My Home has two big tower projects in Kokapet aimed at the same buyer: My Home Apas and My Home Nishada. Both are G+44, both sit on the Neopolis side of Kokapet, and both are by the same group. The real difference is time. Nishada is handing over homes now, while Apas’s last tower is at the 12th floor. Here’s how My Home Apas vs Nishada compares on the facts My Home has published.

My Home Apas vs Nishada: Side by Side

For My Home Apas vs Nishada, every figure below comes from My Home’s own project pages and brochures, checked on 2 November 2026. Where a cell says “not published”, we looked and didn’t find it.

Both permits date from 2022, and both towers top out at 44 floors. So on paper these are close cousins. The gaps show up in timing, size and paperwork.

Construction Stage: Build Now or Move In Soon

This is the main reason to pick one side of My Home Apas vs Nishada. My Home’s update of 1 October 2026 shows My Home Nishada with handovers and fit-outs under way in Towers 1, 2, 3 and 5, and final finishing work in Towers 4, 6, 7 and 8.

At Apas, the same update shows Towers 1, 2 and 3 with their 44th-floor roof slab done. Tower 4 was at the 20th floor, Tower 5 at the 19th and Tower 6 at the 12th. My Home doesn’t print a completion date on the page, so ask for it in writing and check it on the TG RERA certificate.

In practice, Nishada is for someone who wants to move in or rent out soon, from whatever inventory or resale homes remain. Apas is for someone who can wait, and who’d rather pay in stages as the building rises.

A near-finished project also lets you inspect what you’re buying. Our guide to visiting a developer’s completed project lists what to look at, and Nishada is a good place to do it even if you choose Apas.

My Home Apas vs Nishada: Homes per Acre

On density, My Home Apas vs Nishada is closer than it looks. Divide homes by land and you get a rough sense of how crowded a project will feel. My Home Nishada has 1,398 homes on 16.68 acres, about 84 per acre. My Home Apas has 1,338 homes on 13.52 acres, about 99 per acre. That’s our arithmetic, not My Home’s.

Both are low for towers this tall in Kokapet, and both keep about 80% of the land open. But Apas fits nearly as many families onto about three acres less. Every Apas tower has five homes on a typical floor, so ask how many lifts serve each core and how long the morning wait is likely to be.

Sizes and Carpet Area

On size, My Home Apas vs Nishada barely overlap. Apas’s largest home, 3,860 sq ft, is only a little above Nishada’s smallest regular 3 BHK at 3,450 sq ft. Nishada also has a 3,174 sq ft 3 BHK on its refuge floors.

The bigger difference is paperwork. Nishada’s brochure has an area statement. For example, a 3,592 sq ft home has 2,421 sq ft of carpet, 224 sq ft of balcony and 947 sq ft of common area, so carpet is about 67% of saleable. The 4,617 sq ft home has about 3,200 sq ft of carpet.

Apas’s brochure gives saleable area only. Until My Home publishes Apas’s carpet figures, you can’t compare the two homes on usable space. That’s the honest weak spot on the Apas side, and the first thing to ask for. Our My Home Apas price guide shows what the missing carpet figure does to the real rate.

Clubhouses and Open Space

My Home Nishada’s clubhouse is over 1 lakh sq ft on five storeys, with a sunken courtyard opening onto a central park. Apas’s is 72,000 sq ft on six floors, with a futsal court on the terrace.

Spread across the households, Nishada gives you roughly 72 sq ft of clubhouse per home and Apas about 54. Apas’s outdoor list is long, though: tennis and pickleball, half basketball, a skating rink, cycling and jogging tracks, a sky walk, a pet zone and a temple.

Price and Charges

Neither project has a published price, so any comparison of My Home Apas vs Nishada on cost has to wait for written quotes. When you get them, compare on carpet area, not saleable.

Charges are the same in both. For a home under construction in Telangana, GST is 5%, and stamp duty, transfer duty and registration add about 7.5% (G.O.Ms.No.59 and 60 of July 2021), so about 12.5% on every ₹1 Cr. If you buy a finished Nishada home, ask whether GST applies at all at that stage, and confirm duty with the Sub-Registrar.

One Apas-specific line to note: its brochure says the project is mortgaged to Bajaj Housing Finance, with a no-objection certificate for flats sold. Our explainer on projects mortgaged to a lender covers what to check.

My Home Apas vs Nishada: Which One Suits You

Pick My Home Apas if

You want a 3 BHK under about 3,000 sq ft and a smaller ticket. You’re happy to wait for the later towers, and you’d like to pay in stages. Or you want a 3 BHK with a home theatre, which Nishada doesn’t list.

The honest catch: no published carpet area, no completion date on the page, and a denser site.

Pick My Home Nishada if

You want to move in soon, or you need a 4 BHK. You want carpet area on paper before you talk price, and a bigger clubhouse with fewer homes per acre.

The honest catch: with handovers under way, choice is limited to whatever homes are left, and some may be resales at a premium.

Want to look wider? Our list of new launch projects in Kokapet covers other towers you can check on builders’ own pages.

What to Ask

• At Apas: the carpet area of your exact flat, room by room, and the completion date for your tower
• At Apas: the lender’s NOC naming your flat, and the share of the price due at signing
• At Nishada: whether the occupancy certificate has been issued for your tower, and which homes are still unsold
• At both: a written cost sheet with floor rise, car parks, club, corpus and maintenance listed
• At both: the TG RERA certificate, checked on the portal

FAQs