Sunrise
Farm Valley
Where nature meets luxury, memories last forever. A luxury nature resort and investment destination in the hills at Bandalemoor — villas, east-facing suite rooms and nine lifestyle amenities.
Invest in nature.
Invest in your future.
- Project characterLuxury nature resort & investment destination
- Site addressBandalemoor Village, Manchala Mandal, R.R. District
- Villas from₹59,10,000
- Suite rooms from₹73,95,000
- Land parcels208 & 256 sq. yds
- ApprovalDTCP approved
- Layout numberLP No. 348/2022/H
- RegulatorTS RERA
A valley, not a layout
Sunrise Farm Valley is built into the hills at Bandalemoor — hilltop plots, three hill top parks, and villas that look out over the valley rather than at each other.
Two collections sit within it. The Westside villas are private homes on 208 sq. yd. parcels. The Eastside suite rooms are east-facing, come with a private pool, and are offered with a rental guarantee under a ten-year lease — so the same asset can be a weekend house and a yield.
A resort you can own a piece of.
A farmhouse an hour from the city is a lovely idea that usually ends the same way — used twice a year, maintained all twelve months, and sold at a loss to somebody with the same lovely idea.
Sunrise Farm Valley is built to avoid that. It is a resort first: a clubhouse, an infinity pool, an amphitheatre, three hill top parks and a jogging and cycle track, laid into a valley at Bandalemoor. What you buy is a villa or a suite room inside it, on your own parcel of 208 or 256 sq. yds.
The difference that makes is upkeep. A single house on a lonely acre is your problem every week. A villa inside a working resort sits within something that is already being run, staffed and looked after — whether you came this weekend or not.
The Eastside suite rooms take it a step further. They face the sunrise across the valley, each with a private pool, and they are offered with a rental guarantee under a ten-year lease* — so the same asset can be a weekend house when you want it and a let when you do not.
Two collections.
Each price covers the land parcel together with the built villa or suite room as specified.
Westside Villas
- With 500 sq. ft villa₹59,10,000
- With 1000 sq. ft (G+1) villa₹76,60,000
Independent villas on the western slope of the valley, with access to the full amenity set.
Eastside Villas & Suite Rooms
- With 650 sq. ft suite room₹73,95,000
- With 1300 sq. ft (G+1) suite rooms₹96,70,000
East-facing suite rooms, including G+1 options, with a private pool and premium amenities.
Suite room rental guarantee
Suite rooms are offered with a rental guarantee under a ten-year lease,* so the unit can be placed into the resort’s own letting pool.
₹2,00,000 for lifetime access
A one-time ₹2,00,000 covers all amenities for a lifetime,* across the clubhouse, pools, parks and tracks.
East-facing, private pool
The Eastside collection faces the sunrise across the valley, with a private pool to each suite and premium fit-out.
Nine reasons to stay the weekend.
Far enough. Close enough.
Bandalemoor Village, Manchala Mandal, Ranga Reddy District.
- 25 minTo the Outer Ring Road
- 25 minTo the TCS campus at Adibatla
- 40 minTo LB Nagar
- 10 kmBefore the proposed Regional Ring Road (RRR)
- NearbyWonderla, and major educational and employment hubs
- TerrainHilltop plots with valley views across the site
Sunrise Farm Valley in view.
Select any image to open it full size.
Three ways people buy here.
You want the weekend house, without the weekend job
The appeal of a place in the hills is the hills, not the maintenance. Inside a run resort, the pool is clean and the grass is cut whether you visited or not — which is the difference between a second home you use and one you avoid.
You want it to earn when you are not there
The Eastside suite rooms carry a rental guarantee under a ten-year lease.* If the plan is for the asset to work between visits, that is the collection to ask about — and the lease is the document to read closely.
You are buying the location early
Bandalemoor sits about 10 km before the proposed Regional Ring Road, 25 minutes from the ORR and the same from the TCS campus at Adibatla. Buyers taking a long view are buying that position as much as the villa.
From first call to keys.
Choose your side
Westside villas on 208 sq. yds, or east-facing suite rooms on 256 sq. yds with a private pool. The decision shapes the price and whether the rental lease applies.
Visit the valley
See the site, the clubhouse position and the hill top parks, and stand on the parcel you are considering. Views vary a great deal across a valley.
Read the agreements
The sale agreement, the ₹2,00,000 lifetime amenities terms, and — for suite rooms — the ten-year lease and rental guarantee. Take all three to your lawyer.
Book and register
Confirm the unit, complete documentation and register in your name. Ask for the construction and handover timeline in writing.
The things people ask first.
Does the price include the villa, or just the land?
Both. Each figure covers the land parcel together with the built villa or suite room as specified — so ₹59,10,000 is 208 sq. yds with a 500 sq. ft villa, and ₹96,70,000 is 256 sq. yds with 1300 sq. ft of G+1 suite rooms. Confirm what the specification includes in terms of finishes before you sign.
What is the ₹2,00,000 amenities charge?
A one-time payment described in the project material as covering all amenities for a lifetime — the clubhouse, pools, parks and tracks. It is separate from the villa price. Ask what it covers, what it does not, and whether any recurring maintenance is charged on top.
How does the rental guarantee work?
Suite rooms are offered with a rental guarantee under a ten-year lease. The material states the offer but not the mechanics, and the mechanics are what matter — the amount, how often it is paid, who fills the rooms, what happens in a weak season and what happens if you want to use your own unit. Ask for the lease document and read it before booking.
Can I use the villa myself if it is let out?
That depends entirely on the lease terms, and it is one of the first things to settle. Owner-use rights inside a rental pool vary widely between projects. Get the answer in the written lease rather than in conversation.
How far is it from Hyderabad?
The project material puts it at roughly 25 minutes to the Outer Ring Road, 25 minutes to the TCS campus at Adibatla and 40 minutes to LB Nagar, with Wonderla nearby. It also sits about 10 km before the proposed Regional Ring Road. Those are approximate — drive it yourself at the time you would normally travel.
Is it approved?
The project is DTCP approved under LP No. 348/2022/H and is registered with TS RERA. Ask for the full RERA registration number and check it on the authority’s portal — it takes a minute and it is worth doing on any purchase of this size.
The full brochure.
The complete Sunrise Farm Valley brochure as issued, with the full presentation and additional detail.
Come and see the valley.
Bandalemoor Village, Manchala Mandal, R.R. Dist. • #362, Phase-3, Road No. 80, Jubilee Hills, Hyderabad – 500096
Prices, built-up areas, land extents, amenities, rental guarantee and lease terms on this page are reproduced from the project material issued by Aaradhya Infra Housing Projects and are indicative only. Images are artist impressions and representative views, not photographs of the completed project. Travel times are approximate and depend on traffic and route. Proposed infrastructure, including the Regional Ring Road, is subject to government timelines and approvals. Please verify all details, approvals, title and current pricing with the developer before entering into any transaction.