Myscape Songs Of The Sun
Live data
20 insights shared by the community.
What residents appreciate the most
The project is strategically situated in the Financial District, a highly sought-after area in Hyderabad known for its proximity to major IT companies like Google, Amazon, and Nvidia. This location offers excellent connectivity to tech hubs, numerous premium schools, and hospitals, making it ideal for professionals and families. The specific road where the project is located is evolving into a high-quality neighborhood with many premium projects, and its dead-end nature suggests lower traffic flow, enhancing residential tranquility while maintaining quick access to the Outer Ring Road (ORR) service road.
Its location in the Financial District is a key advantage, being close to major IT companies and essential services.
The project's road is developing into a very desirable locale with many premium developments, creating a high-quality neighborhood.
The location provides quick access to the ORR service road, and the dead-end nature of the road ensures low traffic, which is great for residents.
The area is expected to become a major hub in the coming years, making the location highly desirable.
The Financial District offers superior connectivity to tech companies and a wider range of schools and hospitals compared to other areas.
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The project features an architectural design that emphasizes uniqueness and luxury, with well-planned layouts that prioritize ventilation, aesthetics, and natural light. Each apartment is a corner unit, facilitating indoor-outdoor integration and improved daylight penetration. The towers are equipped with a high ratio of lifts to apartments (typically 4 passenger lifts and 1 service lift for 4 units per floor), minimizing wait times and enhancing convenience for residents. The design also incorporates Vastu compliance and attention to detail in scale, style, and environmental factors.
Each floor has only four apartments, all of which are corner units, allowing for excellent indoor-outdoor integration and natural light.
The builder is known for unique designs and aesthetics, with a strong focus on detail and environmental considerations, building to the highest standards.
The layouts are appealing, and the design ensures uniqueness and luxury, making it stand out.
The provision of multiple lifts per floor (4 passenger + 1 service) for only four apartments ensures minimal waiting times and great convenience.
The project is well-planned, with attention to ventilation, aesthetics, and color contrasts, and is Vastu compliant.
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The developer is widely regarded as a premium and top-tier builder, known for constructing luxury projects with high quality and unique designs. Their properties, including previous projects, have shown significant appreciation, indicating a strong market reputation and trust among discerning buyers. The builder is also noted for acquiring land and commencing construction without legal encumbrances, ensuring a smooth development process and adherence to high standards in design and construction.
The construction quality is quite good, and the rates are comparable for products of this caliber in the area.
The builder is very premium and known for delivering unique and luxurious projects.
The developer's properties have shown good appreciation, with some projects increasing significantly in value over a few years.
They are considered one of the best builders, known for their quality and design aesthetics, often catering to high-net-worth individuals.
The builder's attention to detail, scale, style, and environmental factors helps build projects to the highest standards.
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The project is designed with a significantly lower density compared to many other developments in the area, featuring fewer units per acre. This translates into a substantial amount of open space, reportedly up to 72%, providing residents with a more spacious and less congested living environment. This focus on open areas contributes to a premium and exclusive community feel, offering breathing room and a serene atmosphere.
The project offers a lot more open space than other developments in the vicinity.
The project boasts 72% open space, providing ample greenery and a serene atmosphere.
With a low number of flats per acre, it ensures a less dense living environment, which is a significant advantage.
The low density design is ideal for those seeking an exclusive and spacious residential experience.
The noticeable lower density and more open space contribute to long-term appreciation and a premium positioning.
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The project has received RERA approval, ensuring regulatory compliance and transparency in its development. The developer has a reputation for delivering projects on time, and current construction progress indicates steady advancement, with various towers at different stages from basement work to higher floors. This track record provides confidence in the project's timely completion and adherence to promised timelines.
Current updates show construction is well underway, with some towers reaching higher floors while others are in basement stages.
Construction is progressing as planned, with no issues reported post-booking, which is reassuring.
RERA approval was received early, and earthwork commenced shortly after, demonstrating commitment to progress.
The builder has a history of on-time construction, which is a positive indicator for project delivery.
The project is RERA approved, providing assurance and transparency to buyers regarding its legal standing.
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The project is highly recommended for individuals looking to purchase a home for personal use rather than purely for investment. Its design, amenities, and low-density environment contribute to a comfortable and luxurious living experience, making it a very suitable choice for long-term residency. Many existing buyers express satisfaction with their decision for self-occupancy.
Many buyers in the community are happy with their decision for end-use living, finding it suitable for their needs.
The project is highly recommended for end-use purposes, promising a luxurious and comfortable lifestyle in the Financial District.
It's considered a great choice for those seeking ultra-luxury, low-density homes for personal use in the IT Hub.
This is a very good project if you intend to live in the apartment yourself, offering a great living experience.
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A distinctive feature of the apartments is the inclusion of generously sized balconies, which are notably larger than those found in many other projects in the vicinity. These balconies typically range from 230 to 270 square feet, providing ample outdoor living space that is considered a personal extension of the home rather than a common area, enhancing the living experience in high-rise settings.
The balconies are quite large, around 230 sqft, which is a significant and appealing feature.
The large balconies are a definite plus, providing valuable outdoor living area in high-rise settings, which is a must-have now.
Compared to other projects, the balconies here are much larger, offering substantial outdoor space.
The balcony area is substantial, contributing to the overall spacious feel of the unit and is considered part of the usable space.
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The project is designed to offer a luxurious lifestyle with top-notch and world-class amenities. It includes a substantial clubhouse, reportedly 55,000 square feet, spread across 6 acres, providing residents with a wide range of facilities for recreation, leisure, and an elevated living experience.
The project offers top-notch amenities and beautiful elevations, promising a luxurious lifestyle.
It features a massive 55,000 sq. ft. clubhouse and world-class amenities spread across 6 acres, which is impressive.
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The project offers a relatively high Undivided Share (UDS) of land per flat, with figures cited between 46-52 square feet. This is considered a favorable aspect in the region, as a higher UDS can be beneficial for long-term property value and potential redevelopment scenarios, making it a significant factor for discerning buyers.
A good UDS is a rare find in today's market, especially with increasing density, making this project stand out.
The UDS per flat is quite high for this region, ranging from 46-52 square feet, which is a positive.
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While some express caution about short-term investment, the project's low density and premium positioning are seen as factors that could contribute to long-term appreciation. The developer's previous projects have demonstrated significant value growth over time, suggesting a potential for similar trends for this property due to its inherent quality and location.
The developer's properties have shown good appreciation, with some projects increasing significantly in value over a few years, suggesting long-term potential here.
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Where residents want improvements
The project is considered to be on the higher end of the price spectrum, with quoted rates ranging from 9500 to 10,500 INR per square foot, plus additional charges for amenities, infrastructure, and floor premiums. Many potential buyers perceive this pricing as expensive or overpriced, leading to attempts at negotiation, which are often met with limited flexibility from the developer. The total cost for a 2900 sqft unit can easily exceed 3 crore INR.
The quoted price of 9500-10000 per sqft, plus additional charges, feels quite expensive and possibly overpriced.
Negotiations are often difficult, with the base price remaining high, around 9500-10300 per sqft, with little room for movement.
Even with hard negotiation, the price remained high, around 9600 per sqft, indicating limited flexibility from the builder.
The total cost for a larger unit can be upwards of 3.4 crore INR, which is a significant investment for many.
Many feel the project is overpriced, especially considering the base rate and floor premiums, making it a tough decision.
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While the project has its strengths, several alternative developments in Kokapet and Financial District, such as MyHome APAS, ASBL Broadway/Loft, Lansum Elena, and others, offer competitive advantages. These alternatives are sometimes preferred for their layout efficiency, practical flat planning, earlier construction progress, or potentially better rental yield, despite some having higher density or slightly different pricing structures, providing buyers with diverse options.
ASBL projects are sometimes preferred for their thoughtful design, amenities, and features like curtain walls, which might be perceived as better value.
Some alternatives are already further along in construction, which is a factor for buyers looking for quicker possession.
Many buyers consider MyHome APAS as a strong alternative, sometimes even choosing it despite a slightly higher cost due to other benefits like ease of selling.
Other projects like ASBL Broadway or Loft offer alternatives, though they might have higher density, they are still considered.
Lansum Elena is noted for its superior floor plans, private corridors, and good UDS, making it a strong contender for self-use.
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A significant concern is the relatively low carpet area in proportion to the super built-up area, indicating a high loading factor. For a 2910 sqft 3BHK, the carpet area is around 1700 sqft, which some buyers find to be average or even small. While the project features large balconies (230-270 sqft), some view this as a way to compensate for less internal usable space, arguing that a large balcony is not a substitute for a spacious interior, especially during extreme weather conditions.
A large balcony is seen as a distraction, as the real usable space inside the flat is what truly matters for daily living, especially during bad weather.
Many feel that 1700 sqft carpet area is only decent, not very spacious, for the overall flat size.
The large balconies are perceived by some as a compensation for the smaller internal carpet area, which is a concern.
The carpet area of 1700 sqft for a 2910 sqft flat seems surprisingly low, indicating a high loading percentage.
The carpet area ratio to the super built-up area is very low, making the price per carpet area much higher than it appears.
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The developer is perceived to offer limited flexibility in price negotiation. While some buyers have managed to negotiate a small reduction, significant discounts, especially for one-time payments (OTP), are generally not entertained. The best payment term offered for a discount is often a 50% upfront payment, indicating a rigid pricing structure that can be challenging for buyers seeking better deals.
The developer shows little flexibility in price negotiation, with the base price remaining firm at around 9500, making it hard to get a better deal.
Negotiating a better price, especially for a one-time payment, is challenging as they typically don't offer OTP discounts.
Even after hard negotiation, the price reduction was minimal, around 9600 per sqft, indicating a rigid pricing structure.
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The project has a stated possession date of July 2029, which represents a relatively long waiting period for buyers. While this is a common timeline for large-scale under-construction projects, it can be a drawback for those seeking earlier occupancy or a quicker return on investment, requiring patience from prospective homeowners.
The estimated possession date is July 2029, which is a considerable waiting period for a new home.
A long possession timeline can be a drawback for those looking for quicker occupancy or investment returns.
The project has a delivery timeline of 3-4 years, which might be long for some buyers who need to move in sooner.
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The project is located in an area with a considerable amount of undeveloped land, implying that significant construction activities will continue in the surroundings for the next 7-8 years. This ongoing development is expected to generate dust and noise, which could be a nuisance for residents and potentially lead to health concerns like allergies, impacting the living environment for an extended period.
A major concern is the extensive construction expected in the surrounding areas for the next 7-8 years, which is a long time to deal with.
The entire area is currently dusty, and the continuous construction will likely contribute to noise and dust pollution, raising health concerns.
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There are unconfirmed allegations regarding the developer's involvement in "shady and illegal things," including ongoing disputes and cases in high court concerning GST and tax evasions. It has also been suggested that the land is not entirely owned by the developer but is mortgaged to other entities, raising concerns about land title verification and potential litigations, which could pose risks for buyers.
Reports suggest ongoing disputes and cases in high court regarding GST and tax evasions, and that the land might be mortgaged, prompting buyers to seek legal verification.
There are claims of the developer being involved in shady and illegal activities, including tax evasions, which is worrying.
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For buyers considering the property for rental income, there is a concern that the rental yield might be lower compared to other projects, such as those by ASBL. This is attributed to the higher overall cost of the larger units in the project; while they may command higher absolute rent, the yield might not be proportionate to the premium price. Renters seeking 3BHKs might opt for cheaper alternatives in the vicinity rather than paying a significant premium for extra space.
While larger units might fetch higher rent, the yield percentage might not be as attractive because renters may not pay a proportionate premium for extra area.
The rental yield might be lower for this project compared to others, like ASBL's, due to the higher overall price.
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Properties in the vicinity, particularly those on the broader "Myscape Road," have experienced issues with noise pollution from nearby commercial establishments, specifically a penthouse restaurant that plays loud music, especially on weekends. While the project's exact distance from these sources is debated, potential buyers are advised to physically verify the noise levels, as a new F&B building by the same developer is also anticipated in the area, which could exacerbate the issue.
Residents in nearby projects on 'Myscape Road' have complained about constant loud music from a penthouse restaurant, which is a concern.
It's recommended to physically check the site for noise levels, especially with a new F&B building by the developer potentially opening nearby, which could add to the noise.
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Despite being associated with the developer's premium brand, the project is noted by some as not being directly on the prestigious "Myscape Road" but rather on an adjacent or extended road, sometimes referred to as "Pacifica Hillcrest road." This distinction, while minor to some, can influence perception regarding its exclusivity and premium status compared to other established projects by the same developer that are directly on the main 'Myscape Road'.
There's a discussion about whether the project's road is merely an extension or a distinct location from the main 'Myscape Road', impacting its perceived exclusivity.
The project is not located directly on the main 'Myscape Road' but on an adjacent one, which some find less desirable for its premium feel.
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