The Roots by Ramky, Shankarpally — 4 BHK villas on 16 acres by Ramky Estates — Ramky Shankarpally Villas.

The Roots by Ramky is a gated villa community by Ramky — Ramky Sarasven Pvt. Ltd., a Ramky Estates & Farms Limited company, per the project documents we hold — at Shankarpally in West Hyderabad, registered with Telangana RERA as P02400011108. The architect’s design submission (Genesis Planners) shows 138 G+2 villas of 4 BHK plus a multipurpose room on 16 acres, on 275 and 336 sq yd plots with built-up areas from 3,175 to 4,630 sq ft, a 26,000 sq ft clubhouse and 31 master-plan spaces. The sales update of 9 October 2026 puts the rate at ₹8,499 per sq ft, the headline at “villas from ₹3 Cr”, and the 275 sq yd villas as sold out.

Yes. Before the name was announced the project was marketed, searched and listed as “Ramky Shankarpally Villas”, “Ramky villas Shankarpally” and “Ramky Shankarpally Villa” — this site carried that name until October 2026. The Roots by Ramky is the project’s name under its RERA registration; the 16 acres, 138 villas and 275 / 336 sq yd plots are the same project. Ramky Estates’ other villa projects — The Reserve by Ramky at Harshaguda, Ramky Gardenia Grove — are separate.

P02400011108, issued by the Telangana Real Estate Regulatory Authority, per the sales update of 9 October 2026. Verify it yourself at rera.telangana.gov.in: the certificate carries the promoter’s legal name, the survey numbers, the sanctioned number of villas and the completion date the promoter has committed to — the four facts that should match what you are told at the sales office. We will reproduce those details on this site once we have read the certificate; until then the figures here come from the architect’s submission and the sales update.

The rate is ₹8,499 per sq ft of built-up area, and the sales headline is “villas from ₹3 Cr” (9 October 2026). On the published built-up areas our arithmetic gives ₹3.59 Cr for the 336 sq yd villa at 4,225 sq ft and ₹3.94 Cr with the AV-room option at 4,630 sq ft — base only, before preferential location charges, GST, stamp duty and registration, and before any plot, infrastructure, clubhouse, corpus or maintenance charges, none of which has been issued to us. Ask the sales office how the ₹3 Cr headline is computed against the ₹8,499 rate. The pre-launch EOI rate of ₹7,999 (August 2026) is closed.

Yes, per the sales update of 9 October 2026: the 275 sq yd villas (3,175 sq ft, or 3,475 sq ft with the AV room) are sold out, and the 336 sq yd villas (4,225 or 4,630 sq ft) are what is on offer. If a 275 sq yd villa is what you want, register and we will tell you if a cancellation or a resale comes up; we will not quote one as available.

At Shankarpally in Shankarpalle mandal, Ranga Reddy district — West Hyderabad, beyond Kokapet and Mokila on the Shankarpally road. The map point this site has carried since August 2026 (17.4135° N, 78.1738° E) lies about 2 km from Mokila village and 6.5 km from Shankarpally town and railway station; the exact survey numbers and village will be reproduced from the RERA certificate. From that point the Financial District at Nanakramguda is 17.4 km, Kokapet 17.5 km and Gachibowli 19.2 km in a straight line — our measurement, not drive distances.

138 villas on 16 acres, per the architect’s design submission — about 8.6 villas per acre by our division, with a 6-metre entrance avenue, 10-metre internal roads and a 3-metre perimeter walking path. The sanctioned number of villas is on the RERA certificate.

Every villa is G+2 with 4 bedrooms and a multipurpose room, east- or west-facing. Two plot sizes: 275 sq yd with a built-up area of 3,175 sq ft, or 3,475 sq ft with a bedroom-plus-AV-room second floor; and 336 sq yd with 4,225 sq ft, or 4,630 sq ft with the AV room, plus a family lounge and a lift provision. All figures are from the architect’s design submission; carpet and plinth areas are not published. The 275 sq yd villas are sold out as of October 2026.

Ground plus two upper floors. On both plot sizes the second floor comes in two versions — bedroom only, or bedroom plus an audio-visual room — which is why each plot size has two built-up areas (3,175 / 3,475 sq ft on 275 sq yd; 4,225 / 4,630 sq ft on 336 sq yd). The AV-room version is priced on the larger area at the same per-sq-ft rate.

Ramky Sarasven Pvt. Ltd., a subsidiary of Ramky Estates & Farms Limited, per the project documents we hold; the promoter’s legal name is on the RERA certificate and we will reproduce it from there. Ramky Estates (ramkyestates.com) builds apartments, villas and plots in Hyderabad, Bengaluru, Chennai, Visakhapatnam and Warangal; its villa projects include The Reserve by Ramky at Harshaguda (19.2 acres) and Gardenia Grove Villas, and its Hyderabad apartment projects include Ramky One Galaxia, Ramky One Orbit and Ramky One Harmony. We have not been given a delivery record for this launch and will not summarise one from memory.

A 26,000 sq ft clubhouse with an air-conditioned gym, swimming pool, squash court, futsal court, 25-seat preview theatre, business lounge, guest rooms, cafeteria, physio clinic, multipurpose hall, BBQ terrace and party lawn, a convenience store, and provisions for a spa, salon and pharmacy. The master plan has 31 landscaped and sports spaces, among them a tennis court, golf putting green, amphitheatre, pet parks, a butterfly garden and a reflexology path. All from the architect’s design submission; the brochure and specification sheet have not been issued to us. Full list on the amenities page.

Straight-line from the site’s map point, by our measurement on OpenStreetMap: Financial District (Nanakramguda) 17.4 km, Kokapet 17.5 km, Neopolis 18.2 km, Gachibowli 19.2 km, the ORR at Financial District 17.1 km, IIT Hyderabad 20.6 km, Rajiv Gandhi International Airport 34.1 km. We have not measured drive times; the sales team quotes about 25 minutes to Financial District and Kokapet, and other channel-partner sites quote 43–46 minutes — the difference is the time of day and the Shankarpally road. Measure your own commute at your own hour before you decide.

Part of one is sanctioned. The Telangana government gave administrative sanction of about ₹110 crore in January 2026 for HGCL (HMDA) to build a 3.57 km six-lane carriageway with a 10-metre median — the “Pipeline Road” — from Shankarpally Road at MGIT, Gandipet, to Manikonda; tenders were still to be floated when it was reported (Telangana Today, 23 Jan 2026; Telangana Tribune, 1 Mar 2026), and HMDA’s February 2026 draft notification lists its widening in two phases. That link eases the city end of the Shankarpally road. A six-lane highway over the full 20-odd km from Gandipet to Shankarpally is described on several project sites; we have not found a sanction order for it and do not count it.

Bookings are open under the RERA registration P02400011108: the sales update of 9 October 2026 records the rate, the headline price and the 275 sq yd villas as sold out. A launch-event date, if the developer holds one, has not been given to us; nothing on this site depends on it.

Not published to us. The date that matters is the completion date the promoter has committed to on the RERA certificate, which carries delay-compensation obligations under the Act; ask the sales office for it and check it on rera.telangana.gov.in. Portal dates are not from the developer.

Not from us yet — the brochure and the specification sheet have not been issued to channel partners. What we hold is the architect’s design submission and the developer’s elevation and clubhouse renders, both reproduced on this site. Register and the brochure will be sent to you the day it is released.

Not published to us. With the RERA registration in place, lenders can issue project approvals (APF); ask the sales office which banks have done so and we will list them here once named. Our EMI arithmetic is on the price page: on 80% of the base price at an assumed 8.5% over 20 years, about ₹2,49,300 a month for the 4,225 sq ft villa.

Our arithmetic, not a lender’s offer: 80% of the base price financed at an assumed 8.5% a year over 20 years gives about ₹2,49,300 a month on the 336 sq yd villa at 4,225 sq ft (base ₹3.59 Cr) and about ₹2,73,200 on the AV-room version at 4,630 sq ft (base ₹3.94 Cr). PLC, GST and registration are on top; your lender’s rate will differ.

Yes. NRIs can buy residential property in India under FEMA, paying from NRE or NRO accounts or by inward remittance, and can register through a power of attorney. The project is RERA-registered; confirm the payment route with your bank before remitting a booking amount.

Judge it on what can be measured: a RERA-registered villa project on 16 acres at 8.6 villas an acre; an entry at ₹8,499 per sq ft of built-up area against the other villa launches in the Shankarpally–Mokila belt; the rate having moved from ₹7,999 to ₹8,499 between the August pre-launch and October; and a road programme at the city end of Shankarpally road that is sanctioned but not yet built. No one has published a sourced rental yield or appreciation figure for this project, and this site will not invent one.

For: RERA registration in hand; 16 acres and 138 villas, a low-density layout; a 26,000 sq ft clubhouse and 31 master-plan spaces in the design; Ramky Estates’ name; the 275 sq yd phase already sold through. To confirm: the survey numbers, sanctioned villa count and completion date on the RERA certificate; the cost sheet behind the ₹3 Cr headline; carpet areas and specifications; the actual drive time to the IT corridor at your hour; and the status of the Pipeline Road tender. Each point is sourced in the pros-and-cons section above.

Plot size first — 275 vs 336 sq yd — then built-up area: 3,175 / 3,475 sq ft against 4,225 / 4,630 sq ft, so the 336 villa has about 1,050 sq ft more. The 336 villa adds a family lounge and a lift provision; the 275 villa’s drawings specify setbacks of 2.0 m in front and 1.5 m at the sides. At ₹8,499 per sq ft the difference is about ₹0.89 Cr on the base price. The 275 sq yd villas are sold out as of October 2026.

Every villa is drawn east- or west-facing; there are no north- or south-facing plots in the submission. East-facing plots usually carry a preferential location charge — ask for the PLC schedule with the cost sheet. Main-door and kitchen positions are on the unit plans, which have not been issued to us; a Vastu consultant will need those.

Yes. Site visits are arranged through the project’s sales team; register on this page and you will be offered a slot, and we will send the location pin with it. The site lies on the Shankarpally road beyond Mokila; allow 45 minutes to an hour from Gachibowli at peak times.

Four things between August and October 2026: the name (Ramky Shankarpally Villas became The Roots by Ramky), the registration (TG RERA P02400011108), the rate (₹7,999 pre-launch EOI to ₹8,499 per sq ft, up 6.25% by our arithmetic) and availability (the 275 sq yd villas sold out). The plot sizes, built-up areas, clubhouse and amenity counts in the architect’s submission are unchanged. The full then-and-now table is on the updates page.

No. This site is published by an authorised channel partner — a Telangana RERA-registered real estate agent, registration A01100004197 — not by the developer. It compiles the developer’s documents and public records, says where each fact comes from, and passes your enquiry to the project’s authorised sales team. You pay the developer’s price; we may be paid a fee by the developer on a completed purchase.

Not published. The design submission gives plot area and built-up area only; the rate is quoted on built-up area. Ask the sales office for the carpet area and the plinth area per villa type, and for how the plot is priced within the rate, before comparing with other villa projects on a per-sq-ft basis.

Architecture by Genesis Planners Pvt. Ltd., landscape by IAMMIES, structural and MEP engineering by The Nexsquare — the consultants named on the design submission this site is built from.