Shriram Codename 10X, Valarpuram: Price, Plot Sizes & RERA Status Explained

If you have searched "Shriram Codename 10X price" or "Shriram Codename 10X plot sizes," you have probably hit a wall of thin listing pages that repeat the same two or three lines without ever showing an actual pricing table. Shriram Codename 10X is a genuine DTCP-approved plotted residential layout by Shriram Properties Limited at Valarpuram, near Thirumazhisai, on Chennai's western edge, just off the Chennai-Bengaluru Highway (NH4). This is not an apartment project. There are no floor plans or unit layouts to browse, because you are buying land, not a built home, and that single distinction changes almost everything about how you should evaluate the purchase. This article works through the verified plot sizes and pricing, the TNRERA and DTCP approval status in full detail (including a phase relationship worth understanding before you commit), and what actually differs when you buy a plot instead of an apartment.

1. Project Snapshot

Parameter	Detail
Developer	Shriram Properties Limited
Location	Valarpuram, near Thirumazhisai, Chennai West, off the Chennai-Bengaluru Highway (NH4), Pincode 600124
Land Area	Approximately 9.73 Acres
Total Plots	166 Residential Plots (DTCP-Approved)
Open Space	Approximately 72% Open and Landscaped
Project Type	Plotted Development (no floor or unit plans; buyer builds independently)
Project Status	New Launch, Plot Registrations Open
DTCP Layout Approval No.	04/2020
TNRERA Registration No.	TN/01/LAYOUT/0036/2020
Local Body Approval	Valarpuram Panchayat / Sriperumbudur Panchayat Union (RC.No 4093/2018/A4)

2. Plot Sizes and Indicative Pricing by Tier

Shriram Properties has released three plot tiers at Codename 10X, ranging from a compact entry-level plot to larger corner-friendly options for buyers planning a bigger villa. These are the verified figures, matched exactly to the project page's own pricing table, so there is zero drift between what you read here and what you will see when you enquire.

Plot Configuration	Area (sq. ft.)	Indicative Base Price Range
Compact Villa Plot	~1,800 sq. ft.	₹35.10 L to ₹42.00 L
Medium Villa Plot	~1,993 to 2,400 sq. ft.	₹43.00 L to ₹52.00 L
Large Villa Plot	~3,000 to 4,000 sq. ft.	₹65.00 L to ₹78.00 L

Rates typically average around ₹1,950 to ₹2,600+ per sq. ft. depending on road width, corner facing, and developer release stages. Worth flagging directly: the hero banner on the project's own marketing imagery carries a separate, time-limited promotional overlay quoting "₹2199 per sq. ft." for a specific "Diamond Plots" sub-category sized 2,500 to 4,000 sq. ft., with a stated flat savings offer. That promo is a distinct, narrower campaign layered on top of the base pricing above, not the general rate card, and it is exactly the kind of number that changes or expires without notice. Always confirm the current live offer directly with the sales team rather than anchoring on a screenshot of a promotional banner.

3. TNRERA and DTCP Status: The Detail Most Listings Skip

This is the section to read most carefully. Shriram Codename 10X is registered under TNRERA number TN/01/LAYOUT/0036/2020. What most aggregator sites will not tell you is that this registration covers Codename 10X as a phase within a larger master layout, the Shriram OneCity / Shriram Earth development promoted by Shriram Properties Limited, rather than as a fully standalone, independently numbered project. We are stating that plainly rather than glossing over it, because a buyer comparing RERA numbers across projects should understand they are looking at a phase-level registration, not a separate one-off project registration issued solely for this specific 9.73-acre parcel.

In practical terms, this is a common and legitimate structure for large master-planned communities that release land in phases, but it does mean you should ask your sales contact to walk you through exactly which survey numbers and plot numbers fall under this specific TNRERA registration before you pay any token amount. The DTCP Layout Approval Number is 04/2020, a separate approval from the state's Directorate of Town and Country Planning confirming the layout itself, road widths, plot subdivisions, and mandatory open space have been sanctioned. Local body approval sits under RC.No 4093/2018/A4, issued by the Valarpuram Panchayat / Sriperumbudur Panchayat Union. All three numbers, TNRERA, DTCP, and the local body reference, are separate approvals that should each be independently verifiable. We would strongly encourage every buyer to check the TNRERA registration directly on rera.tn.gov.in before booking, rather than taking any marketing material, including this one, at face value.

4. Buying a Plot vs. Buying an Apartment: What Actually Changes

If most of your property research has been on apartment projects, a plotted purchase involves a genuinely different set of considerations, and conflating the two is a common and costly mistake.

No fixed floor plan or possession date

An apartment purchase comes with a fixed unit layout and a RERA-declared possession date tied to the builder's own construction schedule. A plotted purchase like Codename 10X has neither. You are buying a registered parcel of land within an approved layout, and construction of your villa is entirely your own project, on your own timeline, with your own architect and contractor. There is no "possession date" in the apartment sense; there is only the date your plot registration completes, after which the land is yours to build on whenever you choose.

Registration and title, not UDS percentage

Apartment buyers spend a lot of attention on Undivided Share (UDS) of land, because in an apartment you own a fractional, undivided share of the total plot alongside every other flat owner. A plotted purchase sidesteps that calculation entirely. You are buying a specific, individually surveyed and demarcated plot with its own boundaries, registered in your name via a standard sale deed, exactly as you would for any independent piece of land. This generally makes title and boundary verification more straightforward than UDS math, but it also means you, not a builder's legal team, are typically responsible for commissioning your own construction-stage approvals (building plan sanction, patta transfer if applicable) once you are ready to build.

No maintenance charges until you build

Apartment owners pay maintenance from possession, whether or not they move in. A vacant plot in a maintained gated layout may carry a modest common-area maintenance charge for roads, drainage, and security, but nothing close to an apartment's ongoing clubhouse-and-lift maintenance bill, until you actually build and occupy your villa.

Construction cost is separate and your own decision

The pricing table above covers land only. Building a villa is a separate cost entirely under your control, meaning your total outlay, and your ability to phase spending over time (buy the plot now, build in two years), is far more flexible than an apartment's fixed, all-in price.

5. What's Included in the Layout

The 9.73-acre layout sets aside roughly 72% of its area for open, landscaped, and amenity space, a genuinely high ratio for a plotted development of this scale. The master plan includes a swimming pool, multipurpose sports turf, outdoor gym, open-air amphitheater, lawn tennis court, cricket pitch, half basketball and volleyball courts, a yoga deck and meditation area, landscaped gardens, children's and toddlers' play parks, a pet park, tree-lined walking avenues, a party lawn and barbeque area, several themed gardens (butterfly, hibiscus, aroma, flower, sensory), wide asphalted internal roads with underground storm water drainage and electrical cabling, an overhead water tank with pipeline connections to each plot boundary, and 24/7 security with CCTV surveillance and a boundary wall enclosure. Some sections of the published master plan are explicitly marked "Future Development," a detail worth knowing rather than discovering later, since it means part of the layout's amenity build-out is still ahead rather than fully complete today.

6. Location Snapshot

Valarpuram sits roughly a 5-minute drive from the 8-lane Chennai-Bengaluru Highway (NH4) and the proposed Chennai-Bengaluru Expressway. It is close to the Sriperumbudur Industrial Hub (100+ manufacturing MNCs including Hyundai and Saint-Gobain) and the Oragadam SEZ and SIPCOT Tech Parks (Renault Nissan, Daimler, Royal Enfield). Public transit access includes Thirumazhisai Metro Rail Station and the Kuthambakkam Bus Terminus, both roughly 10 minutes away, with Sevvapet Road Railway Station around 20 minutes out and Chennai International Airport roughly 50 to 60 minutes away via outer ring connections. We cover the investment case behind this specific industrial corridor in a separate, dedicated piece: Sriperumbudur and Oragadam: Plot Investment Guide.

Our Honest Assessment

What is genuinely verified here: a DTCP-approved layout with two separate, checkable statutory approvals (DTCP 04/2020 and TNRERA TN/01/LAYOUT/0036/2020), a high 72% open space ratio backed by a detailed, itemized amenity list, and three clearly priced plot tiers that match across every source we checked, with no conflicting numbers to reconcile. What deserves a closer look before you commit: the TNRERA registration is a phase-level number within the larger Shriram OneCity / Shriram Earth master layout rather than a standalone project registration, some master plan zones are marked "Future Development" rather than complete, and the hero marketing imagery carries a narrower promotional rate that should not be confused with the general price list above. None of that is a red flag on its own, phased master layouts and staged amenity rollouts are common and legitimate, but it is exactly the kind of detail a buyer should have in hand before paying a token amount, not discover afterward. If the industrial-corridor land thesis and the freedom to build your own villa appeal to you, this is a reasonable project to shortlist and verify independently on rera.tn.gov.in, rather than one to book on marketing copy alone.