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APARNA CYBER SHINE

APARNA CONSTRUCTIONS AND ESTATES PVT LTD

2 Towers · G + 17 Floors

RERA VerifiedNearing CompletionMid-Premium

Developer

Aparna Group

RERA ID

P01100005196

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RERA-Registered Project Data

RERA Verified

Total Units

330

Total Towers

Floors

G + 17

Unit Sizes

1,252–1,824 sqft

Price

Contact for details

Configurations

2 BHK & 3 BHK

Possession

Ready to Move

RERA Status

Under Construction

Price Intelligence

Based on Osman Nagar corridor data

₹9,000–10,200/sqft

Osman Nagar corridor

Corridor range: ₹9,400–12,200/sqft

+20%+ p.a. appreciation

Estimated Unit Cost

₹1.38 Cr – ₹1.57 Cr

avg unit 1,538 sqft (SBA)

By Configuration

2.5 BHK (Study)1,601 sqft₹1.20–1.36 Cr

2 BHK (Standard)1,252–1,330 sqft₹0.94–1.13 Cr

3 BHK (Standard)1,533–1,824 sqft₹1.15–1.55 Cr

All-in Cost Estimate

Base: ₹0.94–1.55 Cr (by config)

+ 20–22% (stamp duty, GST, corpus, PLC)

₹1.13 – ₹1.89 Cr all-in

≈ ₹9,000–10,200/sqft all-inclusive. Consult advisor for floor-wise pricing.

Configurations & Unit Mix

Unit Mix (RERA data)

3 BHK

70%232 units

₹1.15–1.55 Cr · 1,533–1,824 sqft

2 BHK

30%98 units

₹1.20–1.36 Cr · 1,601 sqft

Dominant: 3 BHK — family end-users

Advisor Pricing Details

2.5 BHK (Study)₹1.20–1.36 Cr

1,601–1,601 sqft

2 BHK (Standard)₹0.94–1.13 Cr

1,252–1,330 sqft

3 BHK (Standard)₹1.15–1.55 Cr

1,533–1,824 sqft

About This Project

Aparna Cyber Shine offers premium apartments in Hyderabad with landowner and investor share options available.

Ideal For

Mid-range buyers seeking robust Aparna amenities with near-term possession

Project Segment

Mid-Premium

RERA Status

RERA Registered

Westside Expert Analysis

Our advisors' assessment of this project

Primary Differentiator

Near-ready accessible luxury — 81-85% sold; 17,070 sqft clubhouse; within Aparna Cyber4 Hub; 68% external, 31% internal completion (Feb 2026); 4% Q4 2025 appreciation; near Samasti School

Best Suited For

Mid-range buyers seeking robust Aparna amenities with near-term possession

Project Segment

Mid-Premium

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5-Year Outlook

AI Projection

5-Year Appreciation

35%–40%

Estimated range

Annual CAGR

12%–16%

Corridor average

Rental Yield

3.5–4.5%

AI estimate · verify locally

Bull Case

Bull (2030): Osman Nagar becomes premium lake-belt destination. Mixed-use development from 48-acre auction creates retail/office hub. Metro operational. Projected price: ₹14,000-16,000/sqft. Total returns: 40-55% over 4 years.

Bear Case

Bear (2030): HYDRA enforcement restricts some developments. Metro delays. Prices stagnate at ₹10,500-11,500/sqft as oversupply absorbs slowly. Total returns: 5-15% over 4 years.

Amenities & Lifestyle

17,070sq ft Clubhouse

Sports & Recreation

Tennis courtCricket practice pitch5-a-side soccerSkating rinkBasketball courtSwimming poolKids pool

Signature Amenities

AmphitheaterBBQ areaFruit grove/organic farmingSensory gardenOutdoor gymReflexology path1km from Osman Nagar bus station81% 3BHK booked, 85% 2BHK booked

Location & Connectivity

Distances, connectivity, and neighbourhood context

View on Google Maps →

Financial District12 km

HITEC City18 km

Airport33 km

MetroSame Metro Phase 2 corridor as Tellapur. Osman Nagar stations expected on the Raidurg-Kokapet-Tellapur line.

Key RoadsNehru ORR, Osman Nagar-Tellapur Connector

ORR ExitsKollur/Tellapur

Osman Nagar

₹9,400–12,200/sqft

+20% YoY appreciation

View Osman Nagar market report →

About the Developer

APARNA CONSTRUCTIONS AND ESTATES PVT LTD

30Years Active

110Total Projects

66Est. Delivered

Founded in 1996, Aparna Constructions and Estates Pvt Ltd has become a hallmark of trust and quality in the Indian real estate sector, particularly in Hyderabad. With a projected 30 years of experience by 2026, the company has consistently delivered ...

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Market Intelligence

Bull Case

Base Case

Base (2030): Steady appreciation as infrastructure completes. Lake-view premium sustains. Projected price: ₹12,000-14,000/sqft. Total returns: 20-35% over 4 years.

Bear Case

Bear (2030): HYDRA enforcement restricts some developments. Metro delays. Prices stagnate at ₹10,500-11,500/sqft as oversupply absorbs slowly. Total returns: 5-15% over 4 years.

Risk Factors

⚠ Multiple FTL and buffer zone investigations active. Projects near Osman Nagar lakes face scrutiny. Only RERA+HMDA approved projects are safe.

⚠ Outages reported; govt upgrading grid but not yet completed for high-density load.

⚠ Narrow connector roads remain bottleneck despite ORR access. Widening planned but not completed.

⚠ Lower completion ratio (12%) than Tellapur (14%). More builder variety = more due diligence needed.

Growth Catalysts

✦ 48-acre govt land auction (₹39-50 Cr/acre)

✦ Metro Phase 2 stations

✦ Boutique IT parks in Osman Nagar

✦ Lake-view premium positioning

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Frequently Asked Questions

Common questions about this project

APARNA CYBER SHINE is priced between ₹1.20 Cr and ₹1.55 Cr depending on the configuration. All-in costs including PLC, EDC, IDC, GST, and registration typically add 18–22% to the base price.