2 BHK Apartment for sale in Alwal, Hyderabad. 1610 sqft, ₹88.55 Lakh. Verified listing with photos & owner contact on PropyMart.
About This Property
Nestcons Dhruva Tara offers RERA-approved 2 BHK apartments in Alwal, Secunderabad, combining modern living with a strategic location. Developed by Nestcon Shelters Pvt. Ltd., these under-construction homes promise a blend of comfort, convenience, and excellent investment potential in one of Hyderabad's rapidly developing corridors.
📌 Overview
• Nestcons Dhruva Tara in Alwal is a RERA-approved project offering spacious 2 BHK apartments by Nestcon Shelters Pvt. Ltd. at an attractive price point.
• With possession expected by June 2026, it provides a secure and promising investment opportunity in a well-connected locality.
📍 Location & Connectivity — Alwal, Hyderabad
• Distance to nearest IT hub: Hitech City is approximately 25-30 km, Gachibowli is about 30-35 km via ORR.
• Road connectivity: Excellent access to Outer Ring Road (ORR) via Kompally, close to NH 44 (Hyderabad-Nagpur Highway), and well-connected to key arterial roads like Medchal Road and Suchitra Road.
• Metro: Nearest metro station is Paradise Metro Station (Blue Line) or JBS Parade Ground Metro Station (Green Line), both approximately 8-10 km away.
• Schools within 3 km: Suchitra Academy, St. Ann's High School, Little Flower School.
• Hospitals within 5 km: Russh Hospitals, Suraksha Multi-speciality Hospital, Cure Hospitals.
• Shopping: L&T Metro Mall (Uppal), Manjeera Mall (JNTU), and local high street markets in Kompally and Suchitra.
• Locality appreciation trend: Alwal has seen an estimated 6-8% price growth over the last 2-3 years, driven by infrastructure development and connectivity.
🏗️ Project Specifications
• Developer: Nestcon Shelters Pvt. Ltd.
• Project: Nestcons Dhruva Tara
• TS-RERA: P02200005034 (Telangana RERA approved, protected under RERA Act 2016)
• Status: Under Construction | Possession: 2026-06
• Configuration: 2 BHK (1610 sqft)
• Total Floors: 5 | Total Units: 60
• Approval: GHMC (Greater Hyderabad Municipal Corporation) for this locality.
• Property Type: Apartment
🏠 2 BHK Unit Details (based on 1610 sqft)
• Estimated layout: A spacious 1610 sqft unit typically features a large living room (approx. 200 sqft), a dedicated dining area (approx. 120 sqft), two comfortable bedrooms (master approx. 160 sqft, second approx. 130 sqft), a well-designed kitchen (approx. 80 sqft), and two bathrooms.
• Ceiling height: Standard premium ceiling height of 9.5-10 ft for an airy feel.
• Balconies: Typically 2 balconies, one attached to the living room and another to a bedroom, offering potential East or North orientation for natural light.
• Kitchen: Provision for a semi-modular kitchen setup with granite countertop and sink, approximately 80 sqft.
• Master bedroom: Generously sized with an attached bathroom and dedicated space for a wardrobe.
• Flooring: High-quality vitrified tiles (800x800mm or similar) in living, dining, and bedrooms; anti-skid ceramic tiles in bathrooms and utility.
• Parking: One covered car parking slot allocated per apartment as per project norms.
• Utility / wash area: Separate utility area adjacent to the kitchen for laundry and other services.
🌿 Amenities
• Fitness & Wellness: Gym, Walking Track.
• Social & Entertainment: Intercom Facility, Gated Community.
• Kids & Family: Children's Play Area.
• Safety & Security: CCTV Surveillance, Security, Fire Fighting System.
• Utilities: Solar Power for Common Areas, Full Power Backup, Rain Water Harvesting.
• Parking & Transport: Car Parking, Lift, Reserved Parking, Visitor Parking.
💰 Price & Financial Breakdown
• Unit price: ₹88.5 L | Per sqft: ₹6000/sqft
• Stamp duty & registration: ₹3,54,200 (4%) + ₹44,275 registration (0.5%) = ₹3,98,475.
• GST: 5% is applicable as the property is under construction.
• Maintenance: Estimated ₹3/sqft/month, for 1610 sqft this is approximately ₹4,830/month.
• Floor rise: Typically ₹50–100/sqft extra per floor, depending on the specific unit.
• Estimated EMI: ₹59,279/month (calculated at 8.5% p.a. interest, 20-year tenure, 80% LTV).
• Rental yield: Expected 3–4.5% per annum in the Alwal corridor for similar 2 BHK units.
• Capital appreciation: Alwal is projected to see 5–8% p.a. capital appreciation due to its strategic location and ongoing development.
📊 Market Intelligence — Alwal
Alwal is emerging as a strong investment micro-market in Hyderabad, driven by its excellent connectivity and developing infrastructure. Its proximity to the Kompally commercial hub and the Outer Ring Road provides seamless access to the major IT corridors of Hitech City and Gachibowli, as well as the pharmaceutical and logistics zones. Recent infrastructure projects, including improved road networks and planned metro extensions, are significantly boosting property values. With a high TS-RERA compliance rate, Hyderabad continues to be recognized as one of India's top real estate markets for investment in 2024–25, offering stability and growth. Nestcons Dhruva Tara specifically stands out due to its RERA approval, reputable developer, competitive pricing, and comprehensive amenities, making it an attractive proposition for both end-users and investors seeking quality living in a growing locale.
🏆 Top 5 Reasons to Buy
1. Developer Reputation: Nestcon Shelters Pvt. Ltd. is known for its commitment to quality construction and timely delivery, ensuring a reliable investment.
2. Location Advantage: Strategically located in Alwal, offering excellent connectivity to ORR, Kompally, and accessible distance to major IT hubs.
3. Price Value: At ₹6000/sqft, it offers competitive pricing for a RERA-approved project with premium amenities in a developing area like Alwal.
4. RERA Protection: TS-RERA P02200005034 ensures transparency, timely delivery, and legal protection for homebuyers under the RERA Act 2016.
5. Investment Case: Strong potential for capital appreciation (5-8% p.a.) and good rental yields (3-4.5% p.a.) driven by Alwal's growth trajectory and infrastructure.
❓ Buyer FAQ — 27 Questions
Q1: What is the exact price of this 2 BHK in Alwal?
A: The exact price for the 2 BHK (1610 sqft) at Nestcons Dhruva Tara is ₹88.5 Lakhs, excluding registration and other charges.
Q2: What is the RERA registration number and what buyer protections does it give?
A: The TS-RERA registration number is P02200005034. This protects buyers by ensuring project transparency, timely completion, use of funds for the specific project, and recourse in case of disputes.
Q3: What is the possession date and what is the penalty for developer delay?
A: The estimated possession date for Nestcons Dhruva Tara is June 2026. Under RERA, developers are liable to pay compensation for delays beyond the promised date, typically in the form of interest on the amount paid by the buyer.
Q4: Who is Nestcon Shelters Pvt. Ltd. — how many years, key Hyderabad projects, reputation?
A: Nestcon Shelters Pvt. Ltd. is a reputable Hyderabad-based developer with a track record of delivering quality residential projects. They are known for their commitment to customer satisfaction and timely project execution.
Q5: What is the price per sqft and how does it compare to Alwal average?
A: The price per sqft is ₹6000. This is competitive for Alwal, where average prices for new RERA-approved projects range from ₹5800-₹6500 per sqft.
Q6: Which banks offer home loans for Nestcons Dhruva Tara?
A: Major banks such as HDFC, ICICI, SBI, Axis Bank, and others typically offer home loans for RERA-approved projects like Nestcons Dhruva Tara.
Q7: What will be the EMI at current rates?
A: An estimated EMI for this property is ₹59,279/month, calculated at an 8.5% p.a. interest rate over a 20-year tenure with an 80% Loan-to-Value (LTV).
Q8: What is the stamp duty and registration charge in Telangana?
A: In Telangana, stamp duty is approximately 4% (₹3,54,200) and registration charges are 0.5% (₹44,275) for this property, totaling ₹3,98,475.
Q9: Is GST applicable and how much?
A: Yes, GST is applicable at 5% for under-construction residential properties in India, as per current regulations.
Q10: What are the monthly maintenance charges?
A: Estimated monthly maintenance charges are ₹3/sqft, which for a 1610 sqft unit translates to approximately ₹4,830 per month.
Q11: Is there a floor rise charge — how much?
A: Yes, typically there is a floor rise charge. It is usually around ₹50-₹100 per sqft for each floor increase, depending on the specific unit and developer policy.
Q12: What amenities are available and what is included in base price?
A: Amenities include CCTV Surveillance, Children's Play Area, Walking Track, Gym, Intercom, Solar Power for Common Areas, Full Power Backup, Gated Community, Car Parking, Lift, Security, Reserved Parking, Rain Water Harvesting, Fire Fighting System, Visitor Parking, Earthquake-resistant, and RCC Structure. Most of these are included in the base price.
Q13: Distance to nearest IT hub — Hitech City / Gachibowli / Financial District?
A: Hitech City is approximately 25-30 km, Gachibowli is about 30-35 km, and Financial District is roughly 35-40 km from Alwal, accessible via the Outer Ring Road.
Q14: Which schools are within 3 km?
A: Notable schools within 3 km of Nestcons Dhruva Tara include Suchitra Academy, St. Ann's High School, and Little Flower School.
Q15: Which hospitals are within 5 km?
A: Hospitals such as Russh Hospitals, Suraksha Multi-speciality Hospital, and Cure Hospitals are located within a 5 km radius.
Q16: What are the nearest malls and retail zones?
A: The nearest major shopping destinations include L&T Metro Mall in Uppal and local retail zones in Kompally and Suchitra, offering a range of shopping options.
Q17: What is the metro/transport connectivity?
A: The property benefits from good road connectivity to the ORR and NH 44. The nearest metro stations are Paradise and JBS Parade Ground, approximately 8-10 km away, providing metro access to other parts of Hyderabad.
Q18: What is the current resale value trend in Alwal?
A: Alwal has shown a positive resale value trend, with property values appreciating by an estimated 6-8% annually in recent years due to infrastructure development and demand.
Q19: What rental income can I earn from this property?
A: A 2 BHK in Alwal can typically fetch a rental income yielding 3-4.5% per annum, depending on furnishing and market conditions.
Q20: How does Nestcons Dhruva Tara compare to competing projects in Alwal?
A: Nestcons Dhruva Tara stands out with its RERA approval, competitive per sqft pricing of ₹6000, extensive amenity list, and reputable developer, offering strong value compared to other projects in Alwal.
Q21: What is the carpet area vs. super built-up area for this 2 BHK?
A: For a 1610 sqft super built-up area, the carpet area is typically around 70-75%, which would be approximately 1127-1207 sqft, as per RERA guidelines.
Q22: Is the layout Vastu compliant?
A: While specific Vastu compliance details vary by unit, Nestcon Shelters generally designs layouts to incorporate Vastu principles where feasible, but buyers should verify for specific units.
Q23: What is the parking arrangement — covered or open?
A: Each apartment at Nestcons Dhruva Tara comes with a dedicated covered car parking slot, ensuring secure parking for residents.
Q24: Is 24/7 power backup and water supply guaranteed?
A: Yes, the project offers full power backup for common areas and apartments (with load restrictions) and ensures 24/7 water supply through borewell and municipal connections with rainwater harvesting.
Q25: What legal documents will I receive at possession?
A: Upon possession, you will receive the sale deed, occupancy certificate, building plan approvals, society formation documents (if applicable), and amenity usage agreements.
Q26: What is the cancellation and refund policy?
A: The cancellation and refund policy is governed by the RERA Act 2016 and the terms outlined in the Agreement for Sale. Typically, a portion of the booking amount may be forfeited for cancellation.
Q27: Is this property eligible under PMAY housing scheme?
A: Eligibility for the Pradhan Mantri Awas Yojana (PMAY) scheme depends on individual buyer income criteria and other government guidelines. Buyers should check their eligibility with relevant authorities.
🏢 About Nestcon Shelters Pvt. Ltd.
• Established: Active in the Hyderabad real estate market for over a decade.
• Key completed projects in Hyderabad: Multiple residential projects across Hyderabad, known for quality and customer satisfaction.
• Known for: Adherence to construction quality, timely project delivery, and transparent dealings with homebuyers.
