Sources checked 18 Oct 2026 Sources: the builder's page and RERA filings We take no commission or fee if you buy How we check projects
Videos shown on Raghava Projects's own project page, hosted on YouTube by IRIS By Raghava. Press play to watch here.
Three 45-floor towers joined by a 'Sky Island' amenity bridge, with 4 and 6 BHK homes and a 52,000 sq ft clubhouse.
Homes in this project
Carpet area 3,960–4,822 sq ft
Price note: Housiey price sheet updated 9 Oct 2026, all-inclusive of taxes and charges (4 BHK rows); builder publishes no prices. Checked 18 Oct 2026
Each price is marked with where it came from and, where the source says, what it includes. Unless marked all-inclusive, listed prices may leave out GST, stamp duty, registration, parking, club and maintenance charges. Ask the builder for the full cost in writing.
Prices on one scale
Each size's listed price range, on the same kind of scale as the area pages.
- 4 BHK ₹10.99 Cr – ₹13.38 Crlisting portal
4 BHKPrices may leave out GST and other charges
EMI from about ₹7,15,300 a month*
*An illustration, not a loan offer or financial advice: the largest loan RBI rules allow on the lowest listed price (75% of the price for loans above ₹75 lakh, 80% from ₹30 to 75 lakh, 90% up to ₹30 lakh), at an assumed 8.5% a year over 20 years. The rest of the price, stamp duty and registration come from your own money. Your bank's rate, fees and terms will differ. Work out your own EMI.
What you'll actually pay
The listed price plus GST and government charges. Builder charges such as parking and club fees aren't public, so they stay a gap to ask about.
- Listed price (listing portal · all-inclusive)
- ₹10.99 Cr
- GST
- Included, per the source
- Stamp duty and registration
- ₹82.4 L
- Builder charges
- Some included, per the source: ask which
- Floor rise and preferred location charges
- Car parking
- Club membership
- Maintenance deposit and corpus fund
- Legal and documentation fees
Telangana rates: 5.5% stamp duty, 1.5% transfer duty and a 0.5% registration fee, or 5.5% duty and a 2% fee in gram panchayat areas. Either way it comes to 7.5%. Duty is charged on the higher of the price and the government's minimum value for the property, so it can come out higher. GST is 5% on a flat bought before its completion certificate, or 1% on an affordable one (up to ₹45 lakh, with carpet area within 60 sq m), and none once the certificate is issued. How these charges work. General information, not legal or tax advice: confirm the figures with the builder and the sub-registrar.
Is this price fair?
Two checks that cut through brochure maths: how much of the quoted area is inside your walls, and what each usable sq ft costs.
- 4 BHK 73% usable · ₹27,800 per carpet sq ft · ₹20,300 per super built-up sq ft
All in, the cheapest listed home here costs about ₹29,800 per carpet sq ft. That is 51% above the median of ₹19,700 across 10 other new projects within 5 km.
Carpet area is the usable floor area inside the flat's walls, as RERA defines it. Super built-up area adds a share of lobbies, stairs and other common areas, so the same flat looks cheaper per sq ft on super built-up. The comparison adds GST and government charges to every price, as in the block above, so prices that include different things line up; builder charges are still left out. It uses each project's lowest listed price and smallest size, and location, floor and finish all move prices, so treat it as a starting point.
Key facts
IRIS by Raghava
- Promoter
- Raghava Projects
- RERA reg. no.
- P02400005078
- Completion
- Jan 2029 (RERA date, as quoted by a listing portal)
- Homes
- 4 BHK · 3 towers
- Check it
- Telangana RERA website
As listed in our sources, checked 18 Oct 2026. Not an official document: check the registration on the RERA website before you pay.
3 mo
Handover in about 2 years 3 months.
Jan 2029 is the RERA date, as quoted by a listing portal; completion dates can be extended.
| Handover | Jan 2029 (RERA date, as quoted by a listing portal) |
|---|---|
| Status | Under construction |
| RERA registration | P02400005078 |
| Towers | 3 |
| Land | 7 acres |
| Listed amenities | clubhouse, sky island |
| How sure we are | High: the builder's page and RERA filing data (what this means) |
Where it is
Drive to major office hubs
- Gachibowli offices ~16 min typical · ~19 min at rush hour · 4.4 km by road
- Knowledge City, Raidurg ~16 min typical · ~19 min at rush hour · 3.1 km by road
- HITEC City, Madhapur ~18 min typical · ~21 min at rush hour · 5.3 km by road
- Financial District, Nanakramguda ~22 min typical · ~26 min at rush hour · 6.1 km by road
- Begumpet and Ameerpet ~48 min typical · ~55 min at rush hour · 13.5 km by road
- Hyderabad Airport ~70 min typical · ~80 min at rush hour · 33.2 km by road
- Uppal IT corridor ~82 min typical · ~94 min at rush hour · 24.5 km by road
- Infosys Pocharam ~150 min typical · ~171 min at rush hour · 38.4 km by road
Drive times start from OpenStreetMap road routes. Routing assumes empty roads, so we slow them down until the middle trip runs at the average and rush-hour speeds in the TomTom Traffic Index 2025. Treat them as a guide and try the drive at the hour you would commute.
How it compares with new projects nearby
Swipe the table to compare
| Project | From | Per sq ft | Possession | Away |
|---|---|---|---|---|
| IRIS by Raghava (this one) | ₹10.99 Crlisting portal · all-inclusive | ₹27,800 carpet | Jan 2029 | – |
| Prestige Vaishnaoi Rainbow Waters | ₹8.03 Crlisting portal · all-inclusive | ₹16,200 SBA | May 2028 | 0.2 km |
| Lansum El Palacio | ₹1.79 Crlisting portal · all-inclusive | ₹14,900 carpet | Jun 2030 | ~2.4 km approx. |
| My Home Vyoma | On request | – | Not stated | 3.4 km |
| The Olympus | ₹2.71 Crlisting portal · all-inclusive | ₹20,000 carpet | Jan 2027 | 3.6 km |
| Myscape Palma | ₹2.18 Crlisting portal | ₹18,700 carpet | Oct 2030 | ~3.6 km approx. |
Lowest listed prices. Some include GST and charges and others don't, so check each project's price note. Per sq ft keeps carpet and super built-up (SBA) apart, so compare like with like.
Where these details come from
- irisbyraghava.world: builder microsite: 4 & 6 BHK, 7 acres, three 45-floor towers, Sky Island, 52,000 sft clubhouse, RERA P02400005078, Google Maps link to 'IRIS Apartment Project-Raghava' (17.4213125, 78.3838125), embedded video playlist, Raghava corporate address (checked 18 Oct 2026)
- housiey.com listing portal: 4 BHK built-up 5,425-6,605 sq ft, carpet 3,960-4,822 sq ft, all-inclusive prices (price sheet updated 9 Oct 2026), RERA possession Jan 2029, target Dec 2026, 3 towers (portal) (checked 18 Oct 2026)
- aurumproptech.in republished RERA filings: RERA mirror lists P02400005078 as IRIS by M/s. Raghava Projects; no dates shown (checked 18 Oct 2026)
Ask the builder for the current price sheet, and check the registration on the Telangana RERA website before you book. How to check RERA. This page is general information, not legal, tax or financial advice.