LINQ by Raghava — Twin towers joined by the double-deck sky bridge

Editorial assessment

LINQ by Raghava Review

An editorial assessment written from the RERA filing, the published floor plates, the developer's rate card and current Kokapet market data. The project is launched and selling with target possession in August 2030, so this is not a resident-experience review.

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The Core Argument for LINQ by Raghava

Summary judgment: a structurally distinctive, 3 BHK-only high-rise entering a heavily supplied but fundamentally sound sub-market at a discount to its own micro-market average. The pricing entry is the strongest element of the proposition. The supply wave at completion is the principal risk. For another same-city opinion lens, Raghava Nova helps readers test whether the appeal is practical for their household or mostly strong on paper.

Kokapet in 2026 runs ₹8,500 to ₹15,000 and above per sq.ft, averaging around ₹11,900, with the adjacent Neopolis layout at ₹12,500 to ₹15,000 and the headline Neopolis launch quoted near ₹14,520. LINQ's effective rate — base ₹8,400 plus the ₹400 amenities charge plus a ₹200 facing premium, before floor rise — starts at ₹9,000 per sq.ft and reaches ₹10,625 at the crown with every premium applied. The project therefore enters below its own sub-market average while offering specification that belongs at the top of it: 58 storeys, four towers linked as two sky-bridged pairs, a habitable rooftop crown, five basement levels, 2.15 metre corridors and a 3 BHK-only unit mix.

That gap is the investment case. It is not a claim that LINQ is the best project in Kokapet — it is a claim that LINQ is priced as though it were not, which gives a buyer margin of safety that a ₹14,500 entry does not.

LINQ by Raghava — Cantilevered sky lounge terrace above the city at night

Developer, Regulatory Position and Market Fundamentals

Raghava Projects is a Hyderabad developer concentrated entirely in the city's western corridor — Narsingi, Financial District, Gachibowli, Kollur, Tellapur and now Kokapet. The portfolio shows genuine architectural ambition rather than repeated templates: IRIS at Narsingi with Hyderabad's first Sky Island and private-elevator sky residences; CINQ at 61 storeys in the Financial District; WAVE built around a sky bridge; SAGE with private-pool villas at Kollur. IRIS is delivered and occupied, which matters — it converts the design ambition from a rendering into a demonstrated capability. The developer holds a 4.2 rating across roughly 497 reviews.

The area to monitor is scale. The move to 58-storey, four-tower, roughly 2,100-home delivery is a step up in complexity from anything in the completed portfolio, and sky bridges between independently moving towers are demanding engineering. Buyers should treat the delivery record as encouraging rather than conclusive at this scale, and should track quarterly filings rather than sales-office updates. On promoter structure, the registered promoter is Evolve Projects, not Raghava Projects. This is a normal project-vehicle arrangement, but it means the regulatory obligations, the escrow account and the sale agreement attach to Evolve Projects — confirm your agreement names the registered promoter and do your diligence on that entity as well as on the brand.

Regulatory position

Registration is P02400011056 with the Telangana Real Estate Regulatory Authority, on a Form 'C' certificate issued 18 July 2026, valid from 03/07/2026 to 03/07/2031, with survey numbers 30/UU, 30/RU/2, 31/3/A, 31/3/AA, 37/3/A and 37/3/AA, and Go Realty Property Hub LLP as marketing channel. The registration is a project-class Telangana number rather than an agent registration, which is the correct thing to verify first on any Telangana project, and LINQ passes it. The 70 per cent escrow condition, the quarterly-filing obligation and the advertisement-disclosure requirement all apply. Any advertisement for this project that does not display the registration number prominently is non-compliant, and worth treating as a signal about who placed it.

Micro-market fundamentals

What works: employment adjacency is real and close, with the Financial District six kilometres away and still growing. Ring-road access at roughly 3.2 km keeps the commute penalty low, though projects inside the Neopolis layout sit closer to the ring road than LINQ does. Land supply is genuinely constrained, bounded by the Osman Sagar catchment to the west and the ring road to the east. The Neopolis auctions established a documented public price floor, and appreciation has run 12 to 18 per cent annually.

What does not: there is no metro. Organised retail lags the residential build-out, so mall-format shopping means a trip to Kondapur or Madhapur. And the supply concentration is genuine — multiple 40-to-60-storey projects within a few kilometres, most targeting 2029 to 2031 completion. That last point deserves weight. A corridor absorbing this many simultaneous tall-tower completions will see a competitive rental and resale window at handover. This is not a reason to avoid Kokapet, because the demand fundamentals are sound, but it is a reason to prefer projects with pricing headroom over projects priced at the top of the market.

Comparative analysis

Against Neopolis premium launches at ₹12,500 to ₹15,000 per sq.ft and the wider Kokapet ongoing band at ₹9,000 to ₹13,000, LINQ's ₹9,000 to ₹10,625 sits at the bottom. Its 3 BHK-only mix contrasts with the mixed 2, 3 and 4 BHK inventory typical of Neopolis launches, its 58-floor height sits within the 40-to-60 range common in the corridor, and its two sky-bridged tower pairs are a structural signature most competing projects do not have. Entry price is ₹1.65 Cr against ₹2.2 Cr and above for typical Neopolis launches.

The comparison that matters most is against the same developer's own NOVA in the Financial District — 3 BHK, 2,038 to 2,606 sq.ft, entry around ₹1.75 Cr. NOVA buys you a Financial District address and larger formats; LINQ buys you a lower entry, the sky-bridge architecture and lake-adjacent view planes. Households working in the Financial District who want to be next to work should look at NOVA. Households who want more building for less money, and are content with a ten-minute ring-road commute, should look at LINQ.

What Buyers Will Value, and What to Monitor

The 3 BHK-only mix means every household on every floor is at a similar life stage and price point. This produces more predictable association behaviour, a cleaner resale comparison set, and no friction between long-stay owner-occupiers and short-stay compact-unit tenants. The separate drawing room in every apartment, alongside the living-and-dining bay, a puja room and a utility, is expected by the Hyderabad buyer but is a genuine functional gain at the same nominal size for anyone cross-shopping from Bengaluru or Pune.

Amenities at height are the decision residents will notice most: the gym and amphitheatre at roof level, sky decks at bridge level. It is also the element most likely to still feel valuable in 2035. Tower D's density — seven homes per floor against ten elsewhere, with three lifts — is materially better on lift-share, which is a daily quality-of-life variable on a 58-storey building. And a consistent 72 per cent carpet-to-super-built-up ratio across every plate is reasonable for a tower of this height and indicates disciplined plate design.

Areas to monitor

Delivery timeline: an August 2030 target with registration validity to July 2031, on a 58-storey structure that has a long critical path and little schedule slack. Track quarterly filings and slab progress rather than sales updates. Supply at completion: competing Kokapet inventory will complete in the same window, so expect a soft rental and resale market at handover and plan to hold through it. The amenity schedule is indicative — it is read off renders rather than a sanctioned annexure, so the ₹400 per sq.ft amenities charge should be reconciled against a defined, written list.

The unit count is derived: roughly 2,100 homes is inferred from 37 per typical floor across 58 levels, so confirm the sanctioned total. Land extent is unconfirmed in the RERA papers: the 9.4-acre figure is widely quoted but is not stated on the certificate available, so verify it against the sanctioned plan. Lake-view premium scope needs confirming: a ₹200 per sq.ft premium is charged on designated inventory, so establish which units carry it and verify the sight line from the specific floor before paying for it. Floor-rise economics deserve deliberate thought at ₹25 per sq.ft per floor, which reaches ₹31.6 lakh on a top-floor large-format plate — the largest discretionary component of the price, and something that should be a decision rather than an upsell. And rate-card discipline matters: two different rate cards have circulated for this project, so insist on a dated, signed cost sheet on developer letterhead and reconcile any alternative sheet against it.

Due diligence checklist

Verify P02400011056 directly on rera.telangana.gov.in and read the Form-B declared completion date. Confirm your sale agreement names Evolve Projects, the registered promoter. Obtain the sanctioned plan and confirm land extent, unit count and tower heights. Obtain a dated, signed cost sheet with every component itemised. Confirm carpet area in writing for your specific unit and compute your real carpet rate. Obtain the finish specification annexure and check what is provided versus what is a provision for. Confirm treatment-plant, water-storage and rainwater-harvesting capacities against the sanctioned unit count. Confirm generator backup allocation per apartment and lift speed and count per tower. Ask which adjoining parcels are sanctioned for development and to what height. And have a lawyer independent of the developer conduct title diligence on the survey numbers listed in the certificate.

Verdict

For an end-user household working in Hyderabad's western employment belt, wanting a large-format 3 BHK with genuine architectural character and a car-based commute, LINQ is a well-positioned proposition. The entry price gives real headroom against the sub-market, the unit mix is coherent, the plates are efficient and the amenity thinking is better than the corridor norm.

For an investor, the case depends on horizon. A seven-to-ten-year hold that looks past the 2030 to 2031 completion wave has a sound structural argument behind it: constrained land, adjacent employment, a documented price floor, and an entry below market. A shorter horizon aiming to exit at handover runs directly into the supply window and is not what this project is suited to. The single thing to get right before committing is the cost sheet. On component pricing, two apartments of identical size in this building can differ by tens of lakhs. The floor plan tells you what the home is; the cost sheet tells you what you are buying.

This assessment was prepared from the Telangana RERA Form-C certificate, the project's published floor-plan booklet and rate card, and public Kokapet market data as at July 2026. The project is under construction with no delivered inventory, and all forward-looking statements are assessments rather than guarantees. Verify every figure independently before transacting.

Next step

Bring the checklist to the sales conversation.

The advisory team can supply the cost sheet, carpet-area confirmation and filing references you need to work through the diligence list.

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LINQ by Raghava Review — Frequently Asked Questions

Is LINQ by Raghava a good investment?

The structural case is sound: adjacent employment, land supply constrained by the Osman Sagar catchment and the ring road, a documented price floor from the Neopolis auctions, 12–18% recent annual appreciation, and an entry below the sub-market average. The main risk is the volume of competing tall-tower supply completing in the same 2029–2031 window. This suits an end-user or a seven-to-ten-year hold, not an exit at handover.

What is the strongest part of the LINQ by Raghava proposition?

The pricing entry. An effective ₹9,000 to ₹10,625 per sq.ft in a sub-market averaging near ₹11,900, with a Neopolis benchmark around ₹14,520, means the project does not need the corridor to re-rate in order to hold value. That margin of safety is the clearest single element of the case, and it is what a launch priced at the top of the market does not have.

What are the main risks with LINQ by Raghava?

Delivery timeline on a 58-storey structure with a long critical path and little schedule slack; competing Kokapet inventory completing in the same window; an amenity schedule read off renders rather than a sanctioned annexure; a derived rather than sanctioned unit count; a land extent not stated on the certificate supplied; and two different rate cards having circulated in channel-partner material.

How does LINQ by Raghava compare with the developer's own NOVA?

NOVA is a 3 BHK twin-tower community in the Financial District at 2,038 to 2,606 sq.ft with an entry around ₹1.75 Cr. NOVA buys a Financial District address and larger formats; LINQ buys a lower entry, the sky-bridge architecture and lake-adjacent view planes. Households who want to be next to the Financial District should look at NOVA; households who want more building for less money should look at LINQ.

What is the developer's delivery record behind LINQ by Raghava?

IRIS at Narsingi is completed and occupied — a 45-storey landmark built around Hyderabad's first Sky Island, with private-elevator sky residences. That converts the design ambition from a rendering into demonstrated capability. The caution is that LINQ is a step up in scale from anything delivered: four towers, 58 storeys, roughly 2,100 homes and habitable bridges between independently moving towers.

What should I check before booking at LINQ by Raghava?

Verify P02400011056 on rera.telangana.gov.in and read the Form-B declared completion date. Confirm your agreement names Evolve Projects. Obtain the sanctioned plan, a dated and signed cost sheet, the finish specification annexure and written carpet area for your unit. Confirm services capacities against the sanctioned unit count, and commission independent title diligence on the listed survey numbers.