Fern Tellapur floor plans —
one configuration, 264 homes.

What the brochure publishes

Configuration	3 BHK across the whole project
Total homes	264
Towers	3, plus a separate amenities block
Structure	Stilt + 12 floors
Site area	3.03 acres
Open space	40%
Stilt	Double height, with amenities placed at stilt level
Accessibility	Senior citizen access considered across the site
Planning basis	Vastu, with towers positioned for wind flow and daylight

What those figures work out to

Two pieces of arithmetic from the published numbers, both worth doing before you look at a single plan.

Density. 264 homes on 3.03 acres is roughly 87 homes per acre. For a stilt + 12 project in West Hyderabad that is on the lower side, and it is consistent with the 40% open space figure and with Bonsai's stated first principle, density. Lower density is what you feel later as lift waiting times, parking pressure and how crowded the pool is on a Sunday.

Units per floor. 264 homes across 3 towers of 12 residential floors averages about 7 flats per floor per tower. Ask for the actual tower-wise split — an even distribution and a low count per core generally means fewer shared walls, better cross-ventilation and shorter lift queues.

The Fern master plan. Where your tower sits on this drawing decides your outlook, your noise and, usually, your preferential location charge.

Carpet, built-up and saleable — read this before you compare

Hyderabad quotes on saleable area, so the three numbers on a plan mean three different things:

• Carpet area — under the Real Estate (Regulation and Development) Act, the usable floor area within the walls of the flat, excluding external walls, service shafts, balcony and open terrace. This is the space you actually live in.
• Built-up area — carpet plus wall thickness plus balcony.
• Saleable area — built-up plus your proportionate share of common areas: lobbies, staircases, corridors, the clubhouse and the amenity block.

The ratio between carpet and saleable is the number that separates projects. A project with a large clubhouse and generous lobbies loads more common area onto every flat, which is a fair trade if you use the amenities and a poor one if you don't. Fern has a dedicated amenities block and 24 named master-plan spaces, so ask for the carpet figure explicitly and work out the ratio yourself.

What to check on the plan itself

• Facing and Vastu. The master plan is set out on Vastu principles, but individual units still vary. Confirm the facing of the specific unit, not the tower.
• Cross-ventilation. The curved façade is described by the developer as a design solution for air circulation and heat pockets. On the plan, check whether your unit has openings on two orientations — that is what actually moves air through a flat.
• Bedroom dimensions, not just count. Three bedrooms at 10×10 is a different home from three bedrooms where the master takes 12×14.
• Balcony depth. A 4-foot balcony is usable; a 3-foot balcony is a place to dry clothes.
• Kitchen and utility. Check whether the utility is separate and whether it takes a washing machine plus a dish rack without blocking the door.
• Bathrooms. Count them, and check whether the common bathroom opens off the living area or off a passage.
• Wall shared with the lift or shaft. Worth knowing before you pick the bedroom that shares it.
• Parking. Confirm how many bays come with the unit, whether they are stilt or basement, and whether they are allotted or floating.

Amenities at stilt level

The double-height stilt is the design decision with the most effect on daily life here. Because the courts, kids play area, indoor games and co-working space sit under the towers rather than on separate land, the ground plane stays open and the play areas stay shaded — which in Hyderabad means they are usable in April, not just in December. The trade-off to check is noise: ask which units sit directly above the badminton and pickleball courts.

What we send you

• The 3 BHK unit plans with carpet, built-up and saleable areas marked
• Tower-wise and floor-wise availability
• Facing and Vastu orientation for each available unit
• Stilt and typical-floor plans, so you can see what sits under and around your flat