One by MSN Location

One by MSN occupies Plot No. 1 of the Neopolis layout, on Survey Numbers 239 and 240, in Kokapet revenue village, Gandipet mandal, Rangareddy district, Telangana 500075. That is the address as it appears on the signed Environmental Clearance issued by the state environmental authority on 11 February 2025, and the coordinate on the same order is 17.404925 north, 78.304675 east. OpenStreetMap carries a surveyed construction footprint named "MSN Realty" whose centroid sits 139 m from that filed coordinate, which is the closest thing to independent on-ground confirmation that a plot boundary can have.

Every distance and every drive time on this page is a road distance, routed and cross-checked. None of it is straight-line, and none of it is a developer estimate. Where the developer's own sales deck publishes a minute figure that the routing contradicts, this page says so and prints the routed number instead. That is the whole method, and the section below explains it before any figure is used.

Kokapet, Not Narsingi and Not Khanapur

Several property portals file this project under Narsingi or Khanapur. Both are wrong, and the reason they are wrong is worth understanding because it recurs across the whole layout.

Neopolis occupies the western end of Kokapet revenue village, where it abuts Khanapur and Vattinagulapally. Consumer reverse geocoders read the pin and return "Khanapur", because the nearest OpenStreetMap node tagged as a village is Khanapur, 639 m to the south-southwest; the nearest node actually tagged "Kokapet" is 3.56 km to the east-southeast. Both facts are true and neither is the survey record. The survey-record village for Sy. Nos. 239 and 240 is Kokapet, and that is what the environmental clearance files.

The mandal is likewise misreported. India Post files Kokapet Branch Office under the postal block Rajendra Nagar, and that postal block is not a revenue mandal. The revenue mandal is Gandipet. If a page tells you this project is in Rajendranagar mandal, it has copied a postal record and called it an administrative one.

How Every Distance on This Page Was Measured

Distances are road distances returned by the OSRM demo routing server on a car profile at free-flow speed, cross-checked against Valhalla. Both read the same OpenStreetMap base, so their agreement is a check on the chosen path, not an independent survey. Where the two disagreed by more than about ten percent, this page publishes a range rather than a single figure.

Free-flow minutes are then calibrated against the TomTom Traffic Index 2025 for Hyderabad, which records an average congestion level of 55.5 percent and an evening-rush level of 85.7 percent. TomTom defines congestion level as the percentage of extra travel time over free-flow, so it is applied directly: typical is free-flow multiplied by 1.555, peak by 1.857. The "typical minutes" column below is the one to plan around.

Three caveats belong with the numbers.

1. TomTom's city-wide factor is dominated by inner-city arterials. Trips from this site that spend most of their length on the tolled, grade-separated Nehru Outer Ring Road run at or below the typical column, not the peak.
2. Trips into Madhapur, Jubilee Hills and Banjara Hills hit the peak column squarely. There is no softening there.
3. OpenStreetMap's mapping of the internal Neopolis road grid is incomplete. The router leaves the plot on 2.6 km of unnamed internal ways before reaching the ORR ramp, so short hops of under about three kilometres are over-stated against the built condition. Those rows are flagged individually below. Anything above about five kilometres runs on the mapped arterial network and is reliable.

Employment

The buyer for a home of this size in Kokapet almost always works west, and this is the geography that decides whether the address works.

Always name the anchor when someone quotes you a Gachibowli distance. "Gachibowli" from this plot is 6.6 km at Wipro Circle, 8.3 km at the junction and 12.8 km at the mapped suburb centroid. A bare "Gachibowli, X km" tells a buyer nothing, and the spread between those three anchors is nearly double.

The deck claims "Financial District, 10 MIN" and "Hitech City, 20 MIN". Routed, those are 13 minutes and 26 minutes at typical congestion. Mildly optimistic in the first case, optimistic by about 1.3 times in the second.

The Airport

Rajiv Gandhi International Airport at Shamshabad routes at 32.43 km, of which 23.5 km is on the ORR itself. Valhalla returns 32.54 km over the same path, so the distance is solid.

The honest travel time is 35 to 45 minutes. The raw calibration would give 42 minutes typical and 50 at peak, but that is too pessimistic for a trip spending three-quarters of its length on a tolled, signal-free expressway; the independent check is that the comparable Gachibowli-to-airport run over the same ORR stretch is reported at 26 minutes best case and about 44 minutes worst. The deck's "Airport, 30 MIN" is achievable off-peak and optimistic the rest of the time.

Hospitals

The deck's three hospital claims all read "15 MIN", and all three are about right, but only if they mean the Financial District branches. Measured against the Banjara Hills originals, "Star Hospitals, 15 MIN" is 2.7 times wrong. Whenever a page quotes you a hospital minute figure here, ask which branch.

There is an accidental honesty in one of those rows worth noting. Apollo's Financial District hospital opened in late April 2026, a full year after the deck was authored in April 2025. The claim was optimistic when written and is roughly true today.

Osman Sagar and the Landform

Osman Sagar's nearest mapped shoreline is 885 m south of the plot. That proximity is independently established from mapped water geometry and it is a fact.

The view is the developer's claim, not ours. The deck markets "25,000 acres of uninterrupted views" and describes the project as overlooking the tranquil expanse of Osman Sagar. Whether any given home sees the lake depends on its tower, its facing, its floor and on what is eventually built on the plots in between, none of which is settled. Proximity is measurable; a sightline from an unbuilt floor is not.

Ground level at the pin is about 562 m above mean sea level, from SRTM 30 m elevation data with a vertical error of roughly 16 m. That figure matters for one reason, which is that it is the only way to make sense of the two different Sky Park heights the developer publishes. The deck says the Sky Park sits at 2,597 ft above mean sea level; the website says 200 m above ground level. Those are two qualifiers, not two claims, and mixing them produces a fabrication. 2,597 ft is 791.6 m above sea level, which against 562 m of ground gives roughly 230 m above ground, a derived figure that sits within survey error and excavation of the developer's own stated 200 m.

Other mapped features at the pin, all straight-line proximities rather than drives: the HMDA Healthway solar cycling track is 908 m north, and MSN's own Plot No. 06, which is a different and separate project, is 596 m east-northeast.

The Neighbourhood as It Actually Is Today

This is the part most pages about Neopolis leave out, and it is the part a buyer spending seven figures in dollars should read twice.

Neopolis is a construction site. Fourteen residential and mixed-use neighbours are mapped within about 1.5 km of this plot. At least eight of them are tagged as under construction, and not one of the towers is finished. The nearest, as straight-line proximities, are Prestige Clairemont at 145 m, Rajapushpa Casa Luxuria at 372 m, My Home Nishada at 419 m, Sattva Lakeridge at 638 m and Brigade Gateway at about 1,007 m. Movie Towers, the CBIT and MGIT hostels, My Home Grava and My Home Vanya sit further out in the same belt. The environmental filings for the layout name Rajapushpa Properties, Brigade Enterprises, MSN Urban Ventures LLP on two separate plots, Eden Buildcon, Yula Globus Developers LLP and Others, Godrej Properties and GHR Lakshmi Urbanblocks. Roughly ten building-plan approvals in the layout are for towers of 50 to 59 floors.

That density is not going to ease soon, and nobody should sell you scarcity here. HMDA has a further Neopolis auction scheduled for 9 September 2026 at a notified upset price of ₹120 crore per acre. More plots are coming to market in this layout, by design.

The residents already living here have put their problems on the record, and they are the corporation's own record rather than portal chatter. At the Cyberabad Municipal Corporation Commissioner's "One Ward Every Day" visit to Neopolis, reported on 3 August 2026, residents raised weak drinking-water supply, weak sewerage, road works started and then halted causing traffic snarls, construction dust, urban flooding, mosquitoes, street dogs, gaps in door-to-door waste collection, insufficient street lighting, parking management and construction and demolition waste disposal. Neopolis residents are reported to be relying on private water tankers while the HMWS&SB permanent works described above are built.

Traffic has a known pinch point, and it is documented. In December 2024 HMDA demolished 80 m of its own solar-roofed Healthway cycling track at Kokapet in order to fit a Nanakramguda-to-Narsingi down-ramp, following a Cyberabad traffic police study. The Deputy Commissioner of Police is on record that traffic from Gachibowli towards the My Home and Narsingi belt converges near the HGCL office and jams daily. The ORR gets you out of Kokapet quickly. The last two kilometres at the other end are the problem, and that is what the peak column in the tables above is measuring.

Set against all of that: the trunk infrastructure here is being built by HMDA and HMWS&SB to a layout plan rather than retrofitted into an organically grown suburb, the interchange is finished and operating, and the water package is contracted and under construction rather than merely announced. Kokapet's problems today are the problems of a place being built quickly, not of a place that was built badly. A buyer's job is to decide whether they are prepared to live through the building.