Team4 Nyla

1. Project at a glance

Project identity

Land and geographic identity

Development identity

Offering and status

2. The project story

TEAM4 NYLA is a multi-building residential apartment development in Miyapur, in the revenue village recorded as Madina Guda / Madeenaguda, Serilingampally Mandal, Ranga Reddy District. Its registered land description covers Survey Nos. 199/AA, 200/AA, 201/AA and 205/2/AA. The sanctioned arrangement comprises three residential blocks and an amenities block, with high-rise residential buildings and a separate multi-storey amenity building. RERA record [REGCERT-27569]

The RERA schedule records 2BHK, 2.5BHK and 3BHK homes. Its 943-unit total includes 936 residential homes and seven amenity entries, which should not be treated as saleable apartments. Booked and available figures are portal counts with no supplied as-of date. RERA unit table RERA unit table

The project is not accurately described as simply “under construction” or wholly complete on the evidence supplied. GHMC documents record occupancy certification for named blocks and separate proceedings, while the latest certificate supplied is dated 06/01/2026. One certificate carries an STP-completion condition. The RERA Form-1A architect certificate identifies completion for Blocks A, B and C; neither that certificate nor the OC extracts establish, in the supplied material, that every common facility is complete or that the STP condition has since been discharged. The RERA-filed completion undertaking remains 10 October, 2027.

3. Master plan, architecture & building design

The GHMC permit and filed plan describe three residential blocks—A, B and C—and an amenities block. The plan’s general configuration is 3 cellars + 2 stilts + 35 upper floors for the residential blocks, while the permit’s block descriptions specify 3 cellars for A and 2 stilts + 35 upper floors for B and C. The permit records the amenity block as 1 Ground + 6 upper floors; the layout-plan text also refers to 3 cellars beneath the amenity block.

The plan records site area 24430.94 m², road-affected area 5534.95 m², splay area 13.18 m², net plot area 18882.80 m², vacant plot area 12629.07 m², and proposed coverage area 6253.73 m² (33.1%). It labels residential net BUA as 145033.77, commercial net BUA as 4170.54, built-up area as 155243.19, and mortgage area as 14980.17. The RERA fields separately report approved built-up area 205547.69 m². These are reported under their source labels; the supplied material does not provide a reconciliation of the different area figures. RERA filing

The filed plan also shows TOT-lot 2004 m², a 90.08 sq.m refuge area, internal roads and footpaths, and a listed range of road widths. The evidence supplied does not establish detailed flat-per-floor layouts, tower-to-tower spacing, lift counts, stair counts, or the dimensions and layout of open spaces beyond the figures noted here.

4. Homes, configurations & floor plans

RERA-filed home counts and saleable areas are shown below. Carpet-area figures are software measurements from the filed plan drawing, not RERA disclosures; the drawing measurements are flagged for review. Saleable area is not the same as carpet area: it includes the home’s share of common areas, while the drawing-based carpet measurement excludes the separately identified utility areas in the examples below. RERA unit table RERA unit details Floor plans

The 2BHK sample drawing shows bedrooms, a study, dining area, kitchen, toilets and a utility; the measured utility area is excluded from carpet area. The 3BHK sample shows a living and dining area, three bedrooms, toilets, pooja area, kitchen, sit-out and wide utility; the utility is excluded from carpet area. These measurements are drawing-derived and require review against the actual approved drawing. RERA unit details

The seven “AMENITIES” entries in the unit table are not homes on sale and are excluded from the home configuration counts. RERA unit table RERA unit table

5. Parking & vehicle circulation

The GHMC-filed layout states 1208 proposed parking spaces and identifies parking in cellars and stilts. The building permit lists cellar parking area 42,839.89 m² and stilt parking area 2,488.20 m²; the OC record lists parking-area figures of 18,055.0 m² and 44,906.63 m² in its sanctioned parameters. These are area figures, not additional parking-space counts.

The plan names car parking and two-wheeler parking and shows entry and exit ramps, each 3.60 m wide, with lengths 24.00 m and 29.27 m respectively. The supplied material does not establish the number of visitor or accessible spaces, EV charging provision as an approved or delivered facility, or parking allocations attached to particular units. A plan depiction does not establish exclusive ownership or allotment.

6. Amenities, recreation & open spaces

RERA’s amenity and infrastructure schedule lists facilities and reports progress percentages for selected items. The GHMC plan identifies a multi-storey clubhouse/amenity block and names several facilities and services. The table distinguishes those records from the brochure’s marketing list; no independent site verification of the listed facilities is supplied. RERA amenities

The developer brochure also markets a wider recreation and clubhouse offer, including a 45,000 sq ft clubhouse and additional sports and social facilities. Those are marketing claims and are not treated here as RERA-declared or independently verified delivery.

7. Utilities, building services & safety

The GHMC-filed plan names raw-water and treated-water sumps, an STP, fire sumps, fire pump room, electrical and generator rooms, fire shafts, emergency lighting, refuge area, and a transformer yard. It lists raw-water sumps 485 KL, treated-water sumps 485 KL, and STP 600 KL in B2&B3. The same plan’s parameters include separate fire sumps of 200 KL each and a separate underground static water-storage tank and terrace tank of 25,000 litres each. These are plan entries, not independent evidence of current operation or completion.

For life safety, the plan lists fire-fighting installations, manually operated alarm systems, sprinkler provision where the basement area exceeds 200 Sq.mts., emergency lighting in corridors/common passages and staircases, fire-resistant lift swing doors, and a 90.08 sq.m refuge area. The permit states that an occupancy fire NOC is to be obtained before issue of an occupancy certificate, and assigns safety requirements to the owner, developer and technical professionals. These records do not by themselves establish a current fire-clearance status.

The filed plan also calls for a generator as an alternate electricity source, a transformer, and a garbage house; it names a PHC ramp. Lift types are listed as passenger and fire/service lifts, but capacities and quantities are not supplied. The records do not establish current utility capacities, water source arrangements, treated-water reuse quantities, waste-management operations, CCTV or access-control systems, or accessible circulation beyond the plan’s ramp reference.

8. Location, access & connectivity

The registered location is Miyapur, Madina Guda / Madeenaguda Village, Serilingampally Mandal, Ranga Reddy District, Telangana, PIN 500049. The RERA address field places the site opposite the Hyundai showroom on Bachupally Cross Road, near Aurigen Pharmaceutical; the project record also gives “near Honda service centre.” RERA record RERA filing

The supplied location data gives HITEC City: 1.9 km. The geocode record identifies a point described as “Gachibowli - Miyapur Highway,” but does not provide a measured distance to that road. No other independently measured access or public-transport distances are supplied. Location record

9. Developer & development status

The registered promoter is TEAM4 LIFE SPACES LLP, an LLP, with GSTIN 36AARFT3727E1ZX and LLP identification number AAW-0898. The RERA record lists KONDAIAH RAVURI as authorized signatory. The project website supplied is team4lifespaces.com/nyla-luxury-apartments-miyapur-hyderabad. Corporate record Parties record

The RERA Form B declaration dated 14 October 2021 states that the promoter has legal title or development documentation for the project land, declares the land free of encumbrances, and undertakes completion by 10 October 2027. These are promoter declarations in the filed affidavit.

GHMC documents identify residential Blocks A, B and C and the amenities block. The supplied Form-1A architect certificate records completion certification for Blocks A, B and C and references GHMC occupancy proceedings; the GHMC occupancy records include staged certificates, with the latest supplied dated 06/01/2026. One certificate states occupation is not allowed until the STP is completed. The evidence supplied does not independently verify the present status of that condition or all project-wide amenities.

10. Approvals, official records & documents

The supplied HMDA master-plan zoning sheets are image-only and do not provide a verified survey-level zoning determination in this evidence set. The public HMDA DPMS layout lookup is reported as unavailable to public access; no approved-layout lookup result is supplied. HMDA The project document set also includes title reports, encumbrance statements and a corporate incorporation certificate; their substantive title and encumbrance implications are addressed in the relevant title and risk sections rather than inferred here. Document index