prohibition that has stalled schemes elsewhere in this district does not bite on this plot.

One caution that follows from reading the order rather than the brochure. The clearance does not say which of AON, UNO, EKA, ODIN and ISA is T1, T2, T3, T4 or T5. Any page telling you that a named tower rises to a particular height is filling in a mapping that no document makes. We keep the two vocabularies apart on every page of this site.

660 homes of one configuration, and nothing smaller on the plot

One by MSN is 4 BHK only, in two variants: 4 BHK + M, and 4 BHK + M + HO. There is no 3 BHK, no 3.5 BHK and no compact tier hidden in the lower floors. The smallest residence on the entire 7.717 acres is 5,250 sq ft saleable.

At 660 homes that is unusual at this scale. Most large Neopolis schemes dilute — a smaller configuration goes into the same towers to widen the buyer pool, and the 4 BHK ends up sharing lifts, lobbies and the clubhouse with homes half its size. Here the whole programme is one product.

What that is not, is low density, and we will not tell you it is. Six hundred and sixty homes on 7.717 acres is about 85.5 homes per acre on our own arithmetic, which is denser than several named neighbours. The distinction that actually holds up is uniformity, not sparseness: nothing smaller exists anywhere on the plot, at a scale no other single-configuration project in Kokapet attempts. If sparseness is what you are buying, this is the wrong project, and the density number above is the one to check first.

A first project with a pharmaceutical balance sheet behind it

One by MSN is the MSN Group's first real-estate project. Its own sales deck says so. That means no completed projects, no delivered square feet and no families served, and a buyer paying seven figures in advance should weigh that plainly.

It also means the opposite of the usual risk register. TG-RERA's Orders, Orders of Authority, Proceedings, Public Notices, Revoked and Defaulters lists return zero occurrences of "MSN", read on 31 August 2026 — no complaints, no adverse orders, no delivery delays, because there has been nothing to complain about yet. Behind the realty arm sits MSN Group, a pharmaceutical business built around MSN Laboratories, MSN Lifesciences and MSN Pharmachem, founded and chaired by Dr. MSN Reddy, that crossed US$1 billion in revenue in FY2023-24. The land under this project was won at an HMDA e-auction on 16 July 2021 for ₹325.83 crore, at ₹42.2 crore an acre, bid by MSN Laboratories Pvt Ltd.

Both halves belong in the same paragraph. Capital is not a delivery record, and a clean record that exists because nothing has been delivered is not the same as a proven one.

The lake is south, the ring road is north

Osman Sagar's nearest mapped shoreline sits 885 m south of the plot, and the nearest carriageway of the Outer Ring Road sits 839 m north. Both are measured proximities, not drive times, and both are independently checkable on the survey record. The view over the lake is the developer's claim, phrased in its deck as "25,000 acres of uninterrupted views", and it is quoted here as the developer's claim rather than restated as fact.

The developer places its Sky Park at 2,597 ft above mean sea level, and separately describes it as 200 m above ground on its own website. Ground here is roughly 562 m above mean sea level, so 2,597 ft works out to about 230 m above ground on our arithmetic. The two developer figures are 30 m apart, which is within the error of the elevation dataset plus excavation. What matters is that 2,597 ft is above sea level, not above the ground — a distinction several pages about this project get wrong.

One by MSN Master Plan, Five Towers and the Clubhouse Block

One by MSN occupies 31,229.59 sq m, being 7.717 acres, on Plot No. 1 of the HMDA Neopolis layout at Kokapet. On it stand five residential towers and a separate clubhouse block, over a total built-up area of 5,08,494.17 sq m, and under them four to five basement levels holding the parking. Those figures come from the signed Environmental Clearance issued by the state environmental authority on 11 February 2025.

Every land-use number on this page is a filed number. Where the clearance does not give a figure, this page says so rather than estimating one, and where the arithmetic on this page is our own it is labelled as ours. That applies to the whole site, and on a masterplan page — where brochure diagrams are usually the only source anybody has — it matters more than most. Searches for the MSN One master plan land on a good deal of material that is drawn rather than filed.

One caution about the built-up figure, because it is the one most often misread. 5,08,494.17 sq m is a gross number. It includes the basements, the parking decks, plant rooms, lift cores, lobbies, corridors and every other common area, and it is not a total of saleable apartment area. Dividing 54.7 lakh sq ft by 660 homes does not give you an apartment size, and any page that does that arithmetic has produced a figure that means nothing. The saleable sizes are 5,250, 5,510, 6,465 and 7,460 sq ft, and they are set out on the floor plans page.

No ground-coverage percentage, setback dimension or internal road width for this plot appears in the material behind this page, so none is printed here. The greenbelt and the parking area are the two land-use figures the clearance gives, and they are the two this page publishes.

The clearance files each building individually. This is the configuration as filed.

Three towers at 57 upper floors and two at 56, each with a helipad, over four to five basement levels and a ground floor. "Up to 57 upper floors" is the accurate short phrasing. The developer's marketing says 55 floors, which understates the building by two, and the Airports Authority of India issued five height NOCs on 26 October 2023, after an earlier clearance on 5 October 2023 — five NOCs for five towers.

The two names for the same five buildings, and why this page keeps them apart

The developer names its towers AON, UNO, EKA, ODIN and ISA. The clearance files them as T1 to T5.

⚠️ No document maps one set onto the other. The clearance never says which tower is AON and which is T3, and neither the deck nor the developer's website closes the gap.

The consequence is specific and worth stating. Any statement that a named tower rises to 57 floors, or sits over five basements rather than four, is filling in a link nobody has published. Two of the five towers are filed one floor shorter than the other three, and two sit over four basements rather than five. Which named tower is which is not established.

So this page uses the tower names when it describes what the developer attaches to a name — amenity suites and unit sizes, both of which come from the deck's own pages — and T1 to T5 when it describes filed floor and basement counts. The two vocabularies never meet in one sentence anywhere on this site.

The clubhouse block is a separate building, and there is one of it. The clearance files a single clubhouse at five basements, ground and four upper floors, and the deck describes one yacht-shaped clubhouse. A developer blog post of July 2026 describes "7 Grand Clubhouses"; that is relabelling the five tower amenity suites and the Sky Park as clubhouses, and this site does not carry the number. The amenities page sets out what is in each.

The clearance files a greenbelt of 3,185.42 sq m, being 10.20 per cent of the 31,229.59 sq m site — roughly 34,300 sq ft on our own conversion.

Two things about that number. First, it is the clearance's own greenbelt category and it is not a claim about total open space. Greenbelt in an environmental clearance is a defined planted area, and a plot can have podium landscape, courts, decks and hardscaped open ground that sit outside it. No open-space percentage for this project appears in any source behind this page, so this page does not publish one, and a buyer should be sceptical of any page that does without saying where it came from.

Second, 10.20 per cent is the filed figure and this site is not going to dress it up. On 7.717 acres with 660 homes and 2,904 car bays, the ground plane is working hard. The green that a resident actually experiences here is likely to be podium and terrace landscape rather than open ground, and the amenity programme is stacked vertically rather than spread out — five tower amenity suites and a Sky Park at the top rather than a large open central park. That is a design choice, not a defect, but it is a different product from a low-rise scheme with a large ground-level garden, and it should be seen for what it is on a site visit rather than in a render.

One by MSN Gallery of Artistic Impressions

Every image on this page is an artistic impression. No tower at One by MSN is finished - the project is under construction, and on the single on-ground report available, published by Sakshi Post on 28 April 2026, excavation was complete for all five basements with multiple towers at second-floor level and a third in progress. There is therefore no photograph of a completed building to publish, and any page presenting one is not showing you this project.

Treat what follows as an illustration of intent. The documents that govern what actually gets built are the sanctioned HMDA drawings and the agreement of sale, and no render is a substitute for either. Each caption below says what the image shows, what a buyer can take from it, and where the image runs ahead of the record.

A render is a design intent, produced before the building exists, and it is the weakest form of evidence in the whole document set. It cannot tell you the finished clear ceiling height, the actual view from your floor, which named tower carries which filed floor count, what the amenities will cost to run, or when any of it will be handed over - no completion date appears in the environmental clearance and none has been established elsewhere.

The things that can be checked, can be checked on paper today: the signed environmental clearance, the sanctioned HMDA drawings, the TG-RERA record, and the written agreement of sale. Ask for those four, and use the images for what they are worth, which is a sense of the ambition rather than a record of the result.

One by MSN Price and What a Home Costs

No developer price exists, and no page should invent one. The rates in circulation come from portals and broker listings, and they disagree with one another by more than 75 per cent, which is itself the finding: none of them is a price list.

What can be published honestly is the mechanism and the market. Independent evidence for new-launch Neopolis inventory in 2026 — including Godrej Properties' own guidance on the neighbouring Plot 16 and Brigade Enterprises' disclosed sales realisation — points to an effective rate of roughly ₹13,300 to ₹16,100 per sq ft, which would place a 5,250 to 7,460 sq ft residence in a ₹7 crore to ₹12 crore band before charges. That is a market estimate, not MSN's rate. On top of whatever the contract price turns out to be, Telangana adds a flat 12.5 per cent in statutory charges: 5 per cent GST with no input tax credit, 5.5 per cent stamp duty, 1.5 per cent transfer duty and 0.5 per cent registration fee. The developer's own charge schedule — clubhouse, corpus, advance maintenance, parking, floor rise — is not published for this project, so ask for it in writing. The price page works all of this through with a labelled illustrative example.

This part is knowable today, because it is the state's own published rate rather than anybody's marketing. It comes from the Telangana Registration and Stamps Department ready reckoner, read on 31 August 2026. Kokapet now sits inside a municipal corporation, so the sale-deed row for other areas applies.

Preferential location charges are bundled into the 5 percent GST, not taxed separately, under CBIC Circular 177/09/2022-TRU of 3 August 2022. If a cost sheet hands you a separate 18 percent GST line on a floor-rise or view premium, ask which provision it is relying on.

Three things the online guides get wrong

1. Duty and fees total 7.5 percent in both a gram panchayat and a municipality. Only the split differs. Guides still printing "6 percent in Hyderabad" are quoting a superseded split, and they will understate your registration cost by roughly a fifth.
2. Telangana gives no stamp-duty concession to women buyers. The rate is identical regardless of the buyer's gender. Several state-comparison pages assume the Maharashtra or Delhi position and apply it here.
3. The builder cannot claim input tax credit at the 5 percent rate. Whatever the base rate eventually is, the developer's own material and contractor tax cost is already embedded in it. That is worth knowing when a sales team explains a rate revision by pointing at input costs.

The government market value for Kokapet, and why it does not help you

Effective 5 June 2026, the Registration and Stamps Department unit rate for Kokapet is ₹27,000 per square yard of land and ₹2,700 per sq ft of apartment structure on the residential row. Commercial corridors in the same village are set at ₹47,600 and ₹6,600.

Those numbers sit far below any plausible contract price at this address, which has one practical consequence: your duty will be computed on the contract price, not on the government value. The government value here is a floor that this transaction will never touch. Which specific Kokapet locality row applies to Plot No. 1 could not be established, but it changes only that floor, not the duty you actually pay.

MSN Realty, the Developer and Builder Behind One by MSN

One by MSN is marketed under the MSN Realty brand, which is the real-estate division of the Hyderabad-based MSN Group. The entity that signs the filings, holds the approvals and is the promoter of record is MSN Urban Ventures LLP. Those two names are not interchangeable, and a buyer should know which one appears on the agreement.

This page sets out what the registries, the environmental filings and the developer's own dated documents show about that company, and keeps them apart from what its marketing claims. It also states, in the same breath, the two facts about this developer that belong together and are almost never published together: the group behind it has a pharmaceutical balance sheet of genuine scale, and its real-estate arm has never completed a project.

The project itself is also listed by portals and brokers as MSN One, MSN One Neopolis and One by MSN Kokapet. The developer's own branding uses the form ONE by MSN, and its own website never uses the inverted version.

"MSN Realty" is a brand, not a company

No entity named "MSN Realty Private Limited" or "MSN Realty LLP" exists in any company registry. The developer's own contact page resolves the ambiguity itself: it prints the address block for MSN Urban Ventures LLP directly above the heading for the MSN Realty corporate office, at the same address, and the LLP's own published email address runs on the MSN Realty domain.

So the useful way to hold it is this. The buyer recognises MSN Realty and One by MSN. The name on the environmental clearance, and on any registration certificate you are shown, is MSN Urban Ventures LLP. If a document you are handed carries a third name, ask why.

The credibility behind MSN Realty is not a construction record. It is a balance sheet, and it is worth setting out precisely because it is the strongest thing on this page.

MSN Laboratories was established on 27 August 2003 by Dr. Manne Satyanarayana Reddy, known as Dr. MSN Reddy, with ₹5 crore of initial capital. That figure is published on the company's own leadership page. He is the group's founder, chairman and managing director, and he is named as such in the developer's own sales deck and about page, which is why this site names him. He holds an M.Sc in Organic Chemistry from Osmania University in 1983, a PhD in 1988 and post-doctoral research in organic chemistry in 1990, and worked from 1990 through group leader to head of research and development at a leading Indian pharmaceutical company before founding MSN. His company's page credits him with 170 patent publications globally, 73 of them granted, and 53 research publications, and he carries a Forbes India billionaire profile.

The group today operates through MSN Laboratories, MSN Lifesciences and MSN Pharmachem, runs 15 active pharmaceutical ingredient facilities and 6 finished-dosage facilities across India and the United States, and crossed US$1 billion in revenue in FY2023-24.

What that means to a homebuyer, stated honestly: a pharmaceutical balance sheet is evidence of funding capacity, not of construction capability. They are different questions and this page will not blur them. What it does mean concretely is that the group has committed very large sums to land in this city at government auction, in cash, without a partner, and that funding risk on this project is low by the standard of the sector. Execution risk is a separate matter, and there is no completed building against which to measure it.

MSN Realty is a well-funded first-time developer with a clean sheet and no record. The capital is real, the land was bought openly at government auction, the environmental clearance for this project is a signed government order that we have read, and there is nothing adverse on any Telangana registry against the name.

Set against that: nothing has been delivered, no possession date is on record, no price is published, and the registration number the developer publishes could not be confirmed in the registry. A buyer is being asked to fund an eight-figure purchase from a builder whose construction competence has to be inferred from a contractor engagement reported once, and from a pharmaceutical balance sheet that says nothing about how a tower gets built.

Neither of those paragraphs cancels the other. Both should be on the table when the cost sheet arrives.