MSN Realty publishes no price for One by MSN. Not in the 48-page sales deck authored on 17 April 2025, not on the developer's own project page, not in the April 2025 launch press, and not in the signed environmental clearance. All four surfaces were inspected directly on 31 August 2026 and none of them carries a rate, a starting price or a band. The developer's own project page publishes the unit sizes, the RERA number, the HMDA building permission number and the amenity areas, and no price and no possession date.
We are not going to invent one. What this page gives you instead is the part of the cost that is already knowable and that nobody else publishes - the statutory stack Telangana applies to whatever number you are eventually quoted, the market evidence that brackets a plausible rate, and the list of charge lines you must demand in writing before you sign anything.
What circulates online, and why none of it is a price list
Every rate and ticket figure you will find for One by MSN comes from a property portal or a broker page. There is no developer upstream behind any of them. Here is what was in circulation on 31 August 2026:
| What is published | Where it sits |
|---|---|
| "from ₹7.2 Cr" | portal listing |
| "₹7.5 Cr" | portal listing |
| "₹7.90 Cr" | portal listing |
| "₹6.56 Cr to ₹9.7 Cr" | portal listing |
| "₹6.19 Cr to ₹10.97 Cr" | portal listing |
| "₹9,800 per sq ft" | portal listing |
| "₹13,550 per sq ft" | portal listing |
Those figures disagree with one another by more than 75 percent, and that spread is itself the finding. A genuine price list does not vary by three quarters of its own value across the sites quoting it. What you are looking at is seven independent guesses, several of them reverse-engineered from each other, none of them traceable to MSN Realty.
Two of them are worth naming as errors rather than estimates. ₹9,800 per sq ft would price the smallest 5,250 sq ft residence at about ₹5.15 crore, which sits below every serious Neopolis comparable. And a ₹3.5 crore ticket circulates on at least one live page attached to a 3 BHK that does not exist in this project at all. One by MSN is 4 BHK only and the smallest home is 5,250 sq ft saleable, so any ticket built on a smaller unit is describing a different building.
What the market actually supports, labelled as market evidence
The three anchors below are the strongest independent evidence available for what new-launch Neopolis inventory is transacting at in 2026. None of them is MSN's rate. They are published by other parties about other assets, and they are set out here so you can see the reasoning rather than take a number on trust.
| Anchor | Figure | What it is, and how much weight it carries |
|---|---|---|
| Godrej Properties on Plot 16, Neopolis - the plot next door | roughly 2.5 million sq ft saleable against roughly ₹4,150 crore of revenue potential, an implied ₹16,600 per sq ft | The strongest anchor. A listed company guiding on its own asset in the same HMDA layout, announced 2 December 2025. The per sq ft figure is our arithmetic on Godrej's own two numbers, so treat it as derived rather than quoted |
| Brigade Enterprises' disclosed average sales realisation | ₹14,256 per sq ft in Q1 FY27, April to June 2026, up 21 percent year on year, against ₹12,107 in FY26 and ₹11,138 in FY25 | High quality as a disclosure, but it is a group-wide average across three cities, not a Kokapet number. It tells you the direction and the order of magnitude, not the local rate |
| Knight Frank India, Hyderabad city average | ₹8,258 per sq ft in H1 2026, up 7 percent year on year, across 19,249 recorded sales | Reliable for the city and close to useless for this micro-market. Kokapet's ultra-luxury towers sit far above the city mean, and quoting a city average at a 7,460 sq ft residence would mislead you |
The band, and why it has to rise with height
Read against those anchors, the size range at One by MSN points to an effective rate of roughly ₹13,300 to ₹16,100 per sq ft, which would place a residence of 5,250 to 7,460 sq ft in a band of roughly ₹7 crore to ₹12 crore before statutory charges.
That is a market estimate. It is not MSN Realty's rate, it is not a quote, and it must not be treated as one.
It also needs one piece of arithmetic explained, because a single flat rate cannot produce both ends of it. At ₹13,333 per sq ft the largest 7,460 sq ft home comes to ₹9.95 crore, not ₹12 crore. At ₹16,086 per sq ft the smallest 5,250 sq ft home comes to ₹8.45 crore, not ₹7 crore. The band is coherent only if the effective realised rate rises with the stack - roughly ₹13,300 at the bottom and roughly ₹16,100 near the top - which is exactly what floor rise plus view premiums across 56 and 57 upper floors would produce. That is our inference from the evidence, not a disclosed structure.
The developer's own charge schedule is not published
This is the second blank on this page, and it is a bigger one than the missing base rate.
No WEGI, clubhouse, corpus, advance-maintenance, car-parking, floor-rise, facing, corner or view charge has been published for One by MSN by anyone. Not by the developer, not in the deck, not in any filing. We will not import another project's charge schedule as a template, because doing that is how a fictional cost sheet gets born.
On a residence of this size the charge layer is not a rounding error. On an eight-figure ticket a floor-rise schedule alone can move the number by tens of lakhs, and none of it is visible until somebody hands you a written sheet. Ask for each of these as a separate rupee figure, not as one bundled "all-inclusive" number:
- The base rate per sq ft, and confirmation of whether it is a base rate or already loaded.
- The floor-rise schedule - the per sq ft step, the floor it starts from, and where it caps.
- Facing, corner and view premiums, per sq ft, per facing.
- The clubhouse or amenity charge, as a rupee amount, with its GST shown separately.
- The corpus or sinking fund contribution.
- Advance maintenance, in ₹ per sq ft per month, and how many months are collected upfront.
- Covered car parking, and how many bays each configuration includes.
- Legal, documentation and infrastructure charges, and what each covers.
- The payment schedule, milestone by milestone, and the designated bank account the money is to be paid into.
- Which of the four saleable sizes the quote applies to, in which tower, and on which floor. A rate without a unit number is not a quote.
The statutory layer, which is published and which is fixed
This part is knowable today, because it is the state's own published rate rather than anybody's marketing. It comes from the Telangana Registration and Stamps Department ready reckoner, read on 31 August 2026. Kokapet now sits inside a municipal corporation, so the sale-deed row for other areas applies.
| Layer | Rate | Charged on |
|---|---|---|
| GST, under-construction non-affordable residential | 5 percent, with no input tax credit | the consideration for the construction service |
| Stamp duty | 5.5 percent | market value or consideration, whichever is higher |
| Transfer duty | 1.5 percent | same |
| Registration fee | 0.5 percent | same |
| Statutory total | 12.5 percent, flat | - |
| Mutation, municipal corporation | 0.1 percent of registration value, or ₹3,000, whichever is higher, under G.O.Ms.No.183 | registration value |
| Electricity connection name change | ₹25 plus 18 percent GST | - |
| Water Board name change | Nil | - |
| TDS under section 194-IA | 1 percent, withheld from the seller on consideration of ₹50 lakh and above. This is not an additional cost to you | consideration |
Preferential location charges are bundled into the 5 percent GST, not taxed separately, under CBIC Circular 177/09/2022-TRU of 3 August 2022. If a cost sheet hands you a separate 18 percent GST line on a floor-rise or view premium, ask which provision it is relying on.
Three things the online guides get wrong
- Duty and fees total 7.5 percent in both a gram panchayat and a municipality. Only the split differs. Guides still printing "6 percent in Hyderabad" are quoting a superseded split, and they will understate your registration cost by roughly a fifth.
- Telangana gives no stamp-duty concession to women buyers. The rate is identical regardless of the buyer's gender. Several state-comparison pages assume the Maharashtra or Delhi position and apply it here.
- The builder cannot claim input tax credit at the 5 percent rate. Whatever the base rate eventually is, the developer's own material and contractor tax cost is already embedded in it. That is worth knowing when a sales team explains a rate revision by pointing at input costs.
The government market value for Kokapet, and why it does not help you
Effective 5 June 2026, the Registration and Stamps Department unit rate for Kokapet is ₹27,000 per square yard of land and ₹2,700 per sq ft of apartment structure on the residential row. Commercial corridors in the same village are set at ₹47,600 and ₹6,600.
Those numbers sit far below any plausible contract price at this address, which has one practical consequence: your duty will be computed on the contract price, not on the government value. The government value here is a floor that this transaction will never touch. Which specific Kokapet locality row applies to Plot No. 1 could not be established, but it changes only that floor, not the duty you actually pay.
The worked example
⚠️ The rate below is an assumption, not a price. ₹13,500 per sq ft was chosen because it sits inside the market band set out above. MSN Realty has published no rate and this is not one. What the example demonstrates is the mechanism - a flat 12.5 percent statutory load on whatever the contract price turns out to be - and that mechanism holds no matter what rate you are eventually quoted.
Worked at 5,250 sq ft, the smallest residence, against an assumed ₹13,500 per sq ft:
| Line | Amount |
|---|---|
| Consideration, 5,250 sq ft at an assumed ₹13,500 per sq ft | ₹7,08,75,000, or ₹7.09 Cr |
| GST at 5 percent | ₹35,43,750 |
| Stamp duty at 5.5 percent | ₹38,98,125 |
| Transfer duty at 1.5 percent | ₹10,63,125 |
| Registration fee at 0.5 percent | ₹3,54,375 |
| Mutation at 0.1 percent | ₹70,875 |
| All-in, statutory layers only | about ₹7.98 Cr, an effective ₹15,201 per sq ft, a 12.6 percent load |
| TDS at 1 percent, withheld from the seller | ₹7,08,750, and not an added cost to you |
The same mechanism at other assumed rates and sizes. Every rate in this table is illustrative. The all-in column carries the 12.5 percent statutory block and excludes the 0.1 percent mutation charge shown above, which is why the 5,250 sq ft row reads ₹7.97 Cr here and ₹7.98 Cr in the detailed example.
| Saleable size | Assumed rate | Consideration | All-in with 12.5 percent statutory | Effective ₹ per sq ft |
|---|---|---|---|---|
| 5,250 sq ft | ₹13,500 | ₹7.09 Cr | ₹7.97 Cr | ₹15,188 |
| 5,250 sq ft | ₹15,000 | ₹7.88 Cr | ₹8.86 Cr | ₹16,875 |
| 6,465 sq ft | ₹14,000 | ₹9.05 Cr | ₹10.18 Cr | ₹15,750 |
| 7,460 sq ft | ₹13,500 | ₹10.07 Cr | ₹11.33 Cr | ₹15,188 |
| 7,460 sq ft | ₹16,000 | ₹11.94 Cr | ₹13.43 Cr | ₹18,000 |
This is a floor, not a total. It excludes every line in the developer's unpublished charge schedule. Your actual all-in figure will be higher, by an amount nobody outside MSN Realty can currently tell you.
The gap that buyers systematically miss
The advertised base rate and the money that leaves your account are not the same number, and on a purchase this size the difference is measured in crores rather than lakhs.
The arithmetic is simple enough to do in your head. Multiply any quoted base rate by 1.125 and you have the statutory-inclusive rate. An advertised ₹13,500 per sq ft is at least ₹15,188 per sq ft before a single developer charge is added. An advertised ₹16,000 is at least ₹18,000. On a 7,460 sq ft residence that statutory block alone is roughly ₹1.49 crore at ₹16,000 per sq ft - more than the entire price of a mid-market apartment elsewhere in the city, sitting invisibly on top of the headline number.
Then add the charge lines listed above, which are unpublished and which on this size of home are routinely a further several percent. Budget on the effective figure, never on the advertised base, and make the sales team give you both.
What the land itself has done, as context and not as a forecast
This is not this project's cost structure and it is not a projection. It is the price history of the ground the towers stand on, and it is published by the state because the land was sold at government auction.
| Value | |
|---|---|
| The land as bought in July 2021 | 7.721 acres at ₹42.2 crore per acre, ₹325.83 crore |
| The same land at November 2025 Neopolis prices of ₹137.25 crore per acre | roughly ₹1,059 crore, a derived figure |
| Neopolis peak achieved land price | ₹151.25 crore per acre on Plot 15, 28 November 2025, the highest per-acre price the Neopolis layout has achieved |
| HMDA's own upset price trajectory for the layout | ₹25 crore per acre in 2021, ₹35 crore in 2023, ₹99 crore in November 2025, and ₹120 crore notified for the round scheduled on 9 September 2026 |
Two honest caveats belong with that table. The 2021 auction lot is matched to this plot on acreage and survey number rather than on a title record, so treat the attribution as a strong match and not as proof. And this is not a scarcity argument: HMDA has a further Neopolis auction scheduled, so the layout's supply of ultra-luxury land is still being added to, not exhausted.
Before you pay anything
- Get a written cost sheet on the developer's letterhead, itemised down every line listed above, for a specific unit number in a specific tower on a specific floor.
- Confirm the TG-RERA registration yourself on the official portal. MSN Realty publishes
P02400009393in its own website footer and we could not confirm it in the registry, because the Telangana project search is CAPTCHA-gated and the public feed is partial. Treat it as a developer-published claim until you have seen the registry entry. - Ask for the RERA-filed completion date in writing. No completion date appears in the environmental clearance, the developer publishes none, and only a RERA-filed date carries a legal remedy for delay.
- Ask which bank account the booking amount goes to, and check it against the account declared on the RERA registration.
- Do not pay a booking amount against a verbal rate. If a figure has not been put on paper with a unit number against it, it is not a price.
Ticket sizes on this page are market estimates and worked illustrations. The developer has published no price for One by MSN. Every figure here should be re-confirmed against a written cost sheet and against the official TG-RERA and Registration and Stamps Department records before any payment. When budget pressure is the real filter, Revasa Là Valora helps keep the same-city shortlist focused on total payable cost, payment milestones, interiors, and the buffer a buyer should keep aside.
Send a One by MSN Price Enquiry
Every rate in circulation for this project comes from a portal or a broker, and they disagree with each other by more than 75 percent. Ask for an itemised cost sheet on letterhead, against a named unit in a named tower.
Talk to a Sales ConsultantFrequently Asked Questions
Pricing - One by MSN FAQs
No. One by MSN is 4 BHK only, in two variants: 4 BHK + M, and 4 BHK + M + HO. There is no 3 BHK, no 3.5 BHK, no 4.5 BHK and no compact tier hidden in the lower floors. The smallest residence anywhere on the 7.717 acres is 5,250 sq ft saleable. Some pages advertise a three-bedroom home of around 2,500 sq ft at about ₹3.5 crore under names such as "MSN Neopolis". That programme appears in no filing and matches none of the MSN entities' Neopolis parcels. If you have been quoted a 3 BHK here, you have been quoted a building that does not exist.
There are four distinct saleable sizes, and the developer's own area statement breaks each one into carpet, balcony and common area, which most developers do not publish until asked. Towers AON and UNO are 7,460 sq ft saleable, with carpet of 4,201 sq ft east facing and 4,204 sq ft west, balconies of 909 and 893 sq ft and common area of 2,350 and 2,363 sq ft. Towers EKA and ODIN are 5,250 sq ft east and west facing, on carpet of 3,074 and 3,064 sq ft, and 5,510 sq ft north facing, on carpet of 3,188 sq ft. Tower ISA is 6,465 sq ft, on carpet of 3,734 sq ft east and 3,714 sq ft west. The published range is therefore 5,250 to 7,460 sq ft, with four sizes inside it rather than two. Carpet area is what RERA sells on, so it is the number to check on any agreement.
Because they do, and it is worth knowing before a cost sheet arrives. The sales deck's area statement puts Tower ISA at 6,465 sq ft. The enquiry form on the developer's own website lists it as 6,345 sq ft. Both are the developer's own material. This site publishes 6,465, because that figure reconciles exactly to its own breakdown of 3,734 sq ft carpet plus 654 sq ft balcony plus 2,077 sq ft common area, and the website's 6,345 reconciles to nothing. It is a 120 sq ft difference, which at any plausible rate for this address is well over ₹15 lakh, so get the saleable and carpet figures for your specific unit in writing rather than from either list.
MSN Realty publishes no price for One by MSN. Not in the 48-page sales deck, not on its own project page, not in the launch press, and not in any filing. All four were inspected directly on 31 August 2026. Every rate and ticket figure in circulation comes from a property portal or a broker page, and those figures disagree with one another by more than 75 per cent, which is itself the finding: none of them is a price list. Independent market evidence for new-launch Neopolis inventory in 2026, including Godrej Properties' own guidance on the neighbouring Plot 16 and Brigade Enterprises' disclosed sales realisation, points to an effective rate of roughly ₹13,300 to ₹16,100 per sq ft, which would place a 5,250 to 7,460 sq ft residence in a band of roughly ₹7 crore to ₹12 crore before statutory charges. That is a market estimate, not MSN Realty's rate, and it should be used for planning rather than negotiation.
A flat 12.5 per cent. GST on an under-construction, non-affordable residence is 5 per cent with no input tax credit to the builder, and Telangana charges 5.5 per cent stamp duty, 1.5 per cent transfer duty and 0.5 per cent registration fee, a total of 7.5 per cent on the higher of the consideration or the government market value. Municipal mutation adds 0.1 per cent of registration value, or ₹3,000, whichever is higher. Preferential location charges are bundled into the 5 per cent GST rather than taxed separately. TDS of 1 per cent under section 194-IA is withheld from the seller and is not an additional cost to you. Two things guides get wrong are worth knowing: duty and fees total 7.5 per cent in both a gram panchayat and a municipality, so pages still printing 6 per cent for Hyderabad are quoting a superseded split, and Telangana gives no stamp-duty concession to women buyers.
Not established, and that blank is bigger than the missing base rate. No clubhouse charge, corpus or sinking fund, advance maintenance, car-parking charge, floor-rise schedule, facing premium, corner premium or view premium has been published for One by MSN by anyone. We will not import another project's charge schedule as a template, because that is how a fictional cost sheet gets born. On a home of this size the charge layer routinely runs to several per cent of the ticket, and a floor-rise schedule alone can move an eight-figure number by tens of lakhs. Ask for every line as a separate rupee figure, against a specific unit number in a specific tower on a specific floor, and do not accept a single bundled "all-inclusive" number.