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THE MIRACLE

IRA REALITY TECH PRIVATE LIMITED

1 Tower · G + 16 Floors

RERA VerifiedUnder ConstructionPremium
THE MIRACLE

Developer

IRA REALITY TECH PRIVATE LIMITED

RERA ID

P01100002811

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RERA-Registered Project Data

RERA Verified

Total Units

274

Total Towers

1

Floors

G + 16

Unit Sizes

1,655–2,455 sqft

Price

Contact for details

Configurations

3 BHK

Possession

Jun 2026

RERA Status

Near Completion

Price Intelligence

Based on Kollur corridor data

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

Estimated Unit Cost

₹1.03 Cr – ₹1.41 Cr

avg unit 1,878 sqft (SBA)

By Configuration

3 BHK (Standard)1,600–2,155 sqft₹1.08–1.77 Cr

All-in Cost Estimate

Base: ₹1.08–1.77 Cr (by config)
+ 20–22% (stamp duty, GST, corpus, PLC)
₹1.30 – ₹2.16 Cr all-in

≈ ₹5,500–7,500/sqft all-inclusive. Consult advisor for floor-wise pricing.

Configurations & Unit Mix

Unit Mix (RERA data)

3 BHK
100%274 units
₹1.08–1.77 Cr · 1,600–2,155 sqft

Dominant: 3 BHK — family end-users

Advisor Pricing Details

3 BHK (Standard)₹1.08–1.77 Cr
1,600–2,155 sqft

About This Project

THE MIRACLE is a residential project located in Kollur by IRA REALITY TECH PRIVATE LIMITED.

Ideal For
WFH professionals, families seeking low-density high-rise
Project Segment
Premium
RERA Status
RERA Registered

Westside Expert Analysis

Our advisors' assessment of this project

Primary Differentiator

Single tower on 3 acres — exceptionally low density; 20,500 sqft clubhouse; exclusively 3BHK; generous balconies for WFH lifestyle

Best Suited For

WFH professionals, families seeking low-density high-rise

Project Segment

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

20,500sq ft Clubhouse
Signature Amenities
Multi-purpose courtJogging trackTwo-level parkingYoga hall24/7 intercomCo-working spaces

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

I
IRA REALITY TECH PRIVATE LIMITED

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

THE MIRACLE is priced between ₹1.08 Cr and ₹1.77 Cr depending on the configuration. All-in costs including PLC, EDC, IDC, GST, and registration typically add 18–22% to the base price.