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Opus Blues

Manju Mythri Infra

1 Tower · G + 9 Floors

RERA VerifiedUnder ConstructionMid-Premium
Opus Blues

Developer

Manju Mythri Infra

RERA ID

P01100004464

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RERA-Registered Project Data

RERA Verified

Total Units

97

Total Towers

1

Floors

G + 9

Unit Sizes

930–1,920 sqft

Price

Contact for details

Possession

Jun 2027

RERA Status

Under Construction

Price Intelligence

Based on Kollur corridor data

₹6,500/sqft
Kollur corridor
Corridor range: ₹5,500–7,500/sqft
+11.1%+ p.a. appreciation

Estimated Unit Cost

₹78 L – ₹78 L

avg unit 1,195 sqft (SBA)

By Configuration

2 BHK (Standard)1,100 sqft₹0.48 Cr
3 BHK (Standard)1,290 sqft₹0.84 Cr

All-in Cost Estimate

Base: ₹0.48–0.84 Cr (by config)
+ 20–22% (stamp duty, GST, corpus, PLC)
₹0.58 – ₹1.02 Cr all-in

≈ ₹6,500–6,500/sqft all-inclusive. Consult advisor for floor-wise pricing.

Configurations & Unit Mix

2 BHK
Standard
1,100–1,100 sqft
₹0.48 Cr – ₹0.48 Cr
3 BHK
Standard
1,290–1,290 sqft
₹0.84 Cr – ₹0.84 Cr

About This Project

Opus Blues is a residential project located in Kollur by Manju Mythri Infra.

Ideal For
Young professionals, families near Samashti School
Project Segment
Mid-Premium
RERA Status
RERA Registered

Westside Expert Analysis

Our advisors' assessment of this project

Primary Differentiator

Located 50m from ORR and 10m from Samashti International School; earthquake-resistant prefab steel; 2 & 3 BHK

Best Suited For

Young professionals, families near Samashti School

Project Segment

Mid-Premium

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5-Year Outlook

AI Projection

5-Year Appreciation

35%–40%

Estimated range

Annual CAGR

10%–13%

Corridor average

Rental Yield

3.5–4.5%

AI estimate · verify locally

Bull Case

Bull (2030): Capital values reach ₹13,000-15,000/sqft. Metro Phase 2 operational. Massive GCC expansion in Neopolis creates sustained demand. NRI and senior corporate migration to green corridor. Total returns: 100-130% over 4 years.

Bear Case

Bear (2030): Prolonged metro delays + utility shortages. Values stagnate at ₹8,500-9,500/sqft. Regulatory hurdles (HYDRAA/FTL) reduce investor confidence. Broader economic slowdown limits IT hiring. Total returns: 30-45% over 4 years.

Amenities & Lifestyle

Signature Amenities
100% power backup8-passenger high-speed liftsGround-level coworkingEarthquake-resistant design

Location & Connectivity

Distances, connectivity, and neighbourhood context

View on Google Maps →
Financial District12 km
HITEC City20 km
Airport35 km
MetroMetro Phase 2 proposed 86.1 km expansion includes Raidurg-Kokapet-Tellapur-Kollur corridor. State Cabinet approved; awaiting central government clearance and L&T partnership resolution. Blue Line extension would reduce FD commute to 10-12 minutes. Nagulapalli multi-modal hub 2.7 km from central Kollur.
Key RoadsNehru ORR, Kollur-Tellapur Road, Radial Road 7, ORR Service Road
ORR ExitsKollur/Tellapur
Kollur
₹5,200–9,500/sqft
+11.1% YoY appreciation
View Kollur market report →

About the Developer

M
Manju Mythri Infra
9Years Active
12Total Projects
7Est. Delivered

Manju Mythri Infra is a rapidly emerging real estate developer based in Hyderabad, specializing in high-quality plotted developments and gated communities. Established in 2017, the company has quickly carved a niche for itself by focusing on strategi...

View all Manju Mythri Infra projects →

Market Intelligence

Bull Case
Bull (2030): Capital values reach ₹13,000-15,000/sqft. Metro Phase 2 operational. Massive GCC expansion in Neopolis creates sustained demand. NRI and senior corporate migration to green corridor. Total returns: 100-130% over 4 years.
Base Case
Base (2030): Capital values reach ₹10,000-12,000/sqft. Steady infrastructure completion, moderate IT growth. Some short-term supply pressure on rentals absorbed by 2028. Total returns: 55-85% over 4 years.
Bear Case
Bear (2030): Prolonged metro delays + utility shortages. Values stagnate at ₹8,500-9,500/sqft. Regulatory hurdles (HYDRAA/FTL) reduce investor confidence. Broader economic slowdown limits IT hiring. Total returns: 30-45% over 4 years.
Risk Factors
⚠ Several layouts under investigation for FTL/nalah buffer encroachment near Osman Sagar catchment. Unapproved layouts face severe resale liquidity issues.
⚠ Thousands of units scheduled for delivery in tight window — temporary rental glut possible.
⚠ Mission Bhagiratha expanding but some communities still depend on private tankers during peak summer. Singur Reservoir repairs add seasonal stress.
⚠ Residential construction outpacing municipal utilities; continued construction dust/noise.
⚠ Metro Phase 2 requires central govt approval + L&T stake resolution before construction begins. 8-12% appreciation premium already priced in.
Growth Catalysts
✦ Metro Phase 2 (Raidurg-Kollur)
✦ GCC expansion in Financial District
✦ Bharat Future City (30,000 acres)
✦ Neopolis spillover
✦ Kollur-Tellapur 100ft road
✦ FD Phase 2 & 3 expansion

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Frequently Asked Questions

Common questions about this project

Opus Blues is priced between ₹0.48 Cr and ₹0.84 Cr depending on the configuration. All-in costs including PLC, EDC, IDC, GST, and registration typically add 18–22% to the base price.