Salarpuria Sattva — formally Sattva Group, headquartered in Bengaluru — has been one of the most consequential real estate organisations operating in Hyderabad since the city's IT corridor began its westward expansion. Built on over 30 years of development, the group operates across property development, management, and consulting. With a portfolio spanning residential, commercial, hospitality, and co-working segments, the group has delivered over 80 million sq ft of developed space across India's major cities. In Hyderabad, that presence cuts across two very different but connected segments: a dominant commercial footprint in the HITEC City–Raidurg corridor, and a now-active residential push into west Hyderabad's most expensive micro-market, Kokapet.
Any understanding of Salarpuria Sattva in Hyderabad begins with Knowledge City. Set up on an expansive 172 acres of land along the IT corridor of Hyderabad — Madhapur — Salarpuria Sattva Knowledge City is one of the biggest IGBC Platinum-rated Green Tech Parks in the country. Developed with a total potential of up to 6 million sq ft of office space, this large IT business park allows occupiers to expand without operational disruption.
Salarpuria Sattva Knowledge City houses a strong lineup of global enterprises including JP Morgan Chase, Microsoft, Oracle, Goldman Sachs, PwC, Apple, Gartner, Novartis, and Blue Yonder. Individual parcels tell the same story in granular form: Parcel 3 — Orwell — counts Microsoft India R&D, Siemens EDA, KPMG India, Synchrony International Services, State Street Corporate Services, and ServiceNow among its tenants. Parcel 4B — Octave — is occupied by J.P. Morgan India.
The campus's financial performance reflects that occupier quality. In FY2024, Salarpuria Sattva recorded approximately 93% occupancy across its 17.5 million sq ft portfolio, generating an estimated ₹1,600–₹1,700 crore in annualised rental income. Office rents across the Raidurg–HITEC City corridor typically fall between ₹72 and ₹120 per sq ft per month, with Knowledge City achieving the higher benchmarks driven by its asset quality and blue-chip occupier mix. In late 2024, the group reinforced its institutional standing: Salarpuria Sattva launched Knowledge Realty Trust, a REIT-backed office campus initiative in partnership with Blackstone, underlining its position as a core commercial investment vehicle in Hyderabad.
This commercial scale matters for residential buyers. The tens of thousands of professionals employed across Knowledge City, and the broader HITEC City–Gachibowli–Financial District belt, generate the demand pool that underpins west Hyderabad's residential market. The success of Knowledge City has strengthened residential demand across live-work ecosystem zones such as Banjara Hills, Gachibowli, Kondapur, and Kokapet.
Salarpuria Sattva's residential activity in Hyderabad spans multiple nodes. The group has developed three residential properties around the city — Sattva Magnus, Sattva Lake Ridge, and Sattva Necklace Pride.
Sattva Magnus in Jubilee Hills offers 2 BHK, 3 BHK, and 4 BHK apartments from 1,220 sq ft, priced from ₹1.29 crore. The project is spread across 5.4 acres with 506 homes in 2/3/3.5/4 BHK configurations. Market data shows the asset has performed strongly: during Q1 2026, average property prices for Sattva Magnus moved from ₹12,700/sq ft to ₹15,500/sq ft, reflecting a 22.05% rise.
Sattva Necklace Pride is located near Hussain Sagar Lake in Kavadiguda, spanning 8.5 acres with 2, 3, and 4 BHK configurations across 434 units in 5 towers, with floor plans ranging from 1,280 sq ft to 3,654 sq ft.
Both of these projects are established addresses. The group's current momentum, however, is concentrated in Kokapet — specifically inside the HMDA-planned Neopolis township.
Neopolis is spread across 530 acres and backed by the Hyderabad Metropolitan Development Authority (HMDA), envisioned as a modern, smart, and sustainable layout catering to the city's growing demand for premium housing. Its position within the city's western corridor is deliberate: positioned just off the Outer Ring Road, Neopolis connects efficiently to key employment hubs, making it one of the most strategically placed residential zones in the city.
The land market here has moved in a manner that signals sustained institutional conviction rather than short-cycle speculation. In 2007, land in Kokapet auctioned at around ₹14 crore per acre; by 2021, prices rose to ₹60 crore per acre, with some parcels crossing ₹100 crore per acre in later auctions. By late 2025, the trajectory had steepened further: in November 2025, a plot in Phase 3 of the Neopolis auction closed at ₹151.25 crore per acre — the highest per-acre price ever recorded in a Neopolis auction — with the transaction value standing close to ₹610 crore.
Residential apartment prices reflect the same upward pressure. Kokapet has witnessed one of the fastest real estate growth trends in Hyderabad, with prices surging from ₹4,000–₹5,500 per sq ft to ₹11,000–₹12,500 per sq ft between 2025 and 2026, driven by proximity to the Financial District and large-scale infrastructure development under the Neopolis master plan. Within Neopolis itself, pricing is higher still: as of late 2025, the average property price in Neopolis ranges from ₹14,000 to ₹17,500 per sq ft, positioning it in the ultra-luxury segment.
Two infrastructure developments are set to further strengthen Neopolis's connectivity position. A dedicated trumpet-shaped interchange is currently under development to provide a faster, more direct route in and out of Neopolis, and a planned Metro Neo corridor will improve public transportation access, connecting Neopolis to various parts of Hyderabad. On the social infrastructure side, Neopolis sits minutes from AIG Hospitals and has easy access to prestigious institutions like the Indian School of Business (ISB).
Sattva Lago is the highly anticipated Phase 2 of Sattva Lakeridge — one of Hyderabad's most prestigious residential addresses — rising in the heart of Neopolis, Kokapet. The name itself is intentional: the name "Lago," Italian for lake, signals the defining identity of this development.
Phase 1 — Sattva Lakeridge — established the template for what the developer is building here. Sattva Lakeridge Phase 1, a 9.5-acre, 6-tower, 897-unit development in Neopolis, was launched in June 2023 and was reportedly sold out within months of launch. It holds RERA IDs P02400006230 and P02400006231. Lago builds directly on that track record, with a more exclusive positioning.
Lago spans 10 acres, planned around 5 named towers — Aqua, Bayon, Corra, Deven, and Ebb — in a B+G+47 configuration, with approximately 600 to 700 residences in total. The configurations are deliberately large-format: the ladder runs from 3 BHK at 3,088–3,664 sq ft, to 3.5 BHK at 3,406–3,963 sq ft, to 4 BHK in Tower Corra at 4,936–4,976 sq ft. Residences start at 3,088 sq ft — nearly 1.5 times larger than the typical luxury apartment in Hyderabad — and Tower Corra's 4 BHK units at around 5,000 sq ft are among the city's largest.
On location, the project is precise about its positioning: Lago sits inside the HMDA-approved Neopolis township in Kokapet, 4 km from Hyderabad's Financial District and directly connected to the Outer Ring Road. The project sits on 10 acres of prime land with 36-metre road frontage on two sides — offering accessibility and visibility rarely available in high-density Neopolis parcels.
The project is at pre-launch stage. Lago carries pre-launch pricing on enquiry, with possession targeted around 2029 to 2030, and is still awaiting RERA registration. The developer's response to this pre-RERA stage is structured: the Pay After RERA model means buyers can register interest at the pre-launch stage without making any financial commitment. Pricing for Lago is available on request.
Salarpuria Sattva has delivered 80 million sq ft, is CRISIL-rated, and holds an IGBC-certified portfolio across India. In Hyderabad specifically, the group's commercial operations — sustaining a 93% occupied portfolio at Knowledge City — demonstrate a long-duration commitment to the city that goes well beyond a single residential launch cycle.
For a buyer evaluating Lago, the developer's history in the same township is the most relevant data point. Phase 1 at Neopolis sold quickly, is under construction with a possession target of January 2028, and carries clean RERA registrations. Phase 2 in the form of Lago sits on an adjacent parcel in the same HMDA-planned layout, with the same developer and an expanded unit format aimed at a more exclusive buyer segment.
The strongest fit for Lago is ultra-luxury buyers who want a large-format apartment in West Hyderabad's most mature corridor and value the Pay After RERA structure. With Neopolis land now trading at ₹137–₹151 crore per acre and residential apartment prices at ₹14,000–₹17,500 per sq ft across the township, the macro context for a Salarpuria Sattva purchase here is grounded in verifiable transaction data, not projection.
