Kokapet land value is one of the most-searched property questions in Hyderabad, and for good reason. In under five years, the average price HMDA got for an acre in its Neopolis layout went from about ₹40 crore to about ₹137 crore. This guide sets out what each auction fetched, where the figures come from, which numbers don’t agree, and what land at these prices means for the per sq ft price of a flat.

Kokapet Land Value Starts with Neopolis

Kokapet is a suburb in Gandipet mandal of Ranga Reddy district, next to the Financial District. Its Wikipedia page places it inside the Kokapet Special Economic Zone, better known as Neopolis.

Neopolis is a layout that HMDA, the Hyderabad Metropolitan Development Authority, owns and sells plot by plot through e-auctions. Golden Mile is a second HMDA layout at Kokapet. When people quote a Kokapet land rate per acre, they nearly always mean the price a developer paid HMDA at one of these auctions.

That matters for reading Kokapet land value. These are large plots, usually 3.5 to 10 acres, zoned for towers of 40 to 55 floors. Their price tells you what developers think high-rise homes here will sell for. It doesn’t tell you what a 200 sq yd plot down the road is worth.

Neopolis Auction Prices, Auction by Auction

Here’s the Kokapet land value record as reported. Every figure below is attributed to the publication that reported it. Most of them quote HMDA’s own statements.

At the first Neopolis auction, in 2021, the upset price was ₹25 crore an acre, and bids ranged from ₹31.2 crore to ₹60.2 crore. The Times of India named Rajapushpa, Prestige Estates and Hyma Developers among the winners.

The August 2023 Neopolis auction started from a higher upset of ₹35 crore. Telangana Today reported, quoting HMDA, that a Rajapushpa company set the record at ₹100.75 crore an acre for 3.6 acres, and Brigade took 9.71 acres at ₹68 crore an acre.

The late-2025 rounds were the big jump in Kokapet land value. The Hindu reported the ₹151.25 crore record for a 4.03-acre plot and ₹147.75 crore an acre paid by Godrej Properties for 5.03 acres. It put the round’s average at ₹137.36 crore, which it called an 87% rise on two years earlier.

Kokapet land value in 2026 is less clear

In September 2026, Telangana Today reported that Neopolis Plot 17, 4.59 acres, drew one bid, at exactly its ₹120 crore reserve. Then in October, The Times of India listed the same plot for auction again at the same reserve. We can’t tell whether the September sale went through. Either way, one bid at the floor price isn’t a bidding war.

Figures That Don’t Agree

Two totals in this story are reported differently, and we’d rather show you both than pick one.

• 2006 Golden Mile total: Wikipedia gives ₹1,775 crore; The Times of India gives ₹1,680 crore. That’s why the table says “about ₹1,700 crore”.
• Late-2025 Neopolis total: The Hindu, quoting HMDA, gives ₹3,078 crore. Many headlines give ₹3,708 crore. It may be a transposed digit. We’ve used per-acre figures instead, which agree across reports.

For tracking Kokapet land value, the per-acre averages are the steadier numbers. If you see a single Kokapet land value quoted without a date or a plot, ask which auction it came from.

From Kokapet Land Value to Land Cost per Sq Ft

A buyer doesn’t pay per acre, so Kokapet land value only matters once it’s turned into sq ft. You pay per sq ft of a flat. So the useful question is how much land cost sits inside each sq ft a developer sells.

That depends on how much is built on each acre. Here’s an illustration only, not any project’s real land cost. Take a tower project with about 74 homes an acre and homes of about 4,365 sq ft saleable. That’s roughly 3.2 lakh sq ft of saleable area on every acre.

The maths is simple: price per acre divided by saleable sq ft per acre. Build more on the same acre and the land share per sq ft falls. Build less and it rises. Our guide to units per acre explains how to read density.

For scale, an acre is 43,560 sq ft. At ₹100 crore an acre, land costs about ₹23,000 per sq ft of ground. Towers spread that over many floors.

What Kokapet Land Value Means for Flat Prices

Land is one cost among several. A developer also pays for construction, which for 50-floor towers with chillers and deep basements isn’t cheap, plus approvals, fees, interest and marketing, and then adds a margin. So a project on ₹140 crore land doesn’t simply cost ₹3,000 more per sq ft than one on ₹40 crore land. The gap can be wider or narrower.

What Kokapet land value does tell you is direction. A project that bought land in 2021 has a much lower land cost than one buying in 2025. When both launch near each other, the older-land project has more room on price, even if it doesn’t use it.

We aren’t making a forecast. Land prices fell flat in at least one 2026 round, and flat prices depend on demand, not just cost. Compare the launches nearby in our list of new launch projects in Kokapet.

My Home Grava and the Neopolis Auction

My Home Grava’s promoter, named in its brochure, is Hyma Developers Pvt Ltd. The Times of India named Hyma Developers among the winners of HMDA’s July 2021 Neopolis auction.

That’s as far as the record goes. No source we found ties a specific auctioned plot to Grava, and My Home hasn’t said where Grava’s 17.52 acres came from. So don’t assume Grava’s price reflects 2021 land costs. Our My Home Grava price guide covers what to ask instead.

Kokapet Land Value: What Buyers Should Check

• The survey number and layout. Is the project on a Neopolis auction plot, Golden Mile, or private land? The RERA page gives the survey numbers.
• GO 111. This order protected the catchment of Osman Sagar and Himayat Sagar. Wikipedia’s lake pages disagree on whether its repeal is in force, so check if your site falls in the catchment.
• The guidance value. Stamp duty is charged on the higher of your price or the government’s guidance value.
• The price on carpet area. High land cost pushes developers to quote on saleable area. Work out the rate on carpet.

The honest downside: high Kokapet land value make Kokapet one of the dearest places in Hyderabad to buy new. Read our Kokapet area guide for what you get for the money.

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