Acasa by Simchah Estates, Kokapet

Acasa is built at Acasa Hirise Towers, Survey No. 26, Pipeline Road, Kokapet, Hyderabad, Telangana. The brochure places the site on the historic Nizam era pipeline road that runs from Osman Sagar to the Old City, and its map marks Neopolis, Kokapet Village, Kokapet Lake and Gandipet around it, with ORR Exit 01 at Kokapet SEZ, Exit 19 at Gachibowli and Exit 18A at Narsingi as the named ring road access points.

Acasa is a project by Simchah Estates Private Limited, whose registered address is 8-2-293/82/J-111/28, Road no 78, Jubilee Hills, Film Nagar, Hyderabad 500096. The Telangana RERA registration printed on the brochure is P02400006471. Ask the sales team to show you the registration certificate itself, and check the project name, the survey number and the sanctioned plan on that certificate against what you are shown on site before you pay a booking amount.

Acasa is a 3.5 bedroom project. Three homes sit on each floor: Unit 1 is east facing at 3,520 sq.ft, Unit 2 is west facing at 3,720 sq.ft and Unit 3 is west facing at 3,750 sq.ft, as printed on the three unit sheets. Every home has a private veranda, a staff quarter with its own toilet, a pooja room with natural ventilation and a multi-purpose hall in addition to the three bedrooms.

Three. The block plan for Acasa shows Unit 1 at 3,520 sq.ft east, Unit 2 at 3,720 sq.ft west and Unit 3 at 3,750 sq.ft west sharing one floor plate, served by a common lobby, staircase and services core. Three homes to a floor is genuinely low density for a tower of this height, and it is the single fact that most shapes daily life here: fewer neighbours on your landing and shorter waits at the lift.

Ask for the current rate per square foot at Acasa in writing, along with the floor rise, the corner or facing premium, car park charges, the corpus and maintenance deposit, and the applicable GST and registration cost, so that you are comparing a landed cost at Acasa against a landed cost elsewhere rather than two headline rates. The brochure prints no rate card, so this page quotes none.

The Acasa brochure prints 3,520, 3,720 and 3,750 sq.ft against the three units without saying whether those are saleable or carpet figures. Ask for the RERA carpet area recorded against registration P02400006471 for the exact unit you are considering, and ask for it in the same document that carries the price. Carpet area is the number your agreement of sale is measured against, and it is what makes two projects comparable.

Ask for the committed completion date recorded against RERA registration P02400006471 for Acasa, get it written into your agreement of sale rather than agreed in conversation, and ask what compensation applies if that date slips. Also ask to see the quarterly progress updates the developer files with the authority, which give you a construction record rather than a promise, since the brochure itself commits to no date.

The brochure disclaimer states that the floor height on the 2nd and 3rd floors is 3 m, and that the rest of the residential floors, from the 4th to the 35th, are 3.3 m. Doors and windows are specified at 8 ft and 5 ft heights respectively, with the main and internal doors both at 8 ft. Floor height is the slab to slab dimension, so the finished ceiling height inside an Acasa home will be lower than 3.3 m.

The Acasa clubhouse is described as 17,000 sq.ft. The specification lists a double height reception and waiting area, a gym, a multipurpose hall, multipurpose courts for badminton or half basketball, guest rooms and a swimming pool with a toddlers pool. The amenity pages add an indoor pool, indoor games, a business centre, a yoga studio and two guest bedrooms. Wi-Fi is specified in the clubhouse but not inside the homes.

Only partly, and this is the line most buyers miss. The Acasa specification provides a sink point, separate municipal and borewell tap connections and a hot water connection, then states plainly that granite platforms are not provided in the kitchen. The utility does get a granite counter with a stainless steel sink and a two foot dado. Budget for the kitchen platform, the cabinetry and the appliances as a cost on top of the price.

No. Acasa provides an electrical point in every room for split air conditioners, and explicitly excludes provision for window units. The concealed copper piping is described as work the builder will carry out at extra cost, which means both the piping and the units themselves are a separate line in your budget. Ask for the current per point piping charge in writing before you sign, because it is quoted after booking more often than before.

Four passenger lifts and one service lift serve every floor at Acasa. They are specified as high speed automatic lifts of Mitsubishi, Toshiba or equivalent make, with group control, automatic rescue device and V3F drives for energy efficiency. With three homes to a floor, four passenger lifts is a generous ratio for a tower whose residential floors run to the 35th, and it is one of the few amenity claims you can check by counting doors in the lobby.

The Acasa specification promises designed car parks with signage and equipment placed for ease of driving, one EV charge point for each flat, and a car wash facility for two cars. The brochure does not print the number of basements or the total car park count, so ask how many parking slots are allotted to your specific unit, whether they are stack or independent, and whether they are named in the agreement of sale.

Ask the Acasa sales team for four documents: the RERA registration certificate for P02400006471, the sanctioned plan for the floor you are buying on, the RERA carpet area for your exact unit, and a written cost sheet that includes car park, corpus, maintenance and GST. Then ask what the monthly maintenance is likely to be, because a 17,000 sq.ft clubhouse, an indoor pool, five lifts, an STP, a WTP and a gas bank are recurring costs carried by the owners.