One by MSN occupies 31,229.59 sq m, being 7.717 acres, on Plot No. 1 of the HMDA Neopolis layout at Kokapet. On it stand five residential towers and a separate clubhouse block, over a total built-up area of 5,08,494.17 sq m, and under them four to five basement levels holding the parking. Those figures come from the signed Environmental Clearance issued by the state environmental authority on 11 February 2025.
Every land-use number on this page is a filed number. Where the clearance does not give a figure, this page says so rather than estimating one, and where the arithmetic on this page is our own it is labelled as ours. That applies to the whole site, and on a masterplan page — where brochure diagrams are usually the only source anybody has — it matters more than most. Searches for the MSN One master plan land on a good deal of material that is drawn rather than filed.
The Site as Filed
| Item | Filed value |
|---|---|
| Site area | 31,229.59 sq m, being 7.717 acres. Marketed as 7.7 acres |
| Total built-up area | 5,08,494.17 sq m, roughly 54.7 lakh sq ft on our own conversion |
| Residential towers | 5, named AON, UNO, EKA, ODIN and ISA by the developer |
| Clubhouse block | 1, separate from the towers, filed at five basements, ground and four upper floors |
| Residences | 660 as filed. The developer markets 655 |
| Basement levels | Four under two towers, five under the other three and under the clubhouse block |
| Parking area | 1,27,531.33 sq m, roughly 13.7 lakh sq ft on our own conversion |
| Car parking bays | 2,904 |
| Two-wheeler bays | 250 |
| Greenbelt | 3,185.42 sq m, being 10.20 per cent of the site, and roughly 34,300 sq ft on our own conversion |
| Amenity area | 1,80,000 sq ft of clubhouse, Sky Park and amenities. This is the developer's own figure, not a filed one |
| Project cost | ₹1,000 crore, as filed |
One caution about the built-up figure, because it is the one most often misread. 5,08,494.17 sq m is a gross number. It includes the basements, the parking decks, plant rooms, lift cores, lobbies, corridors and every other common area, and it is not a total of saleable apartment area. Dividing 54.7 lakh sq ft by 660 homes does not give you an apartment size, and any page that does that arithmetic has produced a figure that means nothing. The saleable sizes are 5,250, 5,510, 6,465 and 7,460 sq ft, and they are set out on the floor plans page.
No ground-coverage percentage, setback dimension or internal road width for this plot appears in the material behind this page, so none is printed here. The greenbelt and the parking area are the two land-use figures the clearance gives, and they are the two this page publishes.
Five Towers and One Clubhouse Block
The clearance files each building individually. This is the configuration as filed.
| Building as filed | Filed configuration |
|---|---|
| T1 | 4 basements, ground, a service floor, 57 upper floors and a helipad |
| T2 | 4 basements, ground, 56 upper floors and a helipad |
| T3 | 5 basements, ground, a service floor, 57 upper floors and a helipad |
| T4 | 5 basements, ground, 56 upper floors and a helipad |
| T5 | 5 basements, ground, a service floor, 57 upper floors and a helipad |
| Clubhouse block | 5 basements, ground and 4 upper floors |
Three towers at 57 upper floors and two at 56, each with a helipad, over four to five basement levels and a ground floor. "Up to 57 upper floors" is the accurate short phrasing. The developer's marketing says 55 floors, which understates the building by two, and the Airports Authority of India issued five height NOCs on 26 October 2023, after an earlier clearance on 5 October 2023 — five NOCs for five towers.
The two names for the same five buildings, and why this page keeps them apart
The developer names its towers AON, UNO, EKA, ODIN and ISA. The clearance files them as T1 to T5.
⚠️ No document maps one set onto the other. The clearance never says which tower is AON and which is T3, and neither the deck nor the developer's website closes the gap.
The consequence is specific and worth stating. Any statement that a named tower rises to 57 floors, or sits over five basements rather than four, is filling in a link nobody has published. Two of the five towers are filed one floor shorter than the other three, and two sit over four basements rather than five. Which named tower is which is not established.
So this page uses the tower names when it describes what the developer attaches to a name — amenity suites and unit sizes, both of which come from the deck's own pages — and T1 to T5 when it describes filed floor and basement counts. The two vocabularies never meet in one sentence anywhere on this site.
| Tower name | What the developer's deck attaches to it |
|---|---|
| AON | 7,460 sq ft residences. Football simulator, convenience store, ATM, dart room, pool table |
| UNO | 7,460 sq ft residences. Banquet hall with kitchen, library, story nook, pharmacy, co-working space and working pods, multipurpose room, clinic with an emergency room |
| EKA | 5,250 and 5,510 sq ft residences. Two squash courts, art gallery, cricket simulator, golf simulator, waiting lounge, viewing gallery and lounge, indoor play zone |
| ODIN | 5,250 and 5,510 sq ft residences. Mini-theatre, VR room, bowling, dance floor with lighting, creche, kids' learning centre |
| ISA | 6,465 sq ft residences. Senior citizen lounge, aqua gym, temperature-controlled pool, lounge and lobby, pool and deck area with jacuzzi, coffee lounge, chess zone, pool table |
The clubhouse block is a separate building, and there is one of it. The clearance files a single clubhouse at five basements, ground and four upper floors, and the deck describes one yacht-shaped clubhouse. A developer blog post of July 2026 describes "7 Grand Clubhouses"; that is relabelling the five tower amenity suites and the Sky Park as clubhouses, and this site does not carry the number. The amenities page sets out what is in each.
Under the Ground
The parking is the largest single element of this masterplan, and almost nobody publishes it.
| Item | Value |
|---|---|
| Parking area, as filed | 1,27,531.33 sq m, roughly 13.7 lakh sq ft |
| Share of total built-up area | about 25 per cent, on our own arithmetic against the filed 5,08,494.17 sq m |
| Car bays, as filed | 2,904 |
| Two-wheeler bays, as filed | 250 |
| Car bays per residence | about 4.4, on our own arithmetic against the filed 660 homes |
| Two-wheeler bays per residence | about 0.38, on the same arithmetic |
| Basement levels | four under two of the towers, five under the other three and under the clubhouse block |
Read that table slowly, because it tells you more about how this project is meant to be lived in than the amenity list does.
Roughly a quarter of everything built here is parking. The parking area is more than four times the area of the plot itself, which is exactly what you would expect of 2,904 bays stacked across four and five basement levels.
What the clearance's own parking percentage actually means, and why it matters. The environmental clearance states the parking area as 1,27,531.33 sq m (33.47 per cent) without naming the base, and that figure has been reproduced on broker pages as though it were a share of the site. It cannot be: the parking area is 408 per cent of this 31,229.59 sq m plot. Nor is it a share of the gross built-up area, which works out at about 25 per cent. The base is the built-up area excluding the parking itself - that is, 1,27,531.33 divided by (5,08,494.17 minus 1,27,531.33), which gives 33.476 per cent. The same arithmetic on MSN's separate Neopolis Plot 06 clearance reproduces that document's quoted 33.052 per cent exactly, to three decimal places, which is what confirms the base rather than merely fitting it.
That matters to a buyer for one reason. The Plot 06 clearance writes its figure as "33.052 per cent against required 33 per cent" - so 33 per cent is a regulatory minimum, not a design ambition. One by MSN clears it at 33.476 per cent. The parking provision here is compliant, and only just: about half a percentage point of headroom above the statutory floor. On a 660-home tower community where the smallest residence is 5,250 sq ft and most households will run more than one car, the number of bays your particular apartment is actually entitled to is a question worth settling in writing before you book, because the filing fixes the total and says nothing about the allocation.
About 4.4 car bays exist for every residence. That is a very high ratio by Indian standards and it is consistent with the product — a 5,250 to 7,460 sq ft home with a maid's room, and in the larger variants a HO room, in a city where a household at this level runs several cars and a driver. The 250 two-wheeler bays work out at roughly one for every three homes, which tells you the same thing from the other direction. This is a car development.
🔴 What is not filed is how many of those 2,904 bays come with your apartment. The clearance counts bays for the project; it does not allot them to units, and the developer publishes no parking entitlement per configuration. That is a cost sheet question, and it belongs in writing: how many covered bays are included with this specific unit, whether they are stacked or independent, on which basement level, and what an additional bay costs.
Also under the ground, and also filed: an on-site sewage treatment plant of 910 KLD, sized against a wastewater generation of 758 KLD and a total water requirement of 872 KLD, with treated water reused for flushing and landscape. Diesel backup is filed at 3 x 1,500 kVA plus 1 x 750 kVA. The full services schedule is on the overview page.
The Greenbelt, Stated Exactly
The clearance files a greenbelt of 3,185.42 sq m, being 10.20 per cent of the 31,229.59 sq m site — roughly 34,300 sq ft on our own conversion.
Two things about that number. First, it is the clearance's own greenbelt category and it is not a claim about total open space. Greenbelt in an environmental clearance is a defined planted area, and a plot can have podium landscape, courts, decks and hardscaped open ground that sit outside it. No open-space percentage for this project appears in any source behind this page, so this page does not publish one, and a buyer should be sceptical of any page that does without saying where it came from.
Second, 10.20 per cent is the filed figure and this site is not going to dress it up. On 7.717 acres with 660 homes and 2,904 car bays, the ground plane is working hard. The green that a resident actually experiences here is likely to be podium and terrace landscape rather than open ground, and the amenity programme is stacked vertically rather than spread out — five tower amenity suites and a Sky Park at the top rather than a large open central park. That is a design choice, not a defect, but it is a different product from a low-rise scheme with a large ground-level garden, and it should be seen for what it is on a site visit rather than in a render.
The Sky Park
The developer's most distinctive vertical move is the Sky Park, an amenity level placed at the top of the development, carrying a sky infinity pool, sky gym, sky yoga, sky party lounge, sky cinema, sky library, sky walk, sky garden and a stargazing deck. Those contents are the deck's own list.
Its height needs care, because the developer publishes two different numbers with two different qualifiers and mixing them produces a figure that is simply false.
| Statement | Figure | Qualifier |
|---|---|---|
| The developer's deck | 2,597 ft | above mean sea level |
| The developer's website | 200 m | above ground level |
| Our own arithmetic | roughly 230 m | above ground, from 2,597 ft being 791.6 m above sea level against a ground elevation of about 562 m |
2,597 ft is above sea level, not above the ground. A page telling you the Sky Park is 2,597 ft above the ground is out by a factor of about three and a half. The developer's own two figures — 230 m derived against 200 m stated — sit 30 m apart, which is inside the error of the elevation dataset plus excavation, and neither should be averaged into the other.
Which tower carries the Sky Park is not established in any source behind this page, and consistently with the rule above, this page does not assign it to one.
What 85.5 Homes Per Acre Actually Means Here
660 homes on 7.717 acres is about 85.5 homes per acre, on our own arithmetic against two filed figures. This is not a low-density project and this site will not describe it as one, because that claim is checkable in one division and it loses.
Here is what the number does and does not mean for a buyer.
What it means in practice. Across five towers, 660 homes averages 132 homes per tower on our arithmetic. Over roughly 56 upper floors that averages about 2.36 homes per floor — which is why the developer blog's "2 Homes Per Floor" cannot be true of all five towers at once. It may well be true of the largest ones, and which ones cannot be established, so this site publishes neither figure as a project-wide fact. In daily use, the numbers that will decide how the building feels are the ones nobody has published yet: lifts per tower, lifts per floor, and homes sharing each lift core. Ask for the lift schedule tower by tower. On a 57-floor building it is the single most consequential specification after the floor plan, and it is completely absent from every page published about this project, including this one.
What it means at the gate. 2,904 car bays behind dual entry and exit gates, inside a layout whose internal road grid is still incomplete, is a real morning-peak question. Time the exit on a site visit at 9 am rather than at 11.
What the honest distinction actually is. Not sparseness — uniformity. Every one of the 660 homes is a 4 BHK, nothing on the plot is smaller than 5,250 sq ft, and no smaller configuration shares the lifts, the lobbies or the clubhouse. Most large Neopolis schemes put a smaller home into the same towers to widen the buyer pool. At 660 homes of a single configuration, this is a category of one in this layout, and that is a claim about the mix rather than about the crowding.
What to Check Against This Page on a Site Visit
- Ask for the sanctioned masterplan drawing, not a marketing render, and check the plot number, the survey numbers and the tower count against the clearance.
- Ask which filed tower your unit is in — four basements or five, 56 upper floors or 57. Nobody has published the mapping, but the developer knows it, and it should be in writing before you pay.
- Ask for the lift schedule, tower by tower, and the number of homes per lift core.
- Ask how many covered car bays come with your specific unit, on which basement level, and what an extra bay costs.
- Walk the ground plane, not the render. Establish what is planted open ground, what is podium, and what is driveway.
- Ask which tower carries the Sky Park and which floor it sits on, and whether access is common to all five towers or restricted.
- Ask for the greenbelt and landscape drawing and check it against the filed 3,185.42 sq m.
Enquire About the One by MSN Masterplan
A brochure diagram is not a sanctioned drawing. Ask for the drawing attached to the HMDA building permission, and check the plot number, the tower count and the basement levels on it against the figures published here.
Talk to a Sales ConsultantFrequently Asked Questions
Master Plan - One by MSN FAQs
The environmental clearance files the five residential towers individually. Three of them are filed at 57 upper floors with a helipad and two at 56 upper floors with a helipad, each over four to five basement levels and a ground floor, with three of the five also carrying a service floor. The separate clubhouse block is filed at five basements, ground and four upper floors. "Up to 57 upper floors" is the accurate short phrasing. The clearance also files 2,904 four-wheeler and 250 two-wheeler parking bays across a parking area of 1,27,531.33 sq m, which the order states as 33.47 per cent - a share of the built-up area net of the parking itself, not of the 31,229.59 sq m site.
Again, no source explains it, and the direction is the interesting part. Developer marketing almost always inflates a building. Here it understates it by two floors. The deck cover prints "55 FLOORS" and the counter on the developer's own website is set to 55, while the signed order files 56 and 57 upper floors tower by tower. It is possible the marketing number counts something differently, but nothing in any document we could reach says so, so we publish the filed configuration and note that the brochure is the conservative one.
Nobody outside MSN can answer that, and this site will not pretend to. The environmental clearance files the towers as T1, T2, T3, T4 and T5. The developer's deck names them AON, UNO, EKA, ODIN and ISA. The clearance never says which name belongs to which filed tower. So any page telling you that a named tower rises to a particular height, or sits over a particular number of basements, is filling in a mapping that no document makes. We use the tower names when describing amenities and unit sizes, because the deck attributes those by name, and we use T1 to T5 when describing filed floor counts, and we keep the two vocabularies apart. If tower height matters to your purchase, ask the sales team to put the floor count for your specific tower in writing.
Five residential towers, plus a separate clubhouse block. The developer names the towers AON, UNO, EKA, ODIN and ISA. The environmental clearance and the deck agree on the count of five, and five separate Airports Authority height NOCs were issued in October 2023, which is consistent with it. Pages advertising six towers for this project are wrong.
One. The environmental clearance files a single clubhouse block of five basements, ground and four upper floors, and the deck describes one yacht-shaped clubhouse. Separately, each of the five towers carries its own amenity suite, and there is a Sky Park at the top of the scheme; the developer puts the combined total at 1,80,000 sq ft of clubhouse, Sky Park and amenities. A developer blog post of July 2026 describes seven grand clubhouses. That is relabelling the tower amenity floors, and this site does not carry the number seven. Note too that the developer's website separately mentions over 70,000 sq ft of stilt amenities, which is a subset of the 1,80,000 sq ft and must not be added to it.
No, and it is worth being straight about it. At 660 homes on 7.717 acres the density is about 85.5 homes per acre on our own arithmetic, which is higher than Brigade Gateway at Neopolis at about 61 per acre, APR Olympia at about 63 and My Home 99 at about 57. Any page selling you exclusivity on a per-acre basis here is making a claim that a single division defeats. What genuinely distinguishes One by MSN is uniformity rather than sparseness: it is 4 BHK only, with nothing smaller anywhere on the plot, at a scale no other single-configuration project in Kokapet attempts.
Cyberabad Municipal Corporation, Serilingampally Zone, Narsingi Circle, Ward 125. Kokapet has not been a gram panchayat since 2019, when it joined Narsingi Municipality. Narsingi merged into GHMC with effect from 2 December 2025, and GHMC was trifurcated on 11 February 2026 into GHMC, Cyberabad Municipal Corporation and Malkajgiri Municipal Corporation. Almost every competing page still carries the old status. None of that changes who sanctioned this building: the planning and layout authority for Neopolis remains HMDA, which developed the layout and auctioned its plots, and both the building permission and the environmental clearance pre-date the reorganisation.