Our Standard
We list three projects because only three passed.
A portal lists everything and lets you sort it out. We do the opposite: we measure projects against a fixed bar and introduce you only to the ones that clear it. Here is the bar, in full, including the things we refuse.
Hyderabad only, for now.
We list inside Hyderabad and its ORR–RRR growth corridor and nowhere else. Every claim we publish — air quality, ambient noise, drive times, what the access road actually looks like — is something we can go and re-check in an afternoon. We would rather cover one city honestly than list a country we have never stood in. When we open a second city we will say so here.
A measurable environmental advantage
Clean air is the reason to move out this far, so it is the first thing we measure rather than the last thing we mention. A listing has to be meaningfully cleaner and quieter than the city it is an escape from — Hyderabad averages around AQI 148.
- Air quality at or under AQI 30, measured on site — not modelled from a district average
- Ambient noise at or under 30 dB during the day
- Genuine adjacency to protected green: a reserve forest, a notified lake, or a designated green belt
- No active quarry, landfill, industrial corridor or high-tension line inside the immediate surrounds
Paperwork that survives a lawyer
The cheapest land in Telangana is usually cheap for a reason that shows up two years later. We check the file before the view.
- Clear, traceable title with an encumbrance certificate we have actually read
- Approvals appropriate to the asset class — RERA registration where the law requires it, HMDA or DTCP layout approval for plotted development
- No litigation, no assigned or endowment land, no pending land-ceiling question
- Conversion status correct for what the buyer intends to build
Access that already exists
Drive times are quoted from roads you can use today, not from an alignment on a government slide. Where infrastructure is genuinely coming, we say it is coming and name it.
- A metalled approach road that exists now and that we have driven ourselves
- Inside the ORR–RRR corridor, or on a named highway with funded, published upgrades
- Every drive time on the listing measured in real traffic, not by map estimate
- Planned infrastructure described as planned — never priced as if it were finished
A developer who has finished something
A brochure is not a track record. We will not introduce a buyer to a first-time developer on an unproven balance sheet, however good the renders look.
- At least one delivered project we can physically take a buyer to visit
- Named architect or design studio, and a construction specification in writing
- A payment schedule tied to construction milestones, not to calendar dates
- Willing to meet our buyer directly — we do not sell behind a developer who will not show up
Built with the land, not on top of it
The point of forest-adjacent land is the forest. A project that clears it to maximise saleable area has removed the thing it was selling.
- Meaningful protected open space, held as common land rather than counted twice
- Ecological water handling — natural filtration, rainwater harvesting, no chemical-dependent water bodies
- Native and edible planting over decorative lawn
- Materials and orientation suited to the Deccan climate
Numbers we are willing to be quoted on
We publish the figure a buyer can verify, not the figure that markets best. If a developer deck contradicts itself, we publish what its own numbers support and say why.
- Every published rate traceable to a current developer price list
- Appreciation described from actual past rates, never projected as a promise
- No assured-return, guaranteed-buyback or rental-guarantee structure — we will not list one
- Renders labelled as renders; we never show a visualisation as a built home
The current portfolio, measured
Against a Hyderabad city average of AQI 148. Bar: AQI 30 or under, 30 dB or under.
| Project | AQI | Noise | Cleaner than city |
|---|---|---|---|
| MODCON AgarthaJanakampet, Narsapur · Hyderabad | 12 | 18 dB | 12.3× |
| MODCON SYL ResidencesTukkuguda, ORR Exit-14 · Hyderabad | 22 | 24 dB | 6.7× |
| Dates County by Planet GreenKandukur, Srisailam Highway · Hyderabad | 18 | 22 dB | 8.2× |
What we turn down
A standard that only lists what qualifies is marketing. This is the part that costs us commission, which is why it is the part worth publishing.
- Anything outside Hyderabad and its corridor, for now
- Any project we have not physically stood on
- Assured returns, guaranteed buybacks or rental guarantees, in any form
- Unapproved layouts, disputed title, or assigned land
- A developer with no delivered project a buyer can walk through
- Land whose environmental claim we cannot measure ourselves
- Any listing we could not take you to see this week
Have a property you think clears this?
If you are a developer or landowner in Hyderabad, send it over. We will tell you honestly which of the six it fails, and whether that is fixable.