Hyderabad Property Guide 2026: Prices by Area, Rents, Supply, Metro, Stamp Duty and Checklist
"Hyderabad's housing market is driven by jobs in the western IT and finance hubs, with the old city and Charminar to the south."
Short answer: Flats in Hyderabad cost about ₹9,400 per sq ft on average in 2026, according to Square Yards listings. That ranges from about ₹6,250 in Uppal and ₹6,500 in Bachupally to ₹12,450 in Gachibowli and ₹16,850 in Jubilee Hills. Prices are up 93% since 2019, among the fastest of India's big cities, but growth has slowed to about 6% to 7% a year. Supply is the big issue: launches rose 53% in the year to Q2 2026 while sales rose 3%, leaving about 27 months of unsold homes, the most of any major city. Gross rental yields are about 3.5% to 4.5%, and stamp duty, transfer duty and registration add 7.5% to the price.
Key takeaways
- Flats average about ₹9,400 per sq ft, from ₹6,250 in Uppal and ₹6,500 in Bachupally to ₹12,450 in Gachibowli and ₹16,850 in Jubilee Hills.
- Prices are up 93% since 2019, but growth has slowed to about 6% to 7% a year.
- Launches rose 53% in the year to Q2 2026 while sales rose 3%, leaving about 27 months of unsold homes, the most of any big city.
- Gross rental yields are about 3.5% to 4.5% in most areas, and office leasing hit a record 7.5 million sq ft in H1 2026.
- Stamp duty, transfer duty and registration total 7.5% for every buyer; check a property's lake FTL and buffer status before you buy.
Hyderabad property at a glance
| Measure | Figure | Source |
|---|---|---|
| Average asking price | ₹9,400 per sq ft, +1.2% in a quarter | Square Yards, October 2026 |
| Weighted average price | ₹8,258 per sq ft, +7% in a year | Knight Frank, H1 2026 |
| Average quoted price, new projects | ₹8,090 per sq ft, +6% in a year | ANAROCK, Q2 2026 |
| Price change since 2019 | +93% | ANAROCK |
| Homes sold, Jan–Sep 2026 | 29,125, +2% | Knight Frank |
| Homes launched and sold, Q2 2026 | 17,000 launched (+53%); 11,300 sold (+3%) | ANAROCK |
| Unsold homes | 1,08,700, about 27 months of sales (ANAROCK, Q2 2026); 56,095 (Knight Frank, June 2026) | ANAROCK; Knight Frank |
| Gross rental yield | 3.6% citywide; 2.6% to 4.8% by area | ANAROCK; Square Yards |
| Stamp duty, transfer duty and registration | 7.5% in all, same for men and women | Telangana rates |
| Office leasing, H1 2026 | 7.5 million sq ft, a record half-year, +29% | Knight Frank |
At about ₹9,400 per sq ft, Hyderabad is the sixth cheapest of the 13 cities in our guides, at about 25% of Mumbai’s average.
Map of areas and metro
Hyderabad grew outward from the Old City around the Charminar and the twin city of Secunderabad, north of Hussain Sagar lake. Most new jobs and new homes are now in the west: HITEC City (Madhapur), Gachibowli and the Financial District, with Kokapet, Narsingi, Manikonda and Tellapur around them. The north-west (Kukatpally, Miyapur, Bachupally) is the main mid-market belt, while the east (Uppal, LB Nagar) and north (Kompally) are cheaper. The 158 km Outer Ring Road (ORR) links them all, and the airport is to the south at Shamshabad. The Greater Hyderabad Municipal Corporation (GHMC) governs the core city and the Hyderabad Metropolitan Development Authority (HMDA) the wider region.
Property prices by area
In short: flats in Hyderabad average about ₹9,400 per sq ft. Of the areas in this guide, Uppal (₹6,250) and Bachupally (₹6,500) are the cheapest, and Jubilee Hills (₹16,850) and Madhapur (₹13,305) the most expensive.
Select a column heading to sort. Enter a budget to see how much floor area it buys in each area at the average asking price.
| Zone | ||||||
|---|---|---|---|---|---|---|
| Jubilee Hills | ₹16,850 | +37.3% | 2.6% | +79% | Central-West | |
| Madhapur | ₹13,305 | −0.2% | n/a | +42% | West | |
| Gachibowli | ₹12,450 | +0.1% | 3.6% | +32% | West | |
| Kokapet | ₹12,000 | +0.6% | 3.5% | +28% | West | |
| Narsingi | ₹10,850 | +0.9% | 4.1% | +15% | West | |
| Banjara Hills | ₹10,600 | −7.6% | 4.4% | +13% | Central | |
| Tellapur | ₹9,750 | −6.5% | 3.9% | +4% | West | |
| Manikonda | ₹9,150 | +1.7% | 4.2% | −3% | West | |
| Kukatpally | ₹8,650 | +1.2% | 4.3% | −8% | North-West | |
| Miyapur | ₹8,500 | +2.0% | 4.2% | −10% | North-West | |
| Shamshabad | ₹8,200 | −7.3% | n/a | −13% | South | |
| LB Nagar | ₹6,750 | +5.8% | n/a | −28% | East | |
| Kompally | ₹6,750 | −2.5% | 3.2% | −28% | North | |
| Bachupally | ₹6,500 | −11.4% | 4.1% | −31% | North-West | |
| Uppal | ₹6,250 | −8.0% | 4.8% | −34% | East |
Source: Square Yards area pages, June to October 2026. Prices are averages of listed asking prices for apartments. Square Yards labels the recent change inconsistently as quarterly or yearly, and large swings, such as Jubilee Hills' +37% and Bachupally's −11%, mostly reflect changes in which projects are listed. Banjara Hills' average is pulled down by older flats; Knight Frank puts new premium homes there at ₹14,400 to ₹16,020 per sq ft. Uppal's page also shows a headline of ₹6,800. "Vs. city average" compares each area with the ₹9,400 city average.
What your budget buys
| Budget | Where to look | Typical size at average prices |
|---|---|---|
| Under ₹60 lakh | Uppal, Bachupally, Kompally, LB Nagar | About 890 to 960 sq ft: a 2 BHK |
| ₹60 lakh to ₹1.2 crore | Shamshabad, Miyapur, Kukatpally, Manikonda, Tellapur | About 615 to 1,460 sq ft: a 2 or 3 BHK |
| ₹1.2 crore to ₹2.5 crore | Banjara Hills, Narsingi, Kokapet, Gachibowli, Madhapur | About 900 to 2,360 sq ft: a 2 to 4 BHK |
| Above ₹2.5 crore | Jubilee Hills, and luxury towers in Kokapet and the Financial District | About 1,480 sq ft and up |
Calculated from Square Yards average asking prices. Use the budget column in Table 2 for any amount.
Price trends
The annual measures put Hyderabad's price growth at 6% to 7%: Knight Frank's weighted average rose 7% to ₹8,258 per sq ft in H1 2026, and ANAROCK's quoted price rose 6% to ₹8,090 in Q2 2026. Quarterly measures show prices still edging up, by 1.9% in JLL's index for Q1 2026 and 1.2% in Square Yards' asking prices. Knight Frank found Banjara Hills recorded the city's fastest price rise, about 7%, to ₹14,400 to ₹16,020 per sq ft.
Over the longer run, Hyderabad's average rose 93% between 2019 and mid-2026, from ₹4,195 to ₹8,090 per sq ft. Only Noida (125%) and Gurugram (117%) rose faster among the 11 markets ANAROCK tracked. Hyderabad's rental yield also rose, from 2.6% to 3.6%.
Despite that growth, Hyderabad remains cheaper than Mumbai, Delhi NCR, Bengaluru and Pune on ANAROCK's figures.
Area guide
Jubilee Hills
₹16,850 per sq ft · gross yield about 2.6% · 2 BHK rent about ₹50,050 a month. Hyderabad's most exclusive address, with large bungalows, embassies-style villas and a few premium apartment towers. Suits: top-end buyers wanting a prestige central address.
Madhapur
₹13,305 per sq ft. Heart of HITEC City, with offices, malls and the Blue Line metro. Suits: professionals who want to walk or take the metro to work in HITEC City.
Gachibowli
₹12,450 per sq ft · gross yield about 3.6% · 2 BHK rent about ₹50,000 a month. Large IT and financial hub next to the Financial District and the University of Hyderabad. Suits: tech and finance workers in the western IT corridor.
Kokapet
₹12,000 per sq ft · gross yield about 3.5% · 2 BHK rent about ₹45,200 a month. Fast-rising luxury high-rise cluster, including the Neopolis layout, on the Outer Ring Road. Suits: buyers wanting new premium towers near the Financial District.
Narsingi
₹10,850 per sq ft · gross yield about 4.1% · 2 BHK rent about ₹50,000 a month. Western suburb on the Outer Ring Road between Gachibowli and Kokapet. Suits: families wanting new projects close to the IT corridor.
Banjara Hills
₹10,600 per sq ft · gross yield about 4.4% · 2 BHK rent about ₹40,750 a month. Upmarket central area with offices, hospitals, restaurants and older apartments. Suits: buyers wanting an established central address.
Tellapur
₹9,750 per sq ft · gross yield about 3.9% · 2 BHK rent about ₹45,150 a month. Large new-supply area west of the IT corridor with gated communities and big townships. Suits: families wanting a newer, larger home within reach of the IT hubs.
Manikonda
₹9,150 per sq ft · gross yield about 4.2% · 2 BHK rent about ₹40,200 a month. Dense residential area between Gachibowli and the old city, popular with renters. Suits: investors and tenants working in Gachibowli and the Financial District.
Kukatpally
₹8,650 per sq ft · gross yield about 4.3% · 2 BHK rent about ₹37,750 a month. Busy, established suburb with KPHB Colony, markets and the Red Line metro. Suits: families wanting metro access and established schools and shops.
Miyapur
₹8,500 per sq ft · gross yield about 4.2% · 2 BHK rent about ₹37,900 a month. End of the Red Line metro, with many mid-priced projects. Suits: mid-budget buyers wanting metro access.
Shamshabad
₹8,200 per sq ft. Airport area south of the city, with plotted and new apartment projects. Suits: long-term buyers betting on the airport and the southern corridor.
LB Nagar
₹6,750 per sq ft. South-eastern hub at the end of the Red Line, on the Vijayawada highway. Suits: budget buyers in the east with metro access.
Kompally
₹6,750 per sq ft · gross yield about 3.2% · 2 BHK rent about ₹18,400 a month. Northern suburb on the Nagpur highway with villas and gated projects. Suits: families wanting space at lower prices in the north.
Bachupally
₹6,500 per sq ft · gross yield about 4.1% · 2 BHK rent about ₹35,000 a month. Growing north-western area beyond Miyapur with many new towers and schools. Suits: first-time buyers wanting newer projects at lower prices.
Uppal
₹6,250 per sq ft · gross yield about 4.8%. Eastern suburb on the Blue Line metro, near the IT parks at Pocharam. Suits: budget buyers and landlords seeking higher rental yields.
Prices, yields and rents: Square Yards, 2026. Descriptions are general; check individual projects.
Rents and rental yield
In short: A 2 BHK averages about ₹40,000 to ₹50,000 a month in the western IT areas and ₹14,000 to ₹38,000 in the north and east. Gross yields are about 3.5% to 4.5% in most areas; Uppal is highest at 4.8%.
A 2 BHK in the western IT areas averages about ₹40,000 to ₹50,000 a month on Square Yards listings, and ₹35,000 to ₹38,000 in the north-west. ANAROCK's quoted ranges are lower, because they cover typical new projects rather than all listings: ₹32,000 to ₹43,000 in Gachibowli and ₹14,200 to ₹18,000 in LB Nagar. JLL found rents rose 1.4% in Q1 2026.
Cheaper areas tend to earn higher yields: Uppal returns about 4.8% gross and Kukatpally 4.3%, while Jubilee Hills returns only 2.6%. By zone, West Hyderabad averages about 4.1%.
EMI or rent?
| Flat price | Down payment (20%) | Monthly EMI | Typical monthly rent | EMI ÷ rent |
|---|---|---|---|---|
| ₹75 lakh | ₹15 lakh | ₹50,186 | ₹22,500 | 2.2× |
| ₹1.5 crore | ₹30 lakh | ₹1,00,373 | ₹45,000 | 2.2× |
| ₹2.5 crore | ₹50 lakh | ₹1,67,288 | ₹75,000 | 2.2× |
Owning costs about 2.2 times as much each month as renting the same flat. Home loans became slightly dearer after the Reserve Bank of India raised the repo rate by 0.25 percentage points on 7 October 2026.
Each half-point rise in the interest rate adds about ₹2,320 a month to the EMI on this loan, so compare lenders and ask how your rate is linked to the repo rate.
Sales, supply and demand
Knight Frank counted 29,125 homes sold in Hyderabad in January to September 2026, up 2%, the fifth-largest of India's eight big markets. In the first half, sales rose 1% to 19,249 and launches fell 2% to 20,466, while unsold stock rose 3% to 56,095 homes, about 5.9 quarters of sales.
ANAROCK, which covers the wider metropolitan region, paints a starker picture. Developers launched 17,000 homes in Q2 2026, up 53% on a year earlier, against 11,300 sold, up 3%. Unsold stock rose 11% to about 1,08,700 homes.
At 27 months, Hyderabad has the most unsold stock relative to sales of any major city. For buyers this means plenty of choice and room to negotiate, especially in large new projects.
West Hyderabad dominates, with more than half of launches and sales and about two-thirds of unsold homes. JLL found the western suburbs accounted for 97% of the 10,665 homes it counted launched in Q1 2026.
New supply is skewed to the top end: 61% of homes launched in Q1 2026 were priced at ₹1.5 crore to ₹2.5 crore. Knight Frank found homes of ₹1 crore to ₹2 crore sell fastest, in about 4.5 quarters.
Jobs keep demand strong. Hyderabad leased a record 7.5 million sq ft of office space in H1 2026, up 29%, with global capability centres taking 45%. Office rents rose 7%.
Metro, roads and Future City
- Metro. Hyderabad Metro runs 69.2 km on three lines: Red (Miyapur–LB Nagar), Blue (Nagole–Raidurg) and Green (JBS–MGBS). The state has proposed Phase 2 of about 122 km, at an estimated ₹38,000 crore, including an airport line and an Old City extension. As of August 2026 it had not received central approval, and the state's planned takeover of the existing network had not progressed, so Phase 2 has no firm timeline.
- Regional Ring Road (RRR). A new ring road of about 340 to 360 km well beyond the ORR. For the northern section (161.5 km, an estimated ₹23,936 crore), 99% of land had been notified by July 2026; the southern section's project report is not yet final. The state plans 21 radial roads linking the ORR and RRR.
- Bharat Future City. A planned new city on the south-eastern edge, with zones for AI, life sciences, an EV park, health and education. Its master plan is due in December 2026, and large data centres are planned there. The 41.5 km, ₹4,621 crore Ratanjanta expressway from the ORR at Raviryala is due by May 2028.
- Musi river. The first phase of the Musi riverfront revival has begun; buyers near the river should check what land may be acquired.
Infrastructure promises lift land prices on the fringes long before roads and metro lines open. Buy for what exists today, and treat future projects as a bonus.
Stamp duty, market value and buying costs
In short: on a ₹1 crore home, stamp duty, transfer duty and registration come to about ₹7.5 lakh for any buyer. Telangana has no lower rate for women, so a woman buying alone pays more here than in most of the cities in our guides.
| Charge | Rate | On a ₹1 crore flat |
|---|---|---|
| Stamp duty | 5.5% | ₹5.5 lakh |
| Transfer duty (GHMC and other urban areas) | 1.5% | ₹1.5 lakh |
| Registration fee | 0.5% | ₹50,000 |
| Total | 7.5% | ₹7.5 lakh |
Charged on the higher of the sale price and the government market value. Telangana has no lower rate for women or first-time buyers. Some sources report a cap on the registration fee; confirm the exact amount with the sub-registrar or on the Telangana registration department's website before you pay.
The market value (often called the guideline value) is the government's minimum value for a property, used for stamp duty. Telangana revised market values across the state from 5 June 2026, the first revision of construction rates since 2021. Increases vary by locality and are largest in growth corridors near the ORR and the planned RRR, so check the value for your survey number or flat before agreeing a price.
| Cost | Typical amount | Notes |
|---|---|---|
| GST | 5% of price | Under-construction homes only; 1% for homes that qualify as affordable |
| Brokerage | About 1% to 2% | Mainly on resale; negotiable |
| Maintenance deposit | Varies | Often one to two years collected upfront on new flats |
| Property tax | Annual | Paid to GHMC or the local municipality |
Banks lend against the property price, so stamp duty, registration and GST usually have to come from your own savings on top of the down payment. Plan for about ₹28 lakh to ₹32 lakh in cash for every ₹1 crore of property.
Buying cost calculator
Duties are charged on the higher of the price and the market value, if you enter one. GST and brokerage are on the price. Excludes maintenance deposits, interiors and loan fees. An estimate, and not legal or tax advice.
Buyer's checklist
- Check TG RERA registration. For a new project, search it on the Telangana Real Estate Regulatory Authority website and read its approvals, timelines and complaints.
- Verify the title and encumbrance. Have a lawyer trace the title through registered deeds for about 30 years and get an encumbrance certificate from the registration department.
- Check layout and building approvals. Confirm GHMC or HMDA layout and building permission, and that the building matches the approved plan.
- Check the lake FTL and buffer status. Ask the irrigation department in writing whether the survey number lies within any lake's full tank level or buffer zone; HYDRAA can demolish buildings inside these limits.
- Ask for the occupancy certificate. For a ready flat, do not pay in full without it.
- Look up the market value. Duty is charged on the higher of the price and the government market value, revised from 5 June 2026; check it on the registration department's website.
- Visit the site. Visit at rush hour and in the monsoon to check traffic, waterlogging and water supply.
- Budget for all costs. Add 7.5% in duties and registration, GST on under-construction homes, brokerage, maintenance deposits and interiors.
Resale vs. new flat
| Factor | Resale | New flat from a builder |
|---|---|---|
| Duties and registration | 7.5% | 7.5% |
| GST | None | 5% while under construction (1% if affordable) |
| Choice | Established areas such as Kukatpally, Banjara Hills and Secunderabad | Mostly the west and north-west: Kokapet, Tellapur, Narsingi, Bachupally |
| Price | Often negotiable, especially in older buildings | Large unsold stock gives room to negotiate |
| Rent or move in | Immediately | After possession, often three to five years for large towers |
Outlook for 2026 and 2027
- Slower price growth. About 6% to 7% a year on the main measures, down from double digits.
- Heavy supply. 27 months of unsold stock should keep prices in check and favour buyers.
- Strong jobs. Record office leasing and new global capability centres support demand in the west.
- Infrastructure on the fringes. The RRR, Future City and radial roads will shape the outer suburbs, but on long timelines.
- Higher costs. New market values and a higher repo rate add to buying costs.
The data points to a buyer's market in new projects, with steady but slower price growth. No reliable price forecast has been published.
Risks
- Oversupply. Unsold stock is the highest relative to sales of any big city, especially in high-priced western projects.
- Lake encroachments. HYDRAA has demolished buildings inside lake FTL and buffer zones, even with registered deeds.
- Construction delays. Many new projects are large, tall towers with long build times; check the developer's delivery record and RERA updates.
- Flooding. Low-lying areas near lakes and nalas flood in heavy rain.
- Infrastructure timelines. Metro Phase 2 lacks approval, and the RRR and Future City are years from completion.
Glossary
- Market value (guideline value)
- Telangana's government-set minimum property value, used for stamp duty.
- GHMC
- The Greater Hyderabad Municipal Corporation, which governs the core city and approves many building plans.
- HMDA
- The Hyderabad Metropolitan Development Authority, which plans the wider region and approves layouts outside GHMC.
- ORR and RRR
- The Outer Ring Road (158 km, open) and the planned Regional Ring Road further out.
- FTL and buffer zone
- A lake's full tank level, and the protected strip around it where building is not allowed.
- HYDRAA
- The Hyderabad Disaster Response and Asset Protection Agency, which removes encroachments on lakes and public land.
- TG RERA
- The Telangana Real Estate Regulatory Authority, where new projects must be registered.
- EC
- Encumbrance certificate, showing registered transactions and loans on a property.
Frequently asked questions
What is the average property price in Hyderabad in 2026?
The average asking price for flats in Hyderabad was about ₹9,400 per sq ft in October 2026, according to Square Yards listings. It ranges from about ₹6,250 in Uppal and ₹6,500 in Bachupally to ₹12,450 in Gachibowli, ₹13,305 in Madhapur and ₹16,850 in Jubilee Hills. ANAROCK's average for new projects was ₹8,090 in Q2 2026, and Knight Frank's weighted average was ₹8,258 in H1 2026.
How much have Hyderabad property prices increased?
ANAROCK's average for Hyderabad rose 93% between 2019 and Q2 2026, from ₹4,195 to ₹8,090 per sq ft, the third-fastest of 11 big markets after Noida and Gurugram. Growth has now slowed: Knight Frank puts the latest annual rise at 7% and ANAROCK at 6%.
Which is the best area to buy a flat in Hyderabad?
It depends on your budget and workplace. Gachibowli, Madhapur, Kokapet and Narsingi suit people working in HITEC City and the Financial District. Kukatpally and Miyapur are established and on the Red Line metro. Tellapur and Bachupally offer newer projects at lower prices, and Uppal, LB Nagar and Kompally are the main value areas. Jubilee Hills and Banjara Hills are the established premium addresses.
What is the stamp duty in Hyderabad?
Buyers in Hyderabad pay 5.5% stamp duty, 1.5% transfer duty and 0.5% registration fee, 7.5% in all, on the higher of the sale price and the government market value. Telangana charges men and women the same rate. On a ₹1 crore flat that comes to about ₹7.5 lakh.
What is the market value revision in Telangana?
Telangana revised its government market values (the minimum values used for stamp duty) across the state with effect from 5 June 2026, including flats and construction rates. The increase varies by locality and is largest in fast-growing corridors near the Outer Ring Road and the planned Regional Ring Road. Duty is charged on the market value if it is higher than the price.
Is Hyderabad real estate oversupplied?
Supply is running ahead of sales. ANAROCK counted 17,000 homes launched in Q2 2026, up 53% on a year earlier, against 11,300 sold, up 3%, leaving about 1,08,700 homes unsold. That is 27 months of sales, the highest of India's seven biggest cities. Knight Frank's narrower count of unsold homes is 56,095, about 5.9 quarters of sales.
What is the rental yield in Hyderabad?
Gross rental yields are about 3.5% to 4.5% in most areas on Square Yards listings, from 2.6% in Jubilee Hills to 4.8% in Uppal. ANAROCK puts the citywide yield at 3.6% in 2026, up from 2.6% in 2019. A 2 BHK typically rents for ₹35,000 to ₹50,000 a month in the western IT areas and ₹14,000 to ₹28,000 in the east and north.
Which metro lines are open in Hyderabad?
Hyderabad Metro runs 69.2 km on three lines: the Red Line from Miyapur to LB Nagar, the Blue Line from Nagole to Raidurg via Ameerpet and HITEC City, and the Green Line from JBS to MGBS. Telangana has proposed a Phase 2 of about 122 km, including an airport line and the Old City extension, at about ₹38,000 crore, but it has not received central approval.
What is Bharat Future City?
Bharat Future City is a new planned city being developed on the south-eastern edge of Hyderabad, with zones planned for an AI city, life sciences, an EV park, health, education and the Young India Skills University. Its master plan is due to be unveiled at the Invest Telangana Global Summit in December 2026, and the 41.5 km Ratanjanta expressway to reach it is due by May 2028.
What is HYDRAA and why does it matter to buyers?
HYDRAA, the Hyderabad Disaster Response and Asset Protection Agency, removes encroachments on lakes, nalas and public land, including buildings within a lake's full tank level (FTL) or buffer zone. It reclaimed about 88 acres in the first two months of 2026 alone. A registered sale deed or a layout approval does not protect a building inside these limits, so check the FTL and buffer status of the survey number with the irrigation department before buying.
Is it a good time to buy property in Hyderabad?
Buyers have choice and some room to negotiate: unsold stock is high, sales are flat and price growth has slowed to 6% to 7% a year. Demand from jobs remains strong, with record office leasing in H1 2026. It suits buyers who will live in the home or hold for the long term rather than those expecting quick gains.
What is the EMI on a ₹1 crore flat in Hyderabad?
With a 20% down payment and an ₹80 lakh loan for 20 years at 8%, the EMI is about ₹66,900 a month. A similar flat would rent for about ₹30,000 a month at Hyderabad's average yield of 3.6%, so the EMI is about 2.2 times the rent.
Gachibowli or Kokapet: which is better?
Gachibowli is more established, with large office campuses, schools and hospitals, at about ₹12,450 per sq ft and a gross yield of 3.6%. Kokapet is newer and dominated by premium high-rises, at about ₹12,000 per sq ft and 3.5%. Both are close to the Financial District; Kokapet has more supply under construction, so check delivery records carefully.
What should I check before buying a flat in Hyderabad?
Check the project's Telangana RERA registration, the title and encumbrance certificate going back about 30 years, GHMC or HMDA layout and building approvals, the lake full tank level and buffer status, and the occupancy certificate for a ready flat. Confirm the government market value and budget for 7.5% in duties and registration plus GST on under-construction flats.
Related guides
How we compiled this guide
- Area prices are average asking prices for apartments from Square Yards' area pages, checked between June and October 2026. Asking prices are what sellers list, not final sale prices, and they move as listings change.
- City-wide trends, sales and supply come from research firms such as ANAROCK, Knight Frank, PropEquity, JLL and Crisil, as labelled under each chart. Each firm tracks different projects and periods, so we show their figures side by side rather than combining them.
- Calculated figures, such as floor area for a budget, EMIs (80% loan, 20 years, 8%), rent at a stated yield and buying costs, are our own arithmetic from those sources.
- Stamp duty and registration rates are taken from state rules as reported by the sources listed. Confirm the exact amount with the sub-registrar before you pay.
- Dates. This guide was published on 12 October 2026. We plan to review it in January 2027.
Sources and resources
- Square Yards: Hyderabad property rates and area pages for Gachibowli, Kokapet, Jubilee Hills, Kukatpally, Miyapur, Tellapur, Narsingi, Uppal
- ANAROCK: Hyderabad Residential Market Viewpoints, Q1 2026, Q1 2025, Pan India Q2 2026, prices and yields since 2019 (Business Today)
- Knight Frank: India Real Estate H1 2026, Hyderabad H1 2026 summary (PropNewsTime), nine-month 2026 sales (Investment Guru India)
- JLL: Hyderabad residential market, Q1 2026
- Stamp duty and market value: Hyderabad stamp duty and registration charges (PropNewz), stamp duty in Hyderabad (Housing.com), June 2026 market value revision (Assetly)
- Infrastructure: Metro Phase 2 status and ₹52,000 crore of works (Telangana Today), Regional Ring Road and Ratanjanta expressway (Swarajya), Future City master plan (Daily Pioneer)
- HYDRAA and lakes: FTL and buffer checks for buyers (PropNewz), legal perspective on HYDRAA demolitions (LiveLaw)
- Official portals: TG RERA, Telangana Registration and Stamps Department (market values and EC), GHMC, HMDA, Hyderabad Metro Rail
This page is general information, and not financial, legal or tax advice. Figures are averages from the sources listed and will differ for individual properties.
