One by MSN is 4 BHK only. There is no 3 BHK, no 3.5 BHK and no compact tier hidden in the lower floors. The smallest residence anywhere on the 7.717 acres is 5,250 sq ft saleable, and the plan set runs to four saleable sizes in two variants - 4 BHK + M, and 4 BHK + M + HO.
The useful thing about this project's plan set is that the developer publishes a real area statement. The sales deck authored on 17 April 2025 prints, for every size and every facing, the saleable area, the carpet area, the balcony area and the common area as four separate columns. Most Hyderabad developers disclose a saleable number at launch and leave the split until the agreement. This one does not, which means this page can do arithmetic rather than adjectives.
Everything below comes from that area statement. It is the developer's own dated collateral, not a filing, and it is labelled as such throughout.
The Four Saleable Sizes
| Tower or towers | Saleable area | Facings in the area statement | Configuration |
|---|---|---|---|
| AON and UNO | 7,460 sq ft | East and West | 4 BHK + M + HO |
| ISA | 6,465 sq ft | East and West | 4 BHK + M + HO |
| EKA and ODIN | 5,510 sq ft | North | 4 BHK + M |
| EKA and ODIN | 5,250 sq ft | East and West | 4 BHK + M |
The published range is 5,250 to 7,460 sq ft, and there are four distinct sizes inside it, not two. The deck's own cover prints the range as 5,250 to 7,460; the 5,510 and 6,465 plans sit inside it and are easy to miss if you only read a cover.
The Full Area Statement
This is the table nobody else publishes in full. Saleable area is carpet plus balcony plus common in this statement, and the arithmetic is open to inspection.
| Plan | Facing | Saleable sq ft | Carpet sq ft | Balcony sq ft | Common sq ft | Configuration |
|---|---|---|---|---|---|---|
| Towers AON and UNO | East | 7,460 | 4,201 | 909 | 2,350 | 4 BHK + M + HO |
| Towers AON and UNO | West | 7,460 | 4,204 | 893 | 2,363 | 4 BHK + M + HO |
| Tower ISA | East | 6,465 | 3,734 | 654 | 2,077 | 4 BHK + M + HO |
| Tower ISA | West | 6,465 | 3,714 | 666 | 2,085 | 4 BHK + M + HO |
| Towers EKA and ODIN | North | 5,510 | 3,188 | 637 | 1,684 | 4 BHK + M |
| Towers EKA and ODIN | East | 5,250 | 3,074 | 555 | 1,621 | 4 BHK + M |
| Towers EKA and ODIN | West | 5,250 | 3,064 | 571 | 1,615 | 4 BHK + M |
The deck also carries a plan drawing for each of those rows, labelled by size, configuration and facing. A plan drawing in a sales deck is not a sanctioned drawing. The drawing that governs what gets built is the one attached to the HMDA building permission, and the drawing that governs what you have bought is the one annexed to your agreement of sale. Ask for both, and compare them against the deck.
What the Carpet-to-Saleable Ratio Actually Says
This is the number a buyer at this ticket size interrogates, and it is the number a brochure is designed not to make easy. The percentages below are our own arithmetic on the developer's own figures, not a disclosed ratio.
| Plan and facing | Carpet as a share of saleable | Balcony share | Common share | Loading over carpet |
|---|---|---|---|---|
| 7,460 East | 56.3% | 12.2% | 31.5% | 77.6% |
| 7,460 West | 56.4% | 12.0% | 31.7% | 77.5% |
| 6,465 East | 57.8% | 10.1% | 32.1% | 73.1% |
| 6,465 West | 57.4% | 10.3% | 32.3% | 74.1% |
| 5,510 North | 57.9% | 11.6% | 30.6% | 72.8% |
| 5,250 East | 58.6% | 10.6% | 30.9% | 70.8% |
| 5,250 West | 58.4% | 10.9% | 30.8% | 71.3% |
Three things fall out of that table, and all three are worth knowing before a sales conversation.
One. The carpet share is consistent, and it is normal for the segment. Across all seven rows the carpet area lands between 56.3 and 58.6 per cent of the saleable figure, and carpet plus balcony together land between 67.8 and 69.4 per cent. Loading over carpet runs from about 71 to 78 per cent. Those are ordinary numbers for a high-rise tower with large lift cores, refuge floors and per-tower amenity space, and they are disclosed rather than left to be discovered. That disclosure is the point.
Two. The loading is not flat, and it is heaviest on the largest home. The 5,250 sq ft east plan carries about 71 per cent loading; the 7,460 sq ft east plan carries about 78 per cent. Read the other way round: moving from the 5,250 sq ft east plan to the 7,460 sq ft east plan buys you 42.1 per cent more saleable area and 36.7 per cent more carpet, with the balance going to 63.8 per cent more balcony and 45.0 per cent more common area. If you are paying per saleable square foot, the largest plan is the one where the smallest proportion of what you pay for is floor you can furnish.
Three. Facing barely moves the carpet. East and west variants of the same size differ by a handful of square feet - three on the 7,460 plans, ten on the 5,250 plans, twenty on the 6,465 plans - and the difference is a mirrored plan rather than a different home. Any premium quoted for a facing is a view and orientation premium, not extra floor area. Ask for it as a separate rupee line.
The Tower ISA Conflict, 6,465 Against 6,345
Two of the developer's own sources disagree about the size of the Tower ISA residence, and this page publishes 6,465 sq ft.
The area statement in the sales deck says 6,465 sq ft. The enquiry form on the developer's own website offers a size list of 5,250, 5,510, 6,345 and 7,460, putting the ISA plan 120 sq ft lower at 6,345.
We publish 6,465 for a reason that can be checked in one line. The deck's figure reconciles exactly to its own components: carpet 3,734 plus balcony 654 plus common 2,077 comes to 6,465 on the east plan, and 3,714 plus 666 plus 2,085 comes to 6,465 on the west. The website's 6,345 reconciles to nothing published anywhere. It appears in a form dropdown with no area breakdown behind it.
Both are the developer's own sources, so this is not a case of marketing against a filing. It is a case of a document that shows its working against a dropdown that does not. If you are buying in Tower ISA, get the saleable, carpet, balcony and common figures for your specific unit in writing on the allotment letter, and check that they add up. A 120 sq ft difference at this ticket size is not a rounding error.
What the Deck Calls Carpet, and What the Law Means By It
The Real Estate (Regulation and Development) Act, 2016 defines carpet area and requires apartments to be sold on that basis, which is why the carpet column is the one that carries legal weight and the saleable column is the one that carries the price.
The deck labels its column "Carpet Area" and does not state which definition it is using. The statutory definition is a net usable floor area with its own specific inclusions and exclusions, and a developer's internal carpet figure is not automatically the same thing. This site cannot resolve that from the deck alone, and it is not going to guess.
What you do about it is simple. Ask, in writing, whether the carpet figure on your allotment letter is the carpet area as defined under the Act, and ask for it to be stated on the agreement of sale in those terms. Then ask which basis any quoted rate per square foot is applied to. A rate quoted against saleable area and a rate quoted against carpet area are not comparable numbers, and portals quoting a per-square-foot figure for this project almost always mean saleable without saying so.
Ceiling Height and the Two Variants
The developer specifies a 12 ft ceiling-to-ceiling height. That is the deck's own specification, not a filed figure, and it is a ceiling-to-ceiling dimension rather than a finished floor-to-ceiling clear height. The clear height you will actually stand under is lower by the slab and the ceiling build-up, and it is not published. Ask for the finished clear height, in writing, for the specific tower and floor.
What HO means is not published. The developer's own plans label the two variants 4 BHK + M and 4 BHK + M + HO. The deck never says what HO stands for, and no room in any of the four drawings on this page is named for it - the one room the larger plans add is drawn as a multipurpose room. Ask the sales team what that room is on your plan, and get the answer against the specific unit.
The two variants are otherwise straightforward. 4 BHK + M is the EKA and ODIN programme at 5,250 and 5,510 sq ft. 4 BHK + M + HO is the ISA programme at 6,465 sq ft and the AON and UNO programme at 7,460 sq ft. Every home in the project is one of those two.
Which Tower Is Which Height, and Why This Page Will Not Tell You
The tower names in the area statement come from the sales deck. The floor counts for this project come from the signed environmental clearance of 11 February 2025, and the clearance files the towers as T1, T2, T3, T4 and T5 - three at 57 upper floors and two at 56, each with a helipad, over four to five basement levels and a ground floor.
No document in the public record maps AON, UNO, EKA, ODIN and ISA onto T1 to T5. So we can tell you, on the developer's own authority, that the 7,460 sq ft plan sits in AON and UNO and that the 6,465 sq ft plan sits in ISA. We cannot tell you how many floors AON has, and neither can any page that says it does. If floor count matters to your decision - and on a floor-rise schedule it will - get the tower letter, the filed tower number and the floor count for your unit in one written document.
What Is Not Published
Four blanks belong on this page, and the honest thing is to name them rather than fill them.
- The unit mix. How many of the 660 filed residences are 5,250, how many 5,510, how many 6,465 and how many 7,460 is published nowhere. Neither the deck nor the environmental clearance breaks the count down by size.
- South-facing plans. The area statement prints east, west and north rows and no south row. Whether that means there is no south-facing plan, or only that a south-facing plan repeats one of the printed areas, is not established. It matters here because Osman Sagar's nearest mapped shoreline is 885 m south of the plot, so the facing that would look at the lake is the one the area statement does not describe. Ask about it directly.
- Parking allocation per home. The environmental clearance files 2,904 four-wheeler and 250 two-wheeler bays against 660 residences, which is about 4.4 four-wheeler bays per home on our own arithmetic. How many bays each configuration actually includes, and whether extra bays are chargeable, is not published.
- Any price for any size. MSN Realty publishes no rate and no ticket for this project at any size. The price page sets out what that means and what can honestly be said instead.
Before You Sign On a Plan
- Get the sanctioned floor plan for your tower and floor, not the deck page, and check the unit outline against it.
- Get saleable, carpet, balcony and common as four separate figures for your specific unit number, and add them up yourself.
- Ask whether the carpet figure is carpet area as defined under the Act, and have it stated that way on the agreement.
- Ask which area basis the quoted rate applies to. Saleable and carpet rates are not comparable.
- In Tower ISA, resolve 6,465 against 6,345 in writing before any payment.
- Ask for the finished clear ceiling height, not the 12 ft ceiling-to-ceiling specification.
- Ask for the tower letter, the filed tower number and the floor on one document, so that the marketing name and the filed configuration are tied together for your unit rather than for the project.
Enquire About a One by MSN Residence
The developer's own deck and its own website disagree on Tower ISA, at 6,465 sq ft against 6,345. Get the saleable and the carpet area for your actual unit in writing, because RERA sells on carpet area.
Talk to a Sales ConsultantFrequently Asked Questions
Floor Plans - One by MSN FAQs
660. That is the number filed in the signed environmental clearance granted on 11 February 2025. The developer's own sales deck and website market 655 residences, and every property portal and broker page repeats the 655. We publish the filed figure and disclose the marketed one beside it. As to why they differ, we do not know and we are not going to invent a reason: the five-home difference is not explained in any source we could find. What we can say is which document each number comes from. The 655 is the developer's marketing figure, printed on the deck cover and driving the counter on its own website; the 660 is the figure in the promoter's own filing, carried into an order signed by the state environmental authority. Where marketing and a filing disagree, this site publishes the filing, discloses the marketing figure, and averages neither.
Nobody outside MSN can answer that, and this site will not pretend to. The environmental clearance files the towers as T1, T2, T3, T4 and T5. The developer's deck names them AON, UNO, EKA, ODIN and ISA. The clearance never says which name belongs to which filed tower. So any page telling you that a named tower rises to a particular height, or sits over a particular number of basements, is filling in a mapping that no document makes. We use the tower names when describing amenities and unit sizes, because the deck attributes those by name, and we use T1 to T5 when describing filed floor counts, and we keep the two vocabularies apart. If tower height matters to your purchase, ask the sales team to put the floor count for your specific tower in writing.
Five residential towers, plus a separate clubhouse block. The developer names the towers AON, UNO, EKA, ODIN and ISA. The environmental clearance and the deck agree on the count of five, and five separate Airports Authority height NOCs were issued in October 2023, which is consistent with it. Pages advertising six towers for this project are wrong.
No. One by MSN is 4 BHK only, in two variants: 4 BHK + M, and 4 BHK + M + HO. There is no 3 BHK, no 3.5 BHK, no 4.5 BHK and no compact tier hidden in the lower floors. The smallest residence anywhere on the 7.717 acres is 5,250 sq ft saleable. Some pages advertise a three-bedroom home of around 2,500 sq ft at about ₹3.5 crore under names such as "MSN Neopolis". That programme appears in no filing and matches none of the MSN entities' Neopolis parcels. If you have been quoted a 3 BHK here, you have been quoted a building that does not exist.
There are four distinct saleable sizes, and the developer's own area statement breaks each one into carpet, balcony and common area, which most developers do not publish until asked. Towers AON and UNO are 7,460 sq ft saleable, with carpet of 4,201 sq ft east facing and 4,204 sq ft west, balconies of 909 and 893 sq ft and common area of 2,350 and 2,363 sq ft. Towers EKA and ODIN are 5,250 sq ft east and west facing, on carpet of 3,074 and 3,064 sq ft, and 5,510 sq ft north facing, on carpet of 3,188 sq ft. Tower ISA is 6,465 sq ft, on carpet of 3,734 sq ft east and 3,714 sq ft west. The published range is therefore 5,250 to 7,460 sq ft, with four sizes inside it rather than two. Carpet area is what RERA sells on, so it is the number to check on any agreement.
Because they do, and it is worth knowing before a cost sheet arrives. The sales deck's area statement puts Tower ISA at 6,465 sq ft. The enquiry form on the developer's own website lists it as 6,345 sq ft. Both are the developer's own material. This site publishes 6,465, because that figure reconciles exactly to its own breakdown of 3,734 sq ft carpet plus 654 sq ft balcony plus 2,077 sq ft common area, and the website's 6,345 reconciles to nothing. It is a 120 sq ft difference, which at any plausible rate for this address is well over ₹15 lakh, so get the saleable and carpet figures for your specific unit in writing rather than from either list.