Narsingi · West Hyderabad · TS RERA P02500009802
Vessella Serene
The Canvas of NatureEighty-five villas across twelve acres at Narsingi — 4 and 5 BHK houses of 4,572 to 7,357 sq ft on plots of 321, 357 and 447 square yards, each ground plus two with a terrace garden above, around a clubhouse drawn across seven levels.
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Or chat on WhatsAppTwelve Acres, Eighty-Five Houses
Vessella Serene is drawn as three loose clusters of houses threaded by a water body and a tree line, on twelve acres at Narsingi — eighty-five villas in total, which is a little over seven to the acre before roads, club and landscape come out of it. The brochure’s own framing is “The Canvas of Nature”, and the master plan backs it up: twenty-nine numbered landscape elements, from an amphitheatre and a cricket pitch to a climbing wall, a pickleball court and three separate water bodies.
Every villa is ground plus two with a terrace garden drawn above it, and every plan carries a 5'6" × 5'0" lift shaft beside the stair. What sits inside them changes with the plot: the 447 sq yd houses run to five bedrooms with a bar and lounge, a media room and a guest suite on the second floor; the 357 and 321 sq yd houses run to four, with the media room kept and the guest suite dropped.
Peace and charm without being far from vibrant life.
“A refreshing break from the city’s clamour, providing a soothing escape from daily distractions.”
Vessella Serene · Narsingi
Reasons To Look Closer
Three Plot Sizes, Six Published Plans
Unusually for a deck this size, every one of the six is drawn out — 321, 357 and 447 sq yd, each east- and west-facing, each with a room-by-room legend and dimensions. Most villa brochures publish two and leave you to ask for the rest.
Facing Changes The Area — Both Ways
On the 447 sq yd plot the west villa is the bigger one at 7,357.06 sq ft against the east’s 7,339.05. On the 357 and the 321, it flips: east is bigger by 171 and 250 sq ft respectively. Price the specific villa, not the plot size.
A Lift Shaft In Every Plan
All six plans draw a lift core running ground to second and up to the terrace garden. Read the spec sheet, though: section 12 provides the elevator shaft “as per architect design” and marks the lift itself “client scope”. It is a shaft, not a lift, unless you agree otherwise in writing.
A Terrace Garden Above The Second Floor
Each plan sheet carries a fourth plate — a terrace garden wrapping the lift head-room and stair, drawn as planted area rather than bare slab. On the 447 it is the largest single outdoor space in the house.
The Second Floor Is A Leisure Floor
On the 447 east plan: a bar and lounge of 23'9" × 15'10", a media room of 14'6" × 23'1", a garden of 13'2" × 16'11", a kids’ bedroom of 24'7" × 14'6" and a guest bedroom with its own dress and toilet — served by the lift.
A Club Drawn Across Seven Plates
Sub-cellar and cellar for parking, then ground, first, second, third and a roof level — banquet hall of 42'2" × 25'3", grand reception, badminton court, billiards, air hockey, ping pong, gym, three guest rooms, sauna and steam, and both pools on the roof.
Six Plans, All Of Them Published
All six rows are transcribed from the brochure’s own plan sheets — the plot size and the single area figure printed against each. Note what the deck does NOT say: it labels those figures only “sft”. It does not say whether they are built-up, super built-up or saleable, and they are certainly not RERA carpet areas, so do not compare them directly with an apartment’s carpet figure. Get the carpet area off the registered agreement before you compare rates. The bedroom counts are counted off the plan legends; the deck’s headline reads “4&5 BHKs” but no individual plan carries a BHK label, and the brochure never says how the 85 villas split across the three plot sizes.
| Plot | Facing | Configuration | Area printed (sq ft) | What the plan carries |
|---|---|---|---|---|
| 447 Sq Yd | East | 5 BHK5 Bedrooms | 7,339.05 | Parents’ bedroom on the ground, master and kids-1 on the first, kids-2 and a guest suite on the second |
| 447 Sq Yd | West | 5 BHK5 Bedrooms | 7,357.06 | The largest published plan — 18 sq ft larger than its east-facing twin |
| 357 Sq Yd | East | 4 BHK4 Bedrooms | 5,514.63 | Parents’ bedroom on the ground, master and kids-1 on the first, kids-2 on the second |
| 357 Sq Yd | West | 4 BHK4 Bedrooms | 5,343.11 | 171 sq ft smaller than the east-facing plan on the same plot size |
| 321 Sq Yd | East | 4 BHK4 Bedrooms | 4,821.96 | A verandah at the entrance, then the same four-bedroom logic in a tighter footprint |
| 321 Sq Yd | West | 4 BHK4 Bedrooms | 4,572.06 | The smallest published plan — 250 sq ft smaller than its east-facing twin |
The 447 Sq Yd Villa, Floor By Floor
This is the 447 sq yd east-facing plan — the five-bedroom type, and one of two on the largest plot. The 357 and 321 sq yd plans carry the same logic without the guest suite: a parents’ bedroom on the ground, master and kids-1 on the first, kids-2 with a media room and open terrace on the second. Every dimension above is read off the brochure’s own legends. Its middle plate is labelled “FIRTST FLOOR” on all six sheets — the deck’s typo, reproduced here only so you know we are reading the same document.
Ground Floor
Three living rooms rather than one — a drawing hall of 14'0" × 16'3", a dining hall of 18'8" × 13'2" and a family hall of 14'4" × 21'9". A dry kitchen of 16'5" × 15'7" and a separate wet kitchen of 14'6" × 9'2" with a store. The parents’ bedroom sits on this floor at 15'11" × 14'6" with a walk-in closet and a dress/toilet of 13'5" × 12'3". Behind it a servant room with its own toilet, an electrical room, a deck of 15'4" × 9'4" and parking of 27'6" × 17'6".
First Floor
A master bedroom of 15'11" × 14'6" with a walk-in closet and a 13'5" × 12'3" dress/toilet, opening onto a master living of 14'0" × 21'5" — a private sitting room, not a landing. Kids’ bedroom-1 of 24'3" × 14'0" with its own dress/toilet of 17'8" × 9'1". A lounge of 14'0" × 14'4", a puja room and a sit-out of 13'4" × 7'0".
Second Floor
A bar and lounge of 23'9" × 15'10", a media room of 14'6" × 23'1" and a garden of 13'2" × 16'11". Kids’ bedroom-2 of 24'7" × 14'6" with a dress/toilet, and a guest bedroom of 14'0" × 13'6" with its own dress and toilet. The lift runs to this floor and on to the terrace.
Terrace Garden
The plan sheets draw a fourth level: a planted terrace garden wrapping the lift head-room and the stair core, in two connected areas across the roof of the house. It is drawn as landscape, not as a service slab.
Club Vessella Serene
The club is drawn across seven plates — a sub-cellar and a cellar for parking, then ground, first, second, third and a roof level. On the ground: a grand reception hall of 18'2" × 35'2", a grand lounge, a banquet hall of 42'2" × 25'3" with its own kitchen, a deck of 13'4" × 27'8" and an admin room. First and second: an interaction zone, air hockey, billiards, ping pong, board games and a badminton court of 54'10" × 27'2". Third: three guest rooms, a gymnasium, a lounge, a sauna and a steam room. Roof: a main pool of 18'0" × 63'8", a kids’ pool, a seating deck, a multi-purpose hall and a terrace garden of 59'5" × 26'6".
Worth asking about: The brochure draws all seven plates with room dimensions but never totals the clubhouse area, and never says when the club is handed over relative to the villas. Both are fair questions to put in writing — a club that arrives two years after you move in is a different purchase.
Everything The Brochure Actually Lists
Five lists, 68 entries between them, reproduced in the groups the deck prints them in — including the master plan’s own 29-item legend, item for item. Nothing has been added to lengthen the count.
The Specification, In Its Own Words
The brochure’s schedule runs to 21 numbered sections. These are the parts that describe what is built and finished for you — read them together with the next section, which is what the same schedule leaves to you.
What The Specification Leaves To You
Vessella Serene’s brochure carries a genuinely detailed 21-section specification — RCC frame to Zone-II, Porotherm blockwork, imported marble through the living floors, DGU glazing, smart lock on a hardwood main door, three-phase supply with 100% DG backup. It is also unusually explicit about what it does not include, and those clauses are scattered across five different sections. They are gathered here, in the brochure’s own words, because together they change the number you should be budgeting.
The lift — shaft only
“Elevator shaft will be provided as per architect design. Lift client scope.”
Every one of the six plans draws a 5'6" × 5'0" lift core running four levels. Section 12 provides the shaft and puts the lift itself on you. For a G+2 house with the master suite on the first floor, that is not a small line item.
Air conditioning — power points only
“Power provision will be provided in all the rooms for Air conditioning Units. Copper Piping, AC Units, VRV System with Cassette completely client scope.”
Not just the units — the copper piping and the VRV system too. On a 4,500–7,300 sq ft house in Hyderabad this is one of the larger post-handover costs, and it is worth pricing before you sign.
The kitchen — no counter top
“No Counter top. Open for Modular Kitchen under Customer Scope.”
The plans draw both a wet and a dry kitchen, and the electricals provide power plugs for chimney, refrigerator, microwave, mixer, washing machine and dishwasher. The counter, and the modular kitchen on it, are yours.
False ceilings — primer coat only
“Only primer coat provided. False ceiling is in the customer’s scope.”
Internal walls get putty over gypsum and premium paint. Ceilings get primer, on the assumption you will drop a false ceiling over them.
Mosquito mesh — extra cost
“Provision for mosquito track only. Mosquito mesh if needed shall be provided at extra cost.”
And the track is on sliding windows only, not casement windows. Worth confirming which of your windows are which before you assume the house comes mesh-ready.
Shower cubicles and hot water — extra cost
“Shower cubicle with openable / sliding doors of reputed make @ an extra cost … Heat pump … shall be provided for hot water for all toilets and kitchen @ an extra cost.”
Premium CP fittings and sanitaryware are included. The shower enclosure around them, and the heat pump that feeds hot water to every toilet and the kitchen, are both priced separately.
Changing anything is discouraged in writing
“We strongly discourage any customization. However, where in exceptional cases and subject to our management’s approval, any materials can be substituted by the customer, the cost of which shall solely be borne by the customer and in no case will any credit be issued for such replaced items.”
Printed at the foot of the specification schedule. Read it together with the client-scope clauses above: the items you must supply yourself are fixed, and the items you might prefer to swap earn you no credit if you do.
The EV point is a provision, subject to rules
“Provision for charging point for Electric Cars shall be provided in each bungalow as per vendor’s specifications (subject to Govt Guidelines).”
A provision under two conditions — the vendor’s specification and government guidelines — rather than an installed charger. Ask what is actually being installed at handover.
Every quotation above is verbatim from the brochure’s “Top-notch Specifications” schedule. None of this is unusual in the Hyderabad villa market and none of it is hidden — it is simply spread across five sections of a 21-section document that most buyers skim. Ask REALOS for the annexure to the construction agreement, which is what actually governs.
What This Brochure Does Not Say
Serene’s deck is a good one — a RERA number on the cover, six fully drawn plans, seven clubhouse plates and a 21-section specification. These are the things it still leaves open, and a REALOS advisor can chase each of them for you in writing.
Price, payment schedule and possession date
None of the three appears anywhere in the 31 spreads. Villa pricing here will vary by plot size and facing — and, given the schedule above, by which of the client-scope items you take on. Ask for the price sheet and the payment schedule together.
How the 85 villas split across the three plot sizes
The master plan draws every plot but schedules none of them. There is no table saying how many 447s, 357s or 321s exist, and no plot-numbered availability chart. If the plan you want is the rarest one, that matters.
What kind of area 7,339.05 sq ft is
The plan sheets print one figure per plan and label it only “sft”. Built-up? Super built-up? Saleable? The deck never says, and it is certainly not a RERA carpet area. Get the carpet figure and the UDS off the registered agreement.
The clubhouse area, and when it is handed over
Seven plates are drawn with room dimensions but no total area is printed, and no completion date is given for the club relative to the villas.
Who the structural consultant is
Five consultants are credited on the back page — SOFO as architect, Naveen Associates for landscape, Hyderabad Consulting Engineers for electrical and fnh for plumbing. The structural consultant appears as a logo with no legible name beside it.
Anything behind the “lowest AQI in the city” claim
The deck says Serene has “perhaps the lowest AQI in the city”. Note the “perhaps” — no measurement, station, period or source is given anywhere. Treat it as copy, not data.
The site address or survey numbers
The location is given as “Narsingi” with a proximity list and a landmark map. No street address, survey number or sanctioned layout number is printed — ask for all three, and for the RERA-registered plan set, before you pay anything.
Vessella Serene, In View
All renders are artist’s impressions — the brochure’s own note says its images “are artistic impressions created for marketing purposes” and that actual construction, materials and specifications may vary during execution. Six spreads of the deck are mood photography and painted artwork rather than project imagery — a double-exposure portrait, a watercolour figure, a grass field, painted bee-eaters and a stargazing terrace — and none of them is shown here as a project image. Villas and plots are subject to availability.
Best Of Both Worlds
That is the brochure’s own heading for Narsingi — five drive times, a landmark map, and a claim about heritage. All three are reproduced below exactly as printed.
Serene’s location page gives five drive times and nothing else in numbers: five minutes to Narsingi Junction, ten to the Hyderabad Golf Club Association, fifteen to the Financial District, fifteen to Mehdipatnam and twenty to Film Nagar. Narsingi sits on the Outer Ring Road side of the Nanakramguda–Kokapet belt, which is what puts the Financial District inside a quarter of an hour.
The brochure’s own copy leans on heritage rather than infrastructure — “near the historic Taramati Baradari and the majestic Golconda Fort”, both of which the map marks. The same map pins Kokapet and Kajaguda lakes, the Qutub Shahi Tombs, Vasavi College of Engineering, CBIT, Delhi Public School, Indian School of Business, Microsoft, Wipro, Infosys, Cognizant, the Amazon Hyderabad campus (HYD13), AIG and KIMS Gachibowli, Sheraton Hyderabad and the Nanakramguda Financial District — and, one road over, Vessella Meadows, the group’s own neighbouring community.
The five drive times above are the brochure’s own and are not measured by REALOS; the rest of the list is simply what the location map marks, with no distance invented for any of it. Drive times in this belt vary considerably with the ORR entry you use and the hour of the day — check them yourself against the site before you decide.
About Vessella Group
Vessella Group builds villa communities in west Hyderabad and works out of Cyber Meadows at Kondapur — one of its own completed projects. The group’s own framing, printed in its brochures, is a focus on “immaculate service, exceptional quality, pristine designs and superior value”, with gated communities built to a high level of finish and delivered on time. Serene, at Narsingi, is registered with TS RERA under P02500009802 — the number is printed on the brochure’s cover, which is more than many decks in this segment manage.
Who Is Credited On The Deck
The developer background above is Vessella Group’s own, as printed in its brochures, and is reproduced here rather than independently verified by REALOS. The RERA number is printed on the cover of the Serene brochure — check it yourself at rera.telangana.gov.in against the registered plan set, the sanctioned layout and the title documents, and take independent legal advice, before you commit any money.
Request the Price Sheet
Eighty-five villas in total, across three plot sizes the brochure never counts out individually. Leave your details and a REALOS advisor will come back with the price sheet, the payment schedule, live plot availability and a written answer on what the construction agreement includes — within the hour.
Frequently Asked
Come Home To Serene
Eighty-five villas on twelve acres at Narsingi, of 4,572 to 7,357 sq ft, each with its own terrace garden and a club drawn across seven levels. Pricing on request — and ask us for the written scope of what is included while you are at it.
+91 99493 90200 · +91 80198 41976 · jeet@realos.in
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Disclaimer: REALOS Realty LLP is an independent real estate advisory and channel partner marketing Vessella Serene, Narsingi. This page is for informational and lead-generation purposes and is not the official website of the developer (Vessella Group). The project is registered with TS RERA under P02500009802 as printed on the brochure cover; verify the registration, the registered plan set and the sanctioned layout yourself on the Telangana RERA portal, and satisfy yourself on the title and the construction agreement, before you commit any money. The brochure’s specification schedule marks several items as client scope or extra cost — the lift itself (“Elevator shaft will be provided as per architect design. Lift client scope.”), air conditioning units, copper piping and the VRV system (“completely client scope”), the kitchen counter top and modular kitchen, false ceilings (“only primer coat provided”), mosquito mesh, shower cubicles and the hot-water heat pump — and it states that customisation is “strongly discouraged” with no credit for substituted materials. Confirm the included scope in the construction agreement annexure before you book. Areas quoted on this page are the single figures printed against each plan and are labelled only “sft” in the brochure; they are not stated to be, and should not be assumed to be, RERA carpet areas. The brochure publishes no price, no payment schedule and no possession date, and does not state how the 85 villas split across the three plot sizes. All project details, amenities and layouts are indicative and subject to change and to sanction by the competent authority; the brochure’s own note states that its images are artistic impressions for marketing purposes and that actual construction, materials and specifications may vary during execution. Villas and plots are subject to availability. Pricing is exclusive of GST, registration and other statutory charges.
Vessella Serene, Narsingi · TG RERA · P02500009802 · REALOS Realty LLP · Authorised Channel Partner · TG RERA · A02200004512 · Verify at rera.telangana.gov.in before booking.