Fern Tellapur price —
what actually sets your number.
Bonsai Housing does not publish a rate for Fern in the project brochure, and no honest page can invent one. What this page does instead is set out every component that decides the final figure on your cost sheet, so that when the price comes through you can read it properly.
Request the current price sheetWhy there is no price on this page
Rates on a live project move. They move on inventory — when the low floors in Tower A are gone, the sheet is reissued. They move at launch milestones, and they move when the developer opens a new tower. Any page quoting a fixed per-square-foot figure for Fern by Bonsai Housing is either quoting something stale or quoting something it made up.
So the price sheet goes out on request, dated, unit by unit. What follows is how to read it.
The five things that decide your final figure
1. Base rate per square foot
Quoted on saleable area in Hyderabad, not carpet. Saleable area includes your proportionate share of lobbies, staircases, the amenity block and the clubhouse. Two projects quoting the same base rate can therefore hand you meaningfully different usable space — which is why the carpet-to-saleable ratio matters more than the headline rate.
2. Floor rise
Fern is stilt + 12 floors. Most Hyderabad developers apply a per-floor increment above a base floor, so the same 3 BHK layout costs more on the tenth than on the third. Ask for the floor-rise figure in rupees per square foot per floor, and ask which floor it starts from — the difference between "from the ground floor" and "from the fifth" is real money over twelve floors.
3. Preferential location charges
PLCs are added for the things people pay extra for: corner units, park or pool-facing units, a preferred facing under Vastu, and units with an uninterrupted outlook. Fern's master plan has 40% open space and 24 named amenity zones, so there are more "facing something good" units here than in a tighter layout — worth checking which of them carry a premium and which don't.
4. Unit size
All 264 homes at Fern are 3 BHK, but a single-configuration project still usually runs more than one size within that configuration. Confirm the saleable area of the exact unit you are quoted, not the range.
5. Everything outside the base rate
This is where a cost sheet usually surprises people. The base rate is not the price.
| Head | What it covers |
|---|---|
| GST | Levied on under-construction purchases. At the time of writing, 5% without input tax credit for non-affordable housing. Confirm the applicable rate at the time of your agreement. |
| Stamp duty & registration | Payable to the state on registration. Telangana levies stamp duty, transfer duty and a registration fee, together commonly totalling around 6% of the consideration. Verify the current rates with your advocate before you budget. |
| Corpus fund | A one-time contribution to the owners' association, held for major future repairs. |
| Maintenance advance | Usually collected upfront for a fixed period after handover, quoted per square foot per month. Ask what it covers and what happens when the advance runs out. |
| Car parking | Sometimes inside the base rate, sometimes charged separately, and sometimes charged per additional bay. Get it in writing. |
| Amenity or club charge | A one-time charge towards the clubhouse and amenity block, where applicable. |
| Utility connections | Electricity, water and gas connection deposits and infrastructure charges. |
| Legal & documentation | Agreement drafting, documentation and, if you are financing, the lender's processing and legal fees. |
Fern, Tellapur — tower elevation. Floor rise and preferential location charges are what turn one base rate into twelve different prices in the same tower.
Payment schedule
Under-construction purchases are typically structured as a construction-linked plan, with instalments released against stages: agreement, foundation, each slab, brickwork, finishing and handover. Some developers also offer a down-payment plan at a discount, which trades a rebate for early cash and for construction risk you carry rather than the developer.
Neither is automatically the better deal. If you are funding with a home loan, the construction-linked plan usually costs less in pre-EMI; if you are paying from liquid funds and the rebate is meaningful, the down-payment plan can win. Ask for both schedules and compare them against your own cost of money.
What we send you
- The current dated price sheet, unit by unit, for available inventory
- Floor-rise and PLC structure in writing
- A full cost sheet on your shortlisted unit, all heads separated
- Both payment schedules where the developer offers a choice
- What comparable 3 BHK inventory in Tellapur is asking, so you have a reference point
Nothing on this page is legal, tax or investment advice. Statutory rates change; confirm all applicable duties and taxes with a qualified advocate or chartered accountant before committing.