Hyderabad Property Price Report — Q3 2026

Summary

Hyderabad is cheaper than Mumbai, Bengaluru and Pune on our tracker, at ₹9,800 per sq ft on average. But its west side has moved fast. Kokapet went from ₹5,600 to ₹11,000 per sq ft between 2021 and 2025.

Official data shows a calmer city-wide picture. NHB’s index for Hyderabad rose between 2.3% to 6.7% a year over the last eight quarters, below its 50-city figure each time. New supply has cooled too: builders registered 831 new projects with TG-RERA in the four Hyderabad districts in FY 2024-25, against 1,290 the year before.

This report uses only data we hold: our tracker, our Hyderabad project pages, NHB’s press releases, TG-RERA lists and Telangana’s registration data. Nothing here is a forecast.

How much does property cost in Hyderabad?

The average asking price of a home in Hyderabad is ₹9,800 per sq ft on our price tracker, as of October 2026. Hyderabad is the 8th most expensive of the 15 Indian cities on our price tracker, behind Mumbai, Gurgaon, Goa, Bengaluru, Chandigarh, Noida and Pune. Kokapet, the locality we track in detail, averages ₹11,000 per sq ft — above the city average.

• Five-year change: 92% on our tracker.
• Rental yield: 3.6% a year, before costs.
• What ₹1 crore rents for: about ₹30,000 a month.

These are asking prices across the projects and listings we follow. They are not registered sale prices.

Hyderabad property price trend, 2021–2025

On our tracker, Kokapet went from ₹5,600 per sq ft in 2021 to ₹11,000 in 2025, a rise of 96%.

Kokapet rose every year on our tracker, but the yearly rise slowed: from 29% in 2022 to 8% in 2025. Most of the priced Hyderabad projects on our pages are large premium towers.

Flat prices in Hyderabad by size: 3 BHK, 4 BHK

How much does a flat cost in Hyderabad? Here is what our project pages list, by number of bedrooms.

Three-bedroom (3 BHK) flats are listed from ₹1.72 crore to ₹2.1 crore (2 listings). Four-bedroom (4 BHK) flats are listed from ₹2.37 crore to ₹3.5 crore (2 listings).

Most priced listings on our Hyderabad pages are large 3 and 4 BHK flats in premium projects. We do not have enough 2 BHK prices to report.

New and ongoing projects in Hyderabad: starting prices

Our Hyderabad pages list prices for 5 residential projects. The lowest starting price is ₹1.44 crore, at Rajapushpa Provincia. The highest is ₹2.83 crore, at Rajapushpa Infina. The middle (median) starting price is ₹1.94 crore.

• Projects starting under ₹1 crore: 0.
• Projects starting under ₹2 crore: 3.
• Projects starting at ₹5 crore or more: 0.

The developers with priced projects on our pages include Rajapushpa Properties, Casagrand and Godrej Properties. The tables at the end give each project’s price range, location and possession date. We list prices for only 5 of our 15 Hyderabad projects so far; the rest are on our pages without a published price.

What official data says about Hyderabad house prices

The National Housing Bank (NHB) tracks house prices in 50 cities, using the values banks put on homes they lend against. Hyderabad is one of the major cities it names every quarter.

NHB’s house price index for Hyderabad was 5.2% higher in Apr–Jun 2026 than a year earlier. Its 50-city composite rose 7.0%. From Q3 2024 to Q2 2026, Hyderabad’s annual rise ranged from 2.3% to 6.7%, and it stayed below the 50-city figure in all 8.

NHB’s index and our tracker measure different things. NHB uses lenders’ valuations, smoothed over four quarters. Our tracker uses asking prices.

New supply: RERA project registrations in Hyderabad

Every new project must be registered with the state’s Real Estate Regulatory Authority (RERA) before it is sold. The count of new registrations shows how much new supply is coming.

Across Ranga Reddy, Medchal-Malkajgiri, Sangareddy and Hyderabad district, builders registered 831 new projects with TG-RERA in FY 2024-25, against 1,290 in FY 2023-24 (−36%). The busiest financial year in this window was FY 2023-24, with 1,290.

Ranga Reddy, which includes Kokapet, accounted for 46% of the new projects in FY 2024-25.

Our Hyderabad Infrastructure Impact Report charts these registrations beside the city’s metro and road projects.

Property registrations in Hyderabad

Every property sale in Telangana is registered with the state’s Registration and Stamps Department, which publishes monthly counts by district as open data. The latest full year it has published is 2024.

In 2024, 4,33,582 documents were registered in the three districts that make up most of Hyderabad. Rangareddy had 2,25,437, Medchal-Malkajgiri 1,45,809 and Hyderabad district 62,336. That was 8% fewer than in 2022.

Rangareddy, which includes Kokapet, registers the most documents: 52% of the three districts’ total in 2024.

Buying in Hyderabad: how to use these numbers

Use this report to see price levels and direction, not to value one home.

• Compare like with like. Check whether a price per square foot is on carpet, built-up or super area before you compare.
• Check the RERA registration. Every project you consider should be registered, with a possession date on record.
• Look at the locality, not just the city. Kokapet costs more than the city average on our tracker. Check the price for the exact locality.
• Ask for the all-in price. Starting prices usually leave out parking, club charges, GST on under-construction homes, stamp duty and registration.
• Think about rent too. At a 3.6% gross yield, rent covers only part of a home loan EMI.

This report does not forecast prices or recommend buying or selling any property.

Methodology

Property Nivesh price tracker. Average asking price per square foot for each city and locality we track, a yearly history (the last five years shown), the change in that average over five years, and the gross rental yield (a year’s rent as a share of the price). Averages come from the projects and listings we follow; they are asking prices, not registered sale prices.

Project pages. Starting prices, price ranges, prices per square foot and flat configurations as listed on our project pages, which record what the developer published or what the reports cited on each page say. Flat sizes are counted only where a configuration is one size (2 BHK, not “2 & 3 BHK”); villas, plots, penthouses and duplexes are left out of the flat tables. A median is the middle value: half the listings start below it and half above.

NHB RESIDEX. The city figures the National Housing Bank prints in its national RESIDEX press releases (HPI @ Assessment Prices, built from the values banks and housing finance companies put on homes they lend against, in 50 cities), reproduced as printed with acknowledgement under NHB’s website copyright policy. We do not use NHB’s RESIDEX portal series, which needs NHB’s written permission. NHB RESIDEX is a registered trademark of National Housing Bank.

RERA. New real-estate projects registered with the state RERA authority, counted from its registered-project lists by registration date. Ranga Reddy, Medchal-Malkajgiri, Sangareddy and Hyderabad districts, by financial year as TG-RERA publishes them (two years available).

Registrations. Documents registered each month in Hyderabad, Rangareddy and Medchal-Malkajgiri districts, from the Telangana Open Data Portal, summed to complete calendar years (2021 is left out because one month is missing).

Editions. Updated every quarter at this address; each edition is kept as a PDF. This edition uses the tracker as of October 2026 and NHB releases from Q3 2024 to Q2 2026.

How we collect, check and publish research data: Property Nivesh research methodology.