Brigade Barcelona, Neopolis – 3 & 4 BHK Flats at Kokapet, Hyderabad

Brigade states that ₹3.87 Cr onwards is all-inclusive of two car parks, clubhouse charges, infrastructure charges, maintenance and applicable GST, with floor-rise, PLC and SDR additional.

The inclusions are real and unusual. In most Indian launches, car parking, club membership, infrastructure development charges and advance maintenance are quoted separately and can add a substantial amount to a headline price. GST at 5 per cent on an under-construction residential purchase is itself a meaningful figure on a ₹3.87 Cr base. Bundling all of that in makes the quoted number far closer to what you will actually pay than the industry norm.

The exclusions still matter, and on this project they matter more than usual.

Floor-rise on a 52-floor tower compounds. If the charge is levied per floor above a base level, the difference between a low floor and a high one can run into tens of lakhs. Ask for the floor-rise rate per floor and the base floor from which it applies.

PLC, or preferential location charge, is applied to units with better aspect. On a project whose central promise is 270 degree Gandipet Lake and skyline views, the units delivering that promise are precisely the ones that will carry PLC. Ask for the PLC matrix by unit and orientation.

SDR should be clarified explicitly, since the abbreviation is used inconsistently across developers. Ask what it stands for in your agreement and how it is calculated.

Ask for a single cost sheet for one specific unit on a specific floor, with every line item, and compare that against other Kokapet projects on the same basis.

The Form C certificate is not just a number. It carries conditions that are enforceable, and two of them are worth understanding before you pay anything.

The 70 per cent rule. The certificate requires Brigade to deposit 70 per cent of all amounts realised from allottees into a separate scheduled-bank account, to be used only for construction and land cost. The TG-RERA filing records those accounts with Kotak Mahindra Bank at M G Road, IFSC KKBK0008066, split across 100 per cent collection, 70 per cent and 30 per cent accounts. If you are asked to pay into any account other than the designated collection account, stop and ask why.

Quarterly updates. The certificate obliges the promoter to submit quarterly progress updates to the Authority until the completion date declared in Form B, with penalties for failure. Those filings are public. Once construction begins, checking the quarterly updates on the TG-RERA portal is the cheapest and most objective way to track whether the project is on schedule, and it does not require asking the sales team anything.

The validity date. Registration runs from 27 July 2026 to 27 July 2031, which is the same date as the proposed completion. That alignment is normal, but it means a delay beyond 2031 is not simply a private matter between you and the developer: the promoter would have to apply to the Authority for an extension, and that application is also on the public record.

The certificate also requires the promoter to enter into an agreement for sale as prescribed, to execute and register a conveyance deed in favour of the allottee or the association, and to quote the project permit number and RERA registration number in all advertising. If an advertisement for this project omits P02400011156, it is non-compliant.

Neopolis is a planned layout at Kokapet in Rangareddy district, on the western edge of Hyderabad beyond the Outer Ring Road interchange, developed through auctioned plots. Brigade Barcelona occupies Plot no 20 in Phase III.

The RERA filing records the plot boundaries precisely: Plot No 16 to the east, a 45 metre wide road to the west, a bus bay to the north and Plot No 19 to the south. A 45 metre road frontage is generous and, together with the bus bay, indicates a plot on a primary layout road rather than an internal one.

The wider context is that Kokapet has become Hyderabad’s highest-value western residential address, driven by proximity to the Financial District and Gachibowli employment cluster and by the auction values the Telangana government has realised on Neopolis plots. Gandipet Lake, also known as Osman Sagar, lies to the south-west and is the view the tower is oriented towards.

Neither Brigade’s marketing copy nor the RERA application publishes distances to employment hubs, schools or the airport, and no project coordinates are given in either. Rather than estimate them, this page publishes no distance figures at all. Ask the sales team for a location map with distances, and drive the route to your own workplace at the hour you would actually travel.

This page is compiled from three sources: the TG-RERA Form C registration certificate for Brigade Barcelona, dated 22 August 2026; the Telangana RERA application print preview, dated 24 August 2026; and marketing copy supplied for the project. No third-party listing or agent site has been used.

RERA registration. The project is registered under TG-RERA project registration number P02400011156. The Form C certificate, issued under Rule 5(1) and granted under Section 5 of the Act, is dated 22 August 2026 and digitally signed by the Authority’s Secretary. Registration runs for five years from 27 July 2026 to 27 July 2031. The number can be verified at rera.telangana.gov.in.

Areas. Land area, built-up area, structure, parking area and the apartment schedule are all taken from the RERA application. Sq.Ft. conversions from the filed square-metre figures are ours, at 10.7639 Sq.Ft. per Sq.M.

Rate per Sq.Ft. The ₹12,099 shown in the overview is derived by this site as the midpoint of ₹3.87 Cr across the RERA size band of 2,781 to 3,764 Sq.Ft. It is not a Brigade figure. The endpoints are approximately ₹13,916 and ₹10,282.

Unit count. The overview shows 600+ residences, as marketed. The RERA apartment schedule for Tower A runs to 668 rows. See the variance section above.

Clubhouse. Marketed as 5-level; the RERA floor schedule lists eight named levels. See the variance section above.

Ricardo Bofill. The marketing describes the project as designed around the architectural legacy of Ricardo Bofill. The architect named in the RERA filing is B. Rajesh Ram Mohan. Read the Bofill reference as a design inspiration rather than as authorship by the Ricardo Bofill practice, and ask Brigade to clarify whether any formal design association exists.

Distances. None are published on this page, because none are published by the developer and no project coordinates are available to derive from.

Developer past experience. The completion dates cited in the developer section are read from the past-experience schedule inside the RERA application.

1. What is the TG-RERA registration number, and can I see it on rera.telangana.gov.in?
2. How many apartments does Tower A actually contain, given the RERA schedule runs to 668 rows and the marketing says 600+?
3. What is the floor-rise charge per floor, and from which floor does it start?
4. What is the PLC matrix by unit and orientation, in rupees?
5. What does SDR stand for in the agreement and how is it calculated?
6. Can I have a full cost sheet for one specific unit on a specific floor, showing every line item?
7. Which clubhouse levels carry which facilities, and how does the marketed five levels map to the eight levels in the RERA floor schedule?
8. How many lifts serve Tower A, and what is the design waiting time at peak on a 52-floor tower?
9. Which units carry the 270 degree Gandipet Lake view, and what premium is attached to them?
10. Is there any formal design association with the Ricardo Bofill practice, or is the reference an inspiration?
11. What is the estimated monthly maintenance per Sq.Ft. after the included maintenance period expires, and how long is that period?
12. Which completed Brigade project in Hyderabad or Bengaluru can I visit, and how did its actual completion date compare with its proposed one in the RERA record?