Commercial office investment in Kokapet (single-tenant model) – Good idea or risky?

Hi everyone,

Looking for some honest feedback from people familiar with Hyderabad commercial real estate.

I’m evaluating a commercial office investment in the heart of Kokapet (Neopolis side). It’s a mixed-use tower with retail on lower floors and office space above. Construction is already well underway (around 10 floors completed), and possession is expected around July 2026.

Key details:

•	Office space sold in smaller units (minimum 1,000 sq ft)

•	Entire office portion proposed to be leased to a single anchor tenant (co-working / managed office operator type)

•	Investors buy individual units but rent is distributed pro-rata

•	Expected rent: \~₹65 per sft

•	5% annual escalation discussed

•	Project management charges structured as \~15 days’ rent annually

I’m trying to understand the real-world risk here.

Main questions:

1.	Is ₹65/sft realistic for Kokapet by 2026–27?

2.	How safe is the pooled single-tenant rental structure in practice?

3.	What’s the actual vacancy situation in Kokapet Grade-A commercial right now?

4.	What are the biggest risks in this kind of setup?

Would appreciate candid inputs — especially from people who have invested in commercial offices in Hyderabad or are involved in leasing.

Trying to separate marketing narrative from ground reality.

Thanks in advance.

**Drafted using chatGPT**