Ira Nilay

1. Project at a glance

Project identity

Land and geographic identity

Development identity

Offering and status

2. The project story

IRA NILAY is a proposed residential apartment development in Yamnampet, Ghatkesar Mandal, Medchal-Malkajgiri District. The registered site identity is Sy. Nos. 134/Part, 153/Part and 154/Part, and the HMDA building-permit record describes six residential blocks, A through F, together with a clubhouse building. RERA record

The RERA unit record lists 426 homes: 425 3BHK units and one 2BHK unit. It records no bookings in the latest portal-derived count available here; because that count has no as-of date, it should be treated as indicative rather than current inventory. RERA unit table

The project is registered, but the supplied evidence does not establish how much construction has been completed. The approval materials describe the sanctioned building arrangement and require an occupancy certificate before occupation; no OC is included in the supplied records. The Form B completion undertaking gives 07.04.2028, while the project header separately records 07/08/2028 as proposed completion. RERA record

3. Master plan, architecture & building design

The filed building-permit material describes Blocks A–F as residential buildings, each with one cellar, a ground floor and five upper floors. The clubhouse is separately described as one cellar, ground and three upper floors. The approval extraction lists the residential blocks and clubhouse individually, but detailed plans sufficient to establish building footprint, flat layout by floor, lift/stair counts, entrances, exits, internal circulation or landscape areas are not available in the supplied extracts.

The building-permit record gives total built-up area as 88,933.66 sq.m. The layout-plan extraction also lists 65,411.33 sq.m. as proposed built-up area excluding parking, 87,694.87 sq.m. including parking, 22,283.54 sq.m. parking area, and 63,247.30 sq.m. net BUA. Those are distinct recorded area labels; no FSI-counted area, carpet-area total or independently measured site area is supplied.

The filed layout-plan extraction identifies 30.00 MT wide existing and proposed roads and a 7.00 road-width entry. A nala buffer of 1,774.38 sq.mt. is recorded in that extraction. The project filing separately states that 3,463.58 sq.m. is affected in road widening/FTL of tanks/nala widening; the supplied material does not provide a detailed drawing-based reconciliation of these area figures. RERA filing

4. Homes, configurations & floor plans

The RERA unit table lists 425 3BHK homes and one 2BHK home. The approved-plan drawings were software-measured for carpet area; these measurements are not RERA-filed carpet-area declarations and should be checked against the drawings. RERA saleable area is a separate measure that includes the home’s share of common areas; it should not be read as carpet area. RERA unit table RERA unit details Floor plans

For one measured 3BHK drawing, the recorded rooms include three bedrooms, living/dining, kitchen, three toilets, a balcony and a utility. The drawing extraction gives the balcony as 4.65 m × 3.35 m (15.58 sq.m.) and utility as 3.25 m × 1.25 m (4.06 sq.m.); balcony and utility are excluded from the software’s carpet-area calculation. RERA unit details

The plan extraction also contains a 4BHK drawing measured by software, but the supplied RERA unit data does not list a 4BHK configuration or count. It is therefore not included as a RERA-filed offering in the table. The RERA unit table also contains “SUPER MARKET” and “HEAD ROOM” entries with zero units; these are not counted as homes for sale. RERA unit details RERA unit table

5. Parking & vehicle circulation

The filed layout-plan extraction records 398 proposed car spaces and 22,283.54 sq.m. of parking area, against a stated required parking area of 14,628.54 sq.m. The building approvals state that cellar/stilt floors are to be used for parking only and not converted to other uses. The supplied records do not establish visitor or accessible-space counts, two-wheeler provision, parking allocations to individual homes, or a verified parking-space-per-home ratio.

The layout-plan extraction lists existing and proposed 30.00 MT wide roads and a 7.00 road-width entry; the building-permit order separately requires the indicated approach road to be developed and maintained before occupancy release. The supplied extracts do not describe the number or location of ramps, vehicle entry/exit points, pedestrian separation, or EV charger quantity. EV charging infrastructure is listed as an approval condition, not as evidence of installed or operating chargers.

6. Amenities, recreation & open spaces

The RERA amenities record marks the following infrastructure and facilities “YES” with 0% progress in the supplied data. This indicates declared availability in the filing, not independent confirmation of completion. RERA amenities

The promoter-vendor material lists additional features such as a jogging/strolling track, outdoor tennis courts, recreational pool, community hall and CCTV. Those are promoter-marketed claims, not confirmed as sanctioned or completed by the supplied project records, and are not represented as delivered facilities here. Promoter website

7. Utilities, building services & safety

The building-permit extraction records separate underground static water storage and terrace tanks, each with a capacity of 25,000 litres. It also lists a sewage treatment plant, transformer, garbage house and rainwater-harvesting structures. The supplied evidence does not establish installation or operating status, water source, treatment capacity or the status of storm-water works.

The approvals list underground drainage and require an STP and rainwater-harvesting structures. Dual piping is included in the filed conditions for larger construction and group-housing projects; the documents do not confirm its installation in IRA NILAY. The RERA amenities record lists water supply, sewerage, storm-water drains, sewage/sullage treatment and disposal, solid-waste management, water conservation and rainwater harvesting, each as “YES” with 0% progress. RERA amenities

The filed approval conditions also include electrical/fire-safety requirements, an automatic sprinkler system where the basement area exceeds 200 sq.m., fire-resistant transformer construction, and EV charging infrastructure. No supplied record confirms that these systems have been installed, inspected or commissioned. Lift numbers and capacities, backup-power capacity, accessibility provisions, security-system scope and waste-handling capacity are not disclosed in the supplied project evidence.

8. Location, access & connectivity

The registered project location is Yamnampet, Ghatkesar Mandal, Medchal-Malkajgiri District, Telangana, PIN 501301. The project filing records an east boundary of “100 FEET WIDE ROAD”; the filed plan extraction also refers to 30.00 MT wide existing and proposed roads. RERA filing

A location-data record gives an approximate Outer Ring Road nearest sampled interchange distance of 1.9 km. This is a sampled location measure, not a travel-time estimate. The supplied record does not provide verified public-transport information or measured distances to other landmarks. Location record

9. Developer & development status

The registered promoter is IRA REALITY TECH PRIVATE LIMITED, a private limited company. The supplied corporate record identifies GSTIN 36AAFCI2025R1ZA. The registration certificate lists the promoter address as Village: Vatti Nagaulapally, Mandal: Gandipet, District: Ranga Reddy, PIN 500032; the project filing lists an address at IRA REALTY, Financial dist, Pocharam Road, Yamnampet, Ghatkesar, Medchal-Malkajgiri, PIN 501301. Corporate record RERA filing

In its Form B affidavit dated 10 April 2025, the promoter declared the land-title basis, stated that the land was free from encumbrances, and undertook to complete the project by 07.04.2028. The project header separately records 07/08/2028 as the proposed completion date. No construction-progress percentage or OC for any block is supplied; the building-permit record states that occupancy requires completion under the approved plans and a fit-for-occupancy certificate. RERA record

10. Approvals, official records & documents