Bharat Future City, Hyderabad: Location, Villages, Connectivity and What Is Actually Built (2026)
Every second plot advertisement in South Hyderabad now carries the words “near Future City”. Some of that is fair. However, some of it stretches a map by 40 kilometres. This guide therefore sets out what Bharat Future City Hyderabad is on paper, where its boundary sits, what has broken ground as of September 2026, and what is still an announcement. As a result, you can read any advertisement with the right questions in hand.
Short answer: Bharat Future City, Hyderabad, lies south-east of RGI Airport beyond the Outer Ring Road, centred on Mucherla and Mirkhanpet in Kandukur mandal. The Future City Development Authority, created on 12 March 2025, covers about 765 sq km and 56 revenue villages. As of September 2026, the AWS data centre and the Ratan Tata Greenfield Radial Road are under construction.
Key takeaways
- ✓The Future City Development Authority (FCDA) administers Bharat Future City. G.O.Ms.No.69 created the authority on 12 March 2025, and it covers about 765 sq km and 56 revenue villages in Rangareddy district.
- ✓Reports widely put the planned core city at about 30,000 acres. However, its statutory master plan is still in preparation, with Singapore’s DP Architects appointed in June 2026.
- ✓On the ground as of September 2026: AWS data centre (foundation stone 15 July 2026), the Ratan Tata Greenfield Radial Road (under construction), the Young India Skills University campus at Mirkhanpet (under construction).
- ✓Announced, not yet built: TCS HyperVault’s ₹70,000 crore AI data centre campus (September 2026, target June 2028).
- ✓Proposed, awaiting approval as of September 2026: the airport to Future City metro line and the southern Regional Ring Road.
Where exactly is Bharat Future City, Hyderabad?
Bharat Future City sits south-east of Rajiv Gandhi International Airport, beyond the Outer Ring Road, in the belt between the Srisailam Highway (NH-765) and the Nagarjuna Sagar road. The villages most often named as its core are Mucherla and Mirkhanpet (Meerkhanpet) in Kandukur mandal. Akuthotapalle, also often named, is in Amangal mandal and sits in the HMDA region, not the FCDA schedule. In addition, the wider FCDA area runs into Maheswaram, Kadthal, Amangal, Ibrahimpatnam, Manchal and Yacharam mandals.
Use the Bharat Future City Hyderabad map above for orientation only. For a sense of distance, we also measured drive times on Google Maps on 14 September 2026 using the first suggested route. From Mohammadnagar in Kandukur, the airport was 32 minutes (23.5 km) away, while Mucherla was 16 minutes (11.2 km) away along NH-765. Times change with traffic, so treat them as a guide and time the drive yourself on a weekday.
Bharat Future City location at a glance
Bharat Future City is in Ranga Reddy district, Telangana, south-east of RGI Airport and beyond the Outer Ring Road. It is the area of the Future City Development Authority (FCDA), in the belt between the Srisailam Highway (NH-765) and the Nagarjuna Sagar road. To find it on a map, look for Mucherla in Kandukur mandal, the village most often named as its core.
| Question | Answer (as of September 2026) |
|---|---|
| What it is | The FCDA area, created by G.O.Ms.No.69 on 12 March 2025 |
| District and size | Ranga Reddy district; 56 revenue villages over 765.28 sq km |
| Mandals | Kandukur, Maheswaram, Kadthal, Amangal, Ibrahimpatnam, Manchal and Yacharam |
| Core village | Mucherla, Kandukur mandal (serial 29 in the G.O.Ms.No.69 schedule) |
| Road access today | NH-765 from ORR Exit 14, Tukkuguda (built); Ratan Tata Greenfield Radial Road from ORR Exit 13, a 100 m corridor (under construction) |
| Mucherla to ORR Exit 14 | 35 min, 24.6 km (Google Maps, 27 September 2026, evening) |
| Mucherla to RGI Airport | 47 min, 30.9 km (Google Maps, 27 September 2026, evening) |
| Master plan | In preparation; DP Architects appointed June 2026, draft due around March 2027 |
FCDA, HMDA and DTCP: who approves what in Bharat Future City, Hyderabad
This is the part most advertisements skip, even though it matters more than any render.
Until March 2025, HMDA approved layouts in this belt inside the metropolitan region, and DTCP approved them outside it. G.O.Ms.No.69 then moved 36 villages out of HMDA and 20 out of DTCP into the new FCDA, which began accepting layout and building applications in December 2025 through the BuildNow platform. So an FCDA approval for a new layout would come with a permission number you can check, but FCDA reported no layout approvals as of 5 November 2026.
| Situation | What to ask |
|---|---|
| Layout approved by HMDA or DTCP before March 2025, village now inside FCDA | Which authority issued the LP, and has anything changed since the transfer? Ask for the LP copy and check it on the issuing authority’s site. |
| Layout approved by FCDA (applications since December 2025; none approved as of 5 November 2026) | Ask for the FCDA / BuildNow permission number. |
| Agricultural land sold as “farm plots” | Ask for land classification and any Change of Land Use order. Small farm plots below roughly 2,392 sq.yd face registration restrictions in Telangana. |
Does Maheshwaram come under Future City? The FCDA notification names Maheswaram mandal, but not every village in a named mandal moved to FCDA. So check the specific village against the Future City villages list in the G.O.Ms.No.69 schedule, which covers 56 revenue villages, before relying on any “Future City approved” label.
Bharat Future City villages list: the 56 FCDA villages by mandal
G.O.Ms.No.69 of 12 March 2025 lists 56 revenue villages over 765.28 sq km in Ranga Reddy district. The table groups them by mandal, with spellings as in the Government Orders. Being on this list changes who approves a layout; it does not make a plot part of the Future City project itself.
| Mandal | FCDA villages |
|---|---|
| Kandukur (18) | Annojiguda, Dasarlapally, Debbadaguda, Gafoornagar, Gudoor, Gummadavalle, Kandukur, Kothur, Lemoor, Madhapur, Meerkhanpet (Mirkhanpet), Mohammadnagar, Mucherla, Panjaguda, Rachloor, Sarvaravulapalle, Thimmaipalle, Timmapur |
| Yacharam (17) | Yacharam, Chowderpalle, Gungal, Mogullavampu, Tulekhurd, Nandiwanaparthy, Kurmidda, Medpalle, Nanaknagar, Thatiparthy, Nallavelly, Chinthapatla, Kothapalle, Malkizguda, Nakkarta, Nazdik Singaram, Thakkellapally |
| Ibrahimpatnam (8) | Kappapahad, Pocharam, Ramreddyguda, Toolekalan, Turkaguda, Yeliminedu, Yerrakunta, Tadlakalva |
| Kadthal (6) | Kadthal, Ekrajguda, Karkalpahad, Mudwin, Cherikonda Pattikalwakurthy, Cherikonda Pattipadkal |
| Maheswaram (2), Amangal (2) and Manchal (3) | Mohabatnagar and Thummaloor (Maheswaram), Konapur and Ramanuthula (Amangal), and Agapally, Nomula and Mallikarjunaguda (Manchal). These seven complete the 56. |
Often confused, but not on the list: Pulimamidi (Kandukur mandal) and Akuthotapalle (Amangal mandal) are in the HMDA region under G.O.Ms.No.68, and so is Adibatla (Ibrahimpatnam mandal). A June 2026 direction to add seven more Kandukur villages, including Pulimamidi and Nednur, had no amending G.O. as of September 2026, so treat it as proposed.
Send us the village and survey number of a plot you are weighing, and we will tell you which authority’s permission to ask for. Village pages: Mucherla, Kothur and Lemoor, Mirkhanpet and Yacharam and Kadthal.
What is actually on the ground in Bharat Future City, Hyderabad (September 2026)
The fairest way to read the corridor is to sort every headline into four boxes: built, under construction, approved, proposed. With this in mind, here is where the major items stand.
Amazon Web Services data centre: under construction
Chief Minister A. Revanth Reddy laid the foundation stone on 15 July 2026 inside Bharat Future City. It is also part of a ₹60,000 crore AWS commitment to Telangana. In short, a named investor, a dated groundbreaking and an on-record figure make this the strongest single signal in the corridor today.
TCS HyperVault AI data centre campus: announced
In September 2026, Tata Consultancy Services’ HyperVault unit and the state announced a 1 GW AI data centre campus on 264 acres. Reports put the investment at ₹70,000 crore, with around 7,000 jobs and a targeted inauguration in June 2028. It is a major commitment. However, it is also, for now, an announcement, so watch for land allotment and groundbreaking dates.
Ratan Tata Greenfield Radial Road: under construction
The road is a 41.5 km, access-controlled route from ORR Exit 13 at Raviryal through Mirkhanpet to Amangal. Note that it runs on a 100 metre corridor, a figure worth checking against any road width a listing quotes, at a total cost of about ₹4,030 crore. Phase I (Raviryal to Mirkhanpet to Akuthotapally) is with Rithwik Constructions; Phase II, meanwhile, is with L&T.
Young India Skills University: permanent campus under construction
Established on 11 October 2024, the university currently runs from a temporary campus at IIIT Hyderabad in Gachibowli, with around 418 students. Meanwhile, MEIL is building its permanent campus at Mirkhanpet. For now, it is an anchor for the future rather than a population centre.
Airport to Future City metro: proposed
The Telangana Cabinet approved a proposed 39.6 km corridor from the airport towards Future City in June 2025 as part of Metro Phase II. As of September 2026, however, central approval is still pending and the alignment is not yet public. Any advertisement naming a “metro station” near a plot in Bharat Future City, Hyderabad is therefore ahead of the facts.
Southern Regional Ring Road: awaiting approval
The northern RRR is at the tendering stage as of September 2026 and is not yet under construction. In contrast, the southern stretch would touch Kandukur and Maheshwaram. It went to the Union Ministry in February 2026 and still awaits approval, so do not treat it as a committed road yet.
What this means for land prices around Bharat Future City, Hyderabad
Prices in the belt have moved sharply in places. For example, reporting in June 2026 put land adjoining the Future City main roads at ₹3.5 to 5 crore per acre, and HMDA’s e-auction at Raviryal reached ₹83,500 per sq.yd. However, the same reporting found registrations rising only about 10% while asking prices in pockets rose 100 to 300%.
That gap is the honest summary. In other words, expectations are running ahead of transactions. For a buyer, it therefore means you should anchor your price to registered sale values nearby, not to the best headline of the month. Our guide to South Hyderabad plot prices in 2026 also shows how to check that.
Can you buy a plot "inside" Bharat Future City, Hyderabad?
Nobody sells individual retail plots inside the notified core city. Instead, buyers can buy plots near Bharat Future City, in approved layouts in the adjoining corridor: villages along NH-765 and around Kandukur and Maheshwaram. So when an advertisement says “inside Future City”, ask for the survey number and check it on a map yourself.
The nearest layout we show is Araddhya Future City at Mohammadnagar, Kandukur mandal, 16 minutes (11.2 km) from Mucherla on Google Maps on 14 September 2026. Ask us for its layout permission and title documents first, then book a site visit and time the drive to Mucherla yourself.
A five-point check before you book anything in this belt
- Survey number and village. Plot it on a map, then confirm the village against the FCDA list.
- Approval and authority. LP number, which authority issued it, and whether that authority is still competent for the village.
- TG-RERA registration. Check the project and promoter name on the TG-RERA website rather than a screenshot.
- Encumbrance and title. Encumbrance certificate for at least 30 years, plus the link documents.
- Registered values nearby. Finally, compare the quoted price with actual registered sale deeds in the same village.
In addition, our RERA, DTCP and HMDA verification checklist walks through each step.
Plan your next step
Looking at layouts in the corridor next to Future City? Our Kandukur and Bharat Future City corridor pages list approved layouts with their permission details, so you can verify before you visit. If you prefer, book a site visit and we will drive the route with you. Prefer WhatsApp? Message us on WhatsApp.
Frequently asked questions
South-east of Hyderabad, beyond the Outer Ring Road and the airport, centred on villages such as Mucherla and Mirkhanpet in Kandukur mandal, Rangareddy district. The wider FCDA area also covers about 765 sq km across several mandals.
Since 12 March 2025, the Future City Development Authority (FCDA) is the planning authority for its 56 villages. It began accepting layout and building applications in December 2025, with no layout approvals reported as of 5 November 2026. So buyers should re-verify older HMDA or DTCP approvals in those villages.
Not yet. The Telangana Cabinet approved a 39.6 km airport to Future City corridor in June 2025, but it awaits central approval and the alignment is not public as of September 2026.
No. The master plan is still under preparation, with DP Architects appointed as consultant in June 2026 for a nine-month window. Until it is final, zone maps circulating online are concept drawings, not statutory plans.
From Mohammadnagar in Kandukur, the airport was a 32 minute, 23.5 km drive, while Mucherla was a 16 minute, 11.2 km drive, on Google Maps on 14 September 2026.
G.O.Ms.No.69 of 12 March 2025 lists 56 revenue villages: 18 in Kandukur mandal, including Mucherla, Mohammadnagar, Kothur, Lemoor and Meerkhanpet; 17 in Yacharam; 8 in Ibrahimpatnam; 6 in Kadthal; and 7 across Maheswaram, Amangal and Manchal. Pulimamidi, Akuthotapalle and Adibatla are not on the list. Check your village against the schedule before relying on any Future City label.
Ranga Reddy district, Telangana. All 56 villages in the Future City Development Authority area, created by G.O.Ms.No.69 on 12 March 2025, lie in Ranga Reddy district, across Kandukur, Maheswaram, Kadthal, Amangal, Ibrahimpatnam, Manchal and Yacharam mandals. The village most often named as its core is Mucherla in Kandukur mandal, south-east of RGI Airport.
From Mucherla, the village most often named as the Bharat Future City core, ORR Exit 14 at Tukkuguda measured 24.6 km and 35 minutes on Google Maps on the evening of 27 September 2026, first suggested route along NH-765. From Mohammadnagar, also in Kandukur mandal, Exit 14 measured 17.8 km and 24 minutes on 14 September 2026. Weekday peak trips take longer.
Sources. G.O.Ms.No.69, MA&UD Department, 12 March 2025 · Telangana State Portal and The Hindu, AWS groundbreaking, 15 July 2026 · tcs.com and The Times of India, TCS HyperVault announcement, September 2026 · The Hindu and Deccan Chronicle, Ratan Tata Road, 2026 · Hindustan Times and Swarajya, Metro Phase II approval status, 2026 · Hans India, Future City land prices, 1 June 2026 · Google Maps drive times measured 14 September 2026.
This article is general information, not investment or legal advice. Figures are dated and change often. Verify approvals and project registration yourself at rera.telangana.gov.in and with the issuing planning authority before any purchase.
Useful next reads. plots in Mucherla; plots in Yacharam and Kadthal; the ten checks before you pay; how the southern corridors compare; which approval applies where; how to test a brochure claim; areas we cover; buyer questions answered; all our guides.
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