Developments · Urban
Bharat Future City: what is actually being built south of the ORR
A development authority covering 765 square kilometres. A 30,000-acre core. Singapore planners. And, already in the ground, an Amazon data centre. Here is what is real and what is still drawings.
Hyderabad has grown westward for twenty-five years. HITEC City, Gachibowli, the Financial District, then Kokapet and Tellapur — each wave pushing further along the same axis until land ran out and prices stopped making sense.
Bharat Future City is the state's attempt to open a different direction: south, beyond the Outer Ring Road, across Ranga Reddy district.
The scale
| FCDA jurisdiction | 765 sq km, 56 revenue villages across 7 mandals of Ranga Reddy district |
|---|---|
| Core city | Approximately 30,000 acres |
| Mandals covered | Maheshwaram, Kandukur, Kadthal, Ibrahimpatnam, Manchal, Yacharam, Amangal |
| Core master plan | Surbana Jurong (Singapore) |
| Wider FCDA plan | DP Architects |
| Positioning | India's first net-zero greenfield smart city, per the state government |
To put 765 sq km in perspective: that is a planning jurisdiction larger than many Indian cities in their entirety. The government's framing is that this becomes Hyderabad's fourth growth engine alongside Hyderabad, Secunderabad and Cyberabad.
The part that is already real
Master plans are cheap. Concrete is not. So the most informative fact about Future City is not the acreage — it is that in July 2026 the Chief Minister laid the foundation stone for an Amazon Web Services hyperscale data centre campus, reported at around 300 acres in total with 202 acres inside the Bharat Future City zone.
That matters more than any rendering. Hyperscale data centres are sited on power availability, land, connectivity and regulatory certainty, and the operators conduct exhaustive diligence before committing. AWS choosing this location is a third-party validation of the site that no government press release can substitute for.
It is also the kind of anchor that pulls other infrastructure along with it — power, fibre, roads — which is the actual mechanism by which greenfield cities either happen or do not.
What is still on paper
Almost everything else. The comprehensive master plan is scheduled for release at the Telangana Rising Global Summit, and the substantial majority of the 30,000-acre core exists as planning documents rather than construction.
If you are being sold land on the strength of Future City, ask three questions: is the plot inside the FCDA jurisdiction or merely near it; is the layout approved by FCDA or HMDA and TG-RERA registered; and what is the realistic horizon on which surrounding infrastructure arrives. Greenfield cities in India have historically taken fifteen to twenty-five years to reach the density their brochures depicted — and some never did.
The reasonable position
Two things are true simultaneously.
This is a serious, well-resourced attempt with an international planning team, a dedicated development authority and a genuine anchor tenant already building. That combination is meaningfully stronger than most Indian greenfield city announcements.
And it is early. Land in the belt is being marketed today on a timeline that will take decades to fully arrive. If you buy there, buy it as a fifteen-year decision, with title and approvals verified independently, at a price that makes sense even if the master plan slips by a decade. It might not slip. Price as though it could.
Sources
- FCDA jurisdiction (765 sq km, 56 villages, 7 mandals), core area and master planning appointments — Telangana government announcements and reporting, 2026.
- AWS hyperscale data centre foundation, July 2026, and acreage — reported 2026.
- Master plan release at Telangana Rising Global Summit — reported 2026.
Acreage figures for Future City vary between sources and official statements. We have used the most frequently cited figures and flagged where they are contested.