Property Rates in Hyderabad Area-Wise: Per Sq Ft Prices in 24 Localities
Apartment prices in Hyderabad run from about Rs 5,200 per sq ft at the eastern and northern edges to Rs 16,700 per sq ft in Jubilee Hills, on portal asking-price data for August and September 2026. The west, where the IT jobs are (Gachibowli, HITEC City, the Financial District, Kokapet, Nanakramguda), averages Rs 10,500 to Rs 13,000 per sq ft. The north (Bachupally, Kompally, Miyapur) sits at Rs 6,300 to Rs 8,200, the east (Uppal, LB Nagar) at Rs 6,900 to Rs 7,400, and the south past the airport lower still.
Two things to know before you use any of these numbers. They are asking prices. The deeds actually registered with the state tend to come in 13% to 22% lower in the localities where both figures exist. And on top of whatever you agree, Telangana takes 7.5% in stamp duty, transfer duty and registration fee. For the bigger picture on the market, see our Hyderabad real estate market study. This page does one job: rates, locality by locality.
Key takeaways
- West Hyderabad averages Rs 10,500–13,000 per sq ft, Jubilee Hills tops the city at up to Rs 16,700, and the north and east sit at Rs 5,200–9,050.
- Portal asking prices run ahead of registered deeds. In Nallagandla the gap is about Rs 2,450 per sq ft (Rs 11,300 asked against Rs 8,848 registered).
- Sales are holding up. PropEquity counted 15,470 units sold in July–September 2026, up 11% on a year ago, while the nine big cities together fell 6%.
- Budget 7.5% of the higher of price and guidance value for registration. Guidance values were revised statewide from 5 June 2026.
- The main risks are unsold high-rise stock in Kokapet, Narsingi, Tellapur and Kollur, and flats sitting on lake FTL or buffer land.
Hyderabad property rates area-wise: the table
The figures are average and range apartment rates from 99acres and Square Yards listings as of August and September 2026. Where the portals disagree, both numbers are printed. Zones follow Anarock's classification of the city.
| Locality | Zone | Apartment rate (Rs per sq ft) | What to read into it |
|---|---|---|---|
| Jubilee Hills | Central | 10,350 – 16,700 (avg ~14,900) | Low supply, old-money address; only +3.5% in a year |
| Banjara Hills | Central | 6,600 – 13,700 (avg ~12,250) | Wide spread between old buildings and new towers |
| HITEC City | West / IT | avg ~13,000 | Walk-to-office premium, very little new land |
| Gachibowli | West / IT | 9,850 – 13,850 (avg ~12,050) | Up 13.7% in a year; the city's rental anchor |
| Nanakramguda | West / IT | 11,650 – 12,050 | Next to the Financial District offices |
| Financial District | West / IT | avg ~11,400; new launches to ~13,700 | Resale noticeably cheaper than launches |
| Kokapet | West / IT | avg 11,250 (99acres) to 11,950 (Square Yards) | Top towers quote Rs 15,000+; heavy supply |
| Nallagandla | West / IT | 8,850 – 13,150 (avg ~11,300) | Registered deeds average ~8,848 |
| Narsingi | West / IT | asking ~10,650 – 10,950 | Registered deeds average ~8,979 |
| Kondapur | West / IT | 8,650 – 13,700 (avg ~10,500) | Older stock keeps the floor low |
| Madhapur | West / IT | avg 8,600 to 10,000 (sources differ) | Mostly resale; new launches are rare |
| Puppalaguda | West / IT | 7,600 – 12,300 | Entry projects to premium towers in one pin code |
| Manikonda | West / IT | 7,800 – 9,100 (sources differ) | Value pocket next to the Financial District |
| Tellapur | West / IT | 7,800 – 8,500 (avg ~8,100) | Up about 8% in a year; large gated projects |
| Kollur | West / IT | avg ~6,900 | ORR-side; plenty of new supply |
| Kukatpally / KPHB | West | asking 7,650 – 9,050; KPHB ~10,850 | Registered deeds average ~6,666 |
| Miyapur | North | avg ~8,150 | Metro terminus, established end-user market |
| Bachupally | North | 5,200 – 8,150 (avg ~6,850) | Most-searched budget belt in the north |
| Kompally | North | 5,850 – 8,150 (avg ~6,300) | Highway-led; guidance value now Rs 2,700 |
| Uppal | East | 5,500 – 9,050 (avg ~7,400) | Up 19.4% in a year on listing data |
| LB Nagar | East | 5,200 – 7,950 (avg ~6,900) | Metro-connected, mostly end users |
| Shamshabad | South | avg ~7,850 | Airport-side; thin listing sample |
| Tukkuguda | South | 4,200 – 5,350 | Future City corridor, early stage |
| Adibatla | South | avg ~3,800 – 4,000 | Listings down 16.7% in a year; treat with care |
Across the city, Square Yards puts the average asking price at about Rs 9,400 per sq ft. By its zone averages the Central zone is Rs 10,850, the West Rs 9,900, the North Rs 8,500, Secunderabad Rs 7,800 and the South Rs 6,650. Knight Frank's registry figure is very different: the weighted average price on deeds registered across Hyderabad's four districts was Rs 4,964 per sq ft in August 2026, up 8% on a year earlier. It includes every older resale flat and outer-district home, so it isn't comparable with a new launch.
Why one city spans Rs 4,000 to Rs 16,000
Distance to the western office belt
Most of Hyderabad's office stock sits in a compact arc: HITEC City, Madhapur, Gachibowli, Nanakramguda and the Financial District. Rates fall steadily as the drive to that arc gets longer. Kondapur and Nallagandla sit 15 to 20 minutes out and hold five figures. Tellapur and Kollur are cheaper by Rs 2,000 to Rs 4,000 per sq ft because you add the Outer Ring Road to your commute. Bachupally and Kompally have no IT cluster of their own, so buyers there are mostly end users paying Rs 6,000 to Rs 7,000.
Land auctions set the floor in Kokapet
New-launch prices follow land prices, and Kokapet's land has been repriced. In November 2025 an HMDA auction at the Neopolis layout sold a 4.03-acre plot for Rs 151.25 crore an acre. The 2023 round had averaged about Rs 73 crore an acre. A developer paying that for land cannot launch at Rs 9,000 per sq ft, which is why the new towers quote Rs 13,000 to Rs 15,000 or more while resale in the same area trades lower.
Which civic body you fall under
In November 2025 the state cabinet approved merging 27 municipalities abutting the ORR into Greater Hyderabad. In February 2026 the enlarged area was split into three corporations: GHMC, Cyberabad and Malkajgiri. Narsingi, Manikonda, Shamshabad and Kompally now sit inside a municipal corporation rather than a small municipality. Beyond the corporations, HMDA-approved layouts and gram panchayat land need closer checking of approvals.
Infrastructure that is promised, not built
Metro Phase 2 is a 122.9 km, Rs 38,595 crore plan. Its project report went to the Centre in May 2026 and it has not been fully sanctioned. The Regional Ring Road's northern half is further along on land acquisition than its southern half, which is still awaiting clearances. The Future City plan south of the airport has no residential market to speak of yet. Tukkuguda and Adibatla are priced on these promises. Pay today's price only for what is already running.
What the latest numbers say about Hyderabad
| Source | Period | Hyderabad finding |
|---|---|---|
| PropEquity | Jul–Sep 2026 | 15,470 units sold, up 11% from 13,890; nine-city total down 6% to 1.03 lakh |
| Knight Frank | Jan–Jun 2026 | 19,249 units sold (+1%); prices up 7% in a year; 56,095 units unsold |
| CREDAI Hyderabad–CRE Matrix | Jan–Jun 2026 | Rs 52,913 crore of homes sold; average home price up about 10% to Rs 2.03 crore |
| Knight Frank (registrations) | August 2026 | 5,937 homes registered (−9% year on year); homes above Rs 1 crore were 54% of value |
Read together, fewer homes are changing hands than the headlines suggest, but they are bigger and dearer. Premium flats now carry more than half the registered value. The unsold count depends on who does the counting. Knight Frank reports about 56,000 units. Trackers that include more projects put it above one lakh. Either way, much of it sits in the western high-rises. Our note on the September-quarter sales dip covers how Hyderabad compares with the other big cities.
What registering a flat costs in Hyderabad
Since 22 July 2021, a sale deed for a flat inside municipal limits has cost 5.5% stamp duty + 1.5% transfer duty + 0.5% registration fee = 7.5%. Many bank and portal guides still print the pre-2021 figure of 6% (4% stamp duty). Budget for 7.5%. Charges are worked out on the higher of your agreement value and the government guidance value. Those guidance values were raised statewide from 5 June 2026. In Kompally, apartments went from Rs 2,200 to Rs 2,700 per sq ft. In Raidurgam, residential land went from Rs 26,700 to Rs 48,300 per sq yard.
On a Rs 1.2 crore flat that comes to Rs 6.6 lakh of stamp duty, Rs 1.8 lakh of transfer duty and Rs 60,000 of registration fee: Rs 9 lakh before the lawyer. An under-construction flat also carries 5% GST, or 1% if it qualifies as affordable. How this compares with other states is in our stamp duty guide, and the gap between guidance and market value is explained in circle rate vs market rate.
Which price band suits which buyer
- Under Rs 7,000 per sq ft (Bachupally, Kompally, LB Nagar, Kollur, Tukkuguda). A 1,200 sq ft 2BHK costs about Rs 75–85 lakh before charges. This band suits first-time buyers and families who don't commute to the Financial District daily.
- Rs 7,000–10,000 (Tellapur, Manikonda, Miyapur, Uppal, Kukatpally). A 1,500 sq ft 3BHK costs about Rs 1.1–1.4 crore. It suits IT couples who will take a 30-minute drive for more space.
- Rs 10,000–13,000 (Gachibowli, Kondapur, Nallagandla, Narsingi, Financial District, Kokapet). A 1,600 sq ft 3BHK costs about Rs 1.7–2.1 crore. It suits buyers who want the shortest commute and the deepest rental market.
- Above Rs 13,000 (HITEC City, Jubilee Hills, Kokapet's top towers). Here you are paying for the address and the view. Buy for your own use, not for the resale margin.
Hyderabad property appreciation: what the numbers really show
Knight Frank's citywide figure is +7% a year to mid-2026, and its registry-based price moved 8%. At locality level, listing data shows Gachibowli up 13.7%, Tellapur about 8%, Uppal 19.4%, Banjara Hills 20.1% and Jubilee Hills only 3.5%, while Adibatla fell 16.7%. Double-digit jumps in thinly traded areas often reflect which flats happened to be listed, not a real repricing. A fair planning figure for a good western locality is 6% to 8% a year. Anything above that comes from buying well, not from the market.
Risks to check before you pay a token
- Unsold high-rise stock. Kokapet, Narsingi, Tellapur and Kollur carry the most unsold towers. That gives you room to negotiate, and it also means resale prices there may lag the launch price for years.
- Lake land. HYDRAA, set up in July 2024, has demolished structures on lake Full Tank Level and buffer land. It has urged buyers not to purchase houses, flats or land in these zones, and a registered deed or building permission is no proof that a property sits outside them. Check the survey number against the lake maps before paying.
- Title and approvals in outer HMDA and gram panchayat layouts. Our title check guide lists the documents, and why registration alone doesn't prove ownership explains the limit of a registered deed.
- Promise pricing. Metro Phase 2 and the southern RRR are not sanctioned or built. Don't pay a premium for them yet.
If you're weighing Hyderabad against a Dubai apartment at similar money, our Dubai vs India comparison sets out yield, tax and costs side by side.
Frequently asked questions
What is the property rate per sq ft in Hyderabad right now?
The citywide average asking price for apartments is about Rs 9,400 per sq ft. Localities range from about Rs 4,000 in Adibatla to Rs 16,700 in Jubilee Hills. Registered deeds average far less, about Rs 4,964 per sq ft on Knight Frank's August 2026 registry data, because they include older and outer-district homes.
What are property rates in Gachibowli and Kokapet?
Gachibowli flats list between Rs 9,850 and Rs 13,850 per sq ft, averaging about Rs 12,050, up 13.7% in a year. Kokapet averages Rs 11,250 to Rs 11,950 depending on the portal. New luxury towers there quote Rs 15,000 or more because the land under them cost up to Rs 151 crore an acre.
Which area of Hyderabad is cheapest to buy a flat in?
For a family that needs city access, Bachupally, Kompally and LB Nagar average Rs 6,300 to Rs 6,900 per sq ft. Kollur averages about Rs 6,900 with ORR access to the west. Tukkuguda and Adibatla in the south are cheaper, but their prices depend on infrastructure that hasn't been built yet.
How much are stamp duty and registration charges in Hyderabad?
For a flat within municipal limits, the total is 7.5%: 5.5% stamp duty, 1.5% transfer duty and 0.5% registration fee, charged on the higher of the sale price and the guidance value. Guides quoting 6% are using rates that changed in July 2021.
Why do portal prices differ from registered prices in Hyderabad?
Portals show what sellers and brokers ask, and registered deeds show what was actually paid. In Nallagandla the average deed is about Rs 8,848 per sq ft against Rs 11,300 asked. In Narsingi it is Rs 8,979 against about Rs 10,650. Use the registered figure as your opening number in any negotiation.
If you have a shortlist of Hyderabad localities and a budget, Realty Hunting can pull the recent registered prices for those exact projects and tell you which asking rates are negotiable. Share the names with us whenever you're ready.
