Surakshaa Elite II Tharamathipet: HMDA Plots at ORR Exit 10

Surakshaa Elite II Tharamathipet is an HMDA-approved open-plot layout by Surakshaa Infra Projects at ORR Exit No. 10, in Abdullapurmet mandal of Ranga Reddy district. It is the second phase of the Surakshaa Elite development, and the developer’s brochure carries L.P. No. 013190/LO/HMDA/3560/GHT/2024. Plots start at 167 sq.yd, and at the ₹22,000 per sq.yd published on our own listing, the smallest plot works out from ₹36.74 lakh.

Surakshaa Elite II Tharamathipet — HMDA open plots at ORR Exit 10

This post is a straight account of the project: what it is, where exactly it sits, what the approval number means and how to check it yourself, what the layout ships, the published drive times, the documents to demand before you pay anything, how buying works step by step, and what a plot loan realistically looks like. Everything project-specific here comes from the developer’s own published material. Where a figure is not published, we say so rather than guess.

The project’s own listing page, with the current price and gallery, is here: Surakshaa Elite — HMDA open plots at Tharamathipet, ORR Exit 10.

What Surakshaa Elite II Tharamathipet is, and who it suits

This is a plotted development, not an apartment project and not a farmland scheme. You buy a demarcated open plot inside a layout that HMDA has sanctioned, you register it in your name, and you build when you are ready. The developer delivers the common infrastructure — roads, drainage, compound wall, lighting, water tank, parks — and each plot owner builds their own house on their own timeline.

That structure suits three kinds of buyers:

The end user who wants an independent house eventually. Land in an approved layout on the eastern ORR belt is one of the few remaining ways to own a buildable plot near Hyderabad’s employment centres without a crore-plus budget.
The buyer who wants to hold land rather than an under-construction flat. A plot has no construction risk, no possession delay, no builder-maintained common area to argue about, and no depreciation on the structure — because there is no structure yet.
The first-time land buyer with a defined budget. The published entry point of 167 sq.yd at ₹22,000 per sq.yd puts the smallest plot in the mid-thirties in lakhs, before registration and other charges.

It suits you less if you need a home to move into now, if you cannot fund a large share of the cost yourself (plot loans are stricter than home loans — more on that below), or if you are unwilling to do the paperwork checks this post describes. A plot is a document-heavy purchase. There is no building to inspect; the documents are the product.

If you are still comparing whole areas rather than projects, our locality page for Tharamathipet and the wider open plots for sale in Tharamathipet listing are the better starting points.

A last point on fit. Plotted land is an illiquid asset. You cannot sell half a plot when you need money in a hurry, and a sale takes weeks of paperwork rather than a day of clicks. Buy here with money you can leave in place, and with a purpose in mind — a house you intend to build, or a long hold. If your horizon is two years and your exit plan is “someone will pay more”, that is a trade, not a plan, and no honest seller can promise you the price at the other end.

Where Surakshaa Elite II Tharamathipet sits: Abdullapurmet mandal

The layout is at Tharamathipet — you will also see it spelled Taramatipet — in Abdullapurmet mandal, Ranga Reddy district, on the eastern side of the Outer Ring Road. As published by the developer, it is about 2 minutes from ORR Exit No. 10 and sits adjacent to the Dino World park.

Three things follow from that address, and they matter more than the marketing.

First, it is an ORR-side location, not a highway-side one. ORR Exit 10 feeds the eastern quadrant of the ring road. From the exit, both the Vijayawada (NH-65) and Warangal (NH-163) national highway corridors are reachable — the developer publishes about 8 minutes to each. That double access is the practical argument for this belt.

Second, it is in an HMDA mandal, not a GHMC ward. Abdullapurmet falls within the Hyderabad Metropolitan Development Authority’s jurisdiction, which is why the layout carries an HMDA layout permission rather than a DTCP one. If you are unclear on the difference, read HMDA vs DTCP approvals — it changes which authority sanctions your building plan later.

Third, it sits in an established plotted belt, not an isolated one. Bandaraviryala and Gowrelly, both in the same ORR Exit 10 catchment, have their own approved layouts — including the first phase, Surakshaa Elite I at Bandaraviryala. Neighbouring supply is a good thing for a plot buyer: it means comparable transactions exist, and resale does not depend on one seller’s story.

Why buyers look at the ORR Exit 10 belt at all

The Outer Ring Road did something specific to Hyderabad’s land map: it turned “far” into “fast”. A location that is 25 kilometres from the city centre but two minutes from a ring-road exit behaves, for a commuter, like a much closer address than the map suggests. That is the entire logic of the eastern belt around Exit 10 — Tharamathipet, Bandaraviryala and Gowrelly.

What sits within reach of that exit is the eastern employment cluster rather than the western IT corridor: Pocharam’s IT campuses, the Uppal and Cherlapally industrial and logistics belt, the Madharam industrial park, Ramoji Film City, and now AIIMS Bibinagar as a large institutional anchor. Buyers who work on that side of the city have been priced out of Pocharam and Ghatkesar proper and have moved outward along the ORR, which is why plotted supply here is deep rather than isolated.

The honest counterweight: this is not a developed neighbourhood yet. Day-to-day conveniences — schools, hospitals, a proper market — are a drive away, not a walk. Public transport does not come to the layout gate; the nearest metro stations are at Uppal and Nagole, and you will drive to them. If you are buying to build and live immediately, walk the surrounding area and ask yourself where your groceries, your doctor and your child’s school actually are today, not in a brochure’s future. If you are buying land to hold, that immaturity is the reason the rate is what it is.

The exact survey numbers of the Elite II land are on the sanctioned layout plan. Ask for that copy in writing and match the survey numbers against the title documents. We have not reproduced survey numbers here because they must come from the sanctioned plan itself, not from a blog post.

The approval: L.P. No. 013190/LO/HMDA/3560/GHT/2024

As published by the developer, Surakshaa Elite II carries L.P. No. 013190/LO/HMDA/3560/GHT/2024.

An L.P. number is a layout permission number. Reading it left to right: the leading digits are the file/permission serial, LO stands for Layout Order — a plotted residential layout permission, as opposed to a building permission or a sub-division order — HMDA is the sanctioning authority, and the trailing 2024 is the year of sanction. The intermediate segments are internal file references used by HMDA’s permissions system.

Why the approval is the single most important fact here

An HMDA layout sanction means the authority has examined the land, approved a plan showing roads, open spaces and individual plot boundaries, and imposed conditions the developer must meet. In practice it gives you three things a buyer in an unapproved layout does not get:

A plot that banks will finance. Lenders are generally unwilling to fund plots in unapproved layouts.
A simpler building permission later, because your plot is already part of a sanctioned plan.
A cleaner resale, because your buyer’s bank and lawyer will ask exactly the questions you are asking now.

How to verify the L.P. number yourself, in about fifteen minutes

Do not take the number from a brochure, a hoarding, or this post. Verify it at source:

Open HMDA’s public Development Permissions Management System search at dpms.hmda.gov.in (Public Search / Citizen Search). No login or registration is needed.
Enter the full L.P. number exactly as published, including every segment and the slashes, not just the leading digits.
Check that the record returned matches what you were told: applicant/developer name, project name, survey numbers, total extent, number of plots, and current status.
Confirm the permission is granted and current — not applied for, not lapsed, and not superseded by a modification order. “LP applied” is not “LP granted”, and only a granted number protects you.
Separately, check the project on the TG-RERA portal at rera.telangana.gov.in. Our guide on verifying TS-RERA registration walks through that search.
Finally, ask us for the sanctioned layout copy in writing and match the plot you are shown on site against the plot number on that plan.

If any of those six steps does not reconcile, stop and get it explained in writing before paying an advance. A developer with a genuine sanction has no reason to refuse.

Plot sizes and price at Surakshaa Elite II Tharamathipet, as published

As published by the developer and on our own listing:

Plots start at 167 sq.yd.
The published rate is ₹22,000 per sq.yd.
At that rate, the smallest plot works out from ₹36.74 lakh (167 × ₹22,000 = ₹36,74,000).

That ₹36.74 lakh is arithmetic on the published rate, not a quoted all-in price. Several things are not published and must be asked for in writing before you treat any total as final:

The full schedule of available plot sizes above 167 sq.yd, and which are unsold today.
Corner, park-facing or main-road premiums, if any are charged.
Development, amenity, maintenance or documentation charges, if any are levied over the per-square-yard rate.
Registration and stamp costs, which are statutory and separate from the developer’s price (see the loans and costs section below).
Any payment plan, instalment schedule or booking-amount terms.

Our standing position on all of these: if it is not published, it is “not published — ask us in writing”. Get the number on the developer’s letterhead or in an email before you plan your funding. A rate is also a point-in-time figure; confirm that ₹22,000 per sq.yd still stands on the day you book.

How to build your own cost sheet

Most buyers underestimate a plot purchase because they compare the plot price with their budget and stop there. Build the sheet properly instead. For the entry-size plot at the published rate, the known and unknown lines look like this:

Line item	Amount
Plot consideration (167 sq.yd × ₹22,000)	₹36,74,000
Registration cost at ~7.5% of the higher of market value or consideration	~₹2,75,550
Development / amenity / documentation charges	Not published — ask us in writing
Corner or park-facing premium, if applicable	Not published — ask us in writing
Legal fees for an independent title search	Your own cost, typically modest
Loan processing and documentation charges	Lender-specific
Indicative total before unpublished charges	~₹39.5 lakh

Two cautions on that table. The registration line is computed at the summarised Telangana rate on the consideration, whereas the sub-registrar charges on the higher of the government market value and the consideration — if the notified market value for that survey number is higher, your duty is higher. And the “indicative total” is deliberately labelled indicative: it omits every line marked “not published”. Treat ₹36.74 lakh as a floor and this table as a framework, not a quotation.

The same discipline applies to funding. Because stamp duty and registration cannot be borrowed, the roughly ₹2.76 lakh in the second row is money you need in cash at registration, on top of whatever down payment the lender demands.

What the layout ships

Taking the developer’s published feature list one item at a time, so you know what to inspect on site:

40 ft and 30 ft wide internal CC roads. Cement concrete roads, not gravel or WBM. Walk a road and look at the edges and joints, not just the surface.
Underground drainage. Ask to be shown the manholes and where the line discharges. Surface drains and underground drainage are not the same thing.
Grand entrance arch. The formal entry to the layout; also the reference point buyers and delivery drivers will use for years.
All-round compound wall. Check that it actually goes all the way round, including the rear boundary, and matches the sanctioned layout’s extent.
Street lighting. Ask who pays the electricity bill and from when — developer, association, or plot owners.
Overhead water tank. Ask the source: borewell, Mission Bhagiratha connection, or both, and what the current yield is.
Water-harvesting pits. A sanction condition in most HMDA layouts; confirm they are built, not merely drawn.
Landscaped parks and a children’s park. These sit on the layout’s mandatory open space. Ask which survey/plot numbers the open space occupies on the sanctioned plan — open space cannot later be sold as plots.
Avenue plantation. Trees along the internal roads.
24/7 security. Ask how it is staffed and funded after the developer hands over.
Vaasthu-compliant plots with clear title. “Clear title” is a claim, not a document. Your lawyer’s search report is the document.
Bank-loan support. Meaning the developer will help with paperwork; it is not a sanction. See the loans section.

Two questions worth asking about every item on that list: is it built today, or promised? And who maintains it after handover, and at what cost per plot per year? Get both answers in writing.

Connectivity: the published drive times

Connectivity is the substantive argument for this location. These are the drive times as published by the developer — not measured by us, and not guaranteed. Traffic on the ORR and the Uppal–Ghatkesar stretch varies enormously by hour.

Destination	Published drive time
ORR Exit No. 10, Tharamathipet	2 min
Vijayawada national highway	8 min
Warangal national highway	8 min
Infosys, Pocharam	10 min
Ramoji Film City	12 min
Madharam industrial park	12 min
Nagole metro (via Bandlaguda)	18 min
Uppal metro	20 min
Cherlapally railway terminal	20 min
AIIMS Bibinagar	20 min

The layout is also adjacent to the Dino World park.

Verify these yourself, at the hour you would actually travel. Open a maps app on a Monday at 9 am and again at 6.30 pm, and drive the route to whichever of those destinations matters to you. A published “20 minutes” measured at noon on a Sunday is a different number from your commute. This is the single easiest independent check available to you, and it costs nothing.

Two notes on the bigger infrastructure story, because buyers ask. The Regional Ring Road is a proposed project, and its northern and southern segments are at very different stages — never treat them as one thing, and never price a plot on the assumption that a proposed road will be built on any particular timeline. Second, Cherlapally is a terminal, which matters for long-distance rail rather than daily commuting; the metro stations at Uppal and Nagole are the relevant public-transport links today.

Documents to check before you book

Print this and tick it off. A plot purchase is won or lost here.

[ ] Sanctioned layout plan with the HMDA seal, showing plot numbers, road widths and open space.
[ ] L.P. No. 013190/LO/HMDA/3560/GHT/2024 verified on dpms.hmda.gov.in — granted, current, matching survey numbers and developer name.
[ ] TG-RERA registration for the project, checked at rera.telangana.gov.in.
[ ] Mother deed and the title chain, ideally 30 years, with a lawyer’s search report.
[ ] Encumbrance Certificate (EC) for the relevant period from the sub-registrar.
[ ] Land records on Bhu Bharati (which replaced Dharani in 2025) — the survey numbers, extent and ownership as recorded by the state.
[ ] Land-use / conversion status: agricultural land must have been converted to non-agricultural use. See Dharani and NALA conversion basics.
[ ] Release of mortgage, if any. HMDA commonly requires a share of plots to be mortgaged to the authority until layout development is complete. If your plot is one of them, you need the release order before registration.
[ ] Latest property tax / land revenue receipts and no-dues.
[ ] Developer’s GPA or development agreement, if the developer is not the titleholder.
[ ] Written price sheet: rate, plot number, extent, any premiums, and all other charges itemised.
[ ] Allotment letter naming the exact plot number, not “a plot of similar size”.

Our fuller plot purchase document checklist explains what each document should actually say.

How buying works, step by step

Enquiry. Call or WhatsApp us on +91 93981 98921, or use /contact/. Tell us your budget, whether you want the entry size or something larger, and whether you need a loan. We will send the current price and the available plot list in writing.
Site visit. Come to Tharamathipet and walk the layout. Drive the ORR Exit 10 approach yourself. See the roads, the drainage manholes, the compound wall, the water tank and the open space. Ask for the plot you are considering to be physically shown and pointed out on the sanctioned plan at the same time.
Documents. Take the checklist above. Get copies, not photographs of a file held across a table. Give them to your own lawyer — not the seller’s — for a title search and opinion.
Booking. Once the documents clear, book in writing. The allotment letter must name the specific plot number, extent, rate, total consideration, every additional charge, the payment schedule and the registration timeline. Pay by bank transfer or cheque, never cash, and keep the receipt.
Loan, if you need one. Run the sanction in parallel with steps 3 and 4 so your timeline does not slip. The bank will do its own legal and technical appraisal — treat that as a second opinion, not a substitute for your lawyer.
Registration. The sale deed is registered at the relevant sub-registrar office, with stamp duty, transfer duty and registration fee paid on the higher of the market value or the consideration. Collect the registered deed, then apply for mutation so the record reflects your name.

Our buyers’ section covers the same ground for any plot purchase, not just this project.

Loans on this plot

The developer publishes bank-loan support for Surakshaa Elite II. Read that as help with documentation — it is not a pre-sanction, and no bank is named in the published material. Which banks have appraised this specific layout is not published; ask us in writing.

What you should know going in:

A plot loan is not a home loan. Lenders generally treat land-only purchases more conservatively: shorter tenures, a lower loan-to-value ratio, and sometimes a slightly higher rate. Composite loans (plot plus construction) are usually treated more favourably than plot-only loans, but commit you to building within a defined period.
Approval status decides financeability. An HMDA-sanctioned layout is financeable in principle; an unapproved one is often not financeable at all. This is a direct, practical value of the L.P. number.
Stamp duty and registration are not funded. RBI’s loan-to-value norms exclude stamp duty, registration and other documentation charges from the property value used to compute LTV, so you fund those from your own money. Under RBI’s housing LTV caps, loans up to ₹30 lakh may go to 90% LTV, ₹30–75 lakh to 80%, and above ₹75 lakh to 75% — but plot-only LTVs are set by each lender and are usually lower. Ask the specific bank.
Telangana’s registration cost is around 7.5% of the higher of market value or consideration — 5.5% stamp duty, 1.5% transfer duty and 0.5% registration fee — per widely published summaries. Confirm the applicable rate and category for Abdullapurmet on registration.telangana.gov.in on the day you register, because these are revised from time to time.

We have deliberately not printed an EMI figure. Rates and tenures differ by lender and by applicant, and an illustrative EMI in a blog post is not a number you should plan around. Our guide on bank loans on plots explains what to ask a lender.

How Surakshaa Elite II Tharamathipet compares with the other projects we market

It is fair to ask why this project rather than another. The short answer is approval type and distance, and both are trade-offs rather than rankings.

Elite II is HMDA-approved and sits inside the ORR ring’s immediate influence, which is the main reason its rate is what it is. The first phase, Surakshaa Elite I at Bandaraviryala, is in the same Exit 10 catchment and also HMDA-approved, but is a separate layout with its own permission number and its own plot sizes; see the Bandaraviryala open plots page and the Bandaraviryala locality notes.

Further out, the layouts are DTCP-approved because they fall outside HMDA’s jurisdiction — Surakshaa Temple City at Wangapally and Mango Meadows at Golanukonda near Yadadri, and Highway City at Narketpally on the Vijayawada highway. Those trade proximity for price and are worth looking at if your horizon is longer and your budget tighter; their locality pages are Wangapally, Golanukonda, Narketpally and Yadagirigutta.

A DTCP approval is not a lesser approval; it is a different authority for a different jurisdiction. What changes is which office sanctions your building plan later and how lenders view the location. Read HMDA vs DTCP approvals before you let anyone tell you one is automatically safer than the other. If a nearby layout claims no approval at all and points at future regularisation, read LRS regularisation explained first — regularisation is an application, not an entitlement.

Honest risks at Surakshaa Elite II Tharamathipet, and what to confirm yourself

Every project fact here is the developer’s published claim. The approval number, the rate, the sizes and the drive times are all “as published”. Verify the L.P. number on dpms.hmda.gov.in and the project on rera.telangana.gov.in yourself.
Drive times are marketing measurements. Drive them at your own commuting hour.
The price is a point-in-time rate. ₹22,000 per sq.yd and the 167 sq.yd entry size must be reconfirmed on the day you book.
Additional charges are not published. Until they are itemised in writing, ₹36.74 lakh is a floor, not a total.
Amenities may be built or promised. Inspect, and get the handover and maintenance terms in writing.
HMDA mortgage of plots until development completion is standard practice; confirm whether your specific plot is mortgaged and get the release position in writing.
Do not price in the Regional Ring Road. It is proposed, its segments differ, and no timeline should be assumed.
Use your own lawyer. The cost of an independent title search is trivial against the cost of a defective title.

Frequently asked questions

Is Surakshaa Elite II Tharamathipet HMDA approved?
As published by the developer, yes — it carries L.P. No. 013190/LO/HMDA/3560/GHT/2024. Verify that number yourself on HMDA’s public permissions search at dpms.hmda.gov.in, confirm the status is granted and current, and check that the developer name and survey numbers match. Also check the project on rera.telangana.gov.in and ask us for the sanctioned layout copy in writing.

What is the smallest plot, and what does it cost?
Plots start at 167 sq.yd, and the published rate is ₹22,000 per sq.yd, which works out from ₹36.74 lakh for the smallest plot. That is the plot consideration only. Registration and any development or other charges are additional, and the additional charges are not published — ask us for them in writing.

Where exactly is the project?
At Tharamathipet (Taramatipet), Abdullapurmet mandal, Ranga Reddy district, about 2 minutes from ORR Exit No. 10 and adjacent to the Dino World park, as published by the developer. Exact survey numbers are on the sanctioned layout plan, which we will share on request.

How far is it from work hubs and the metro?
As published: about 10 minutes to Infosys Pocharam, 12 minutes to Ramoji Film City and the Madharam industrial park, 18 minutes to Nagole metro via Bandlaguda, and about 20 minutes to Uppal metro, Cherlapally railway terminal and AIIMS Bibinagar. Drive these yourself at your own commuting hour before you decide.

Can I get a bank loan on this plot?
The developer publishes bank-loan support, and an HMDA-approved layout is financeable in principle. But plot loans carry lender-specific loan-to-value limits and tenures, and stamp duty and registration are excluded from the funded amount. Which banks have appraised this layout is not published — ask us in writing, and get the sanction terms from the bank directly.

What is the difference between Surakshaa Elite I and Elite II?
They are two phases of the same development, in the same ORR Exit 10 belt but at different locations. Elite I is at Bandaraviryala and carries its own separate L.P. number; Elite II is at Tharamathipet under L.P. No. 013190/LO/HMDA/3560/GHT/2024. Each phase must be verified on its own approval number — never assume one phase’s sanction covers the other.

Visit the layout

The only way to judge a plot is to stand on it. We will take you to Tharamathipet, walk you through the layout, show you the plot on the ground and on the sanctioned plan, and give you the document set to take to your own lawyer.

Call or WhatsApp +91 93981 98921, or write to us through /contact/. The live price, gallery and site-visit booking for this project are on its listing page.

Surakshaa Elite II is developed by Surakshaa Infra Projects and marketed by BNR Infra Developers. Every project figure above is as published by the developer and must be reconfirmed in writing before you commit.

Our other projects

Official sources to verify this project

Hyderabad Metropolitan Development Authority (HMDA) — www.hmda.gov.in
TG-RERA (Telangana Real Estate Regulatory Authority) — rera.telangana.gov.in
Telangana Registration & Stamps Department — registration.telangana.gov.in