Hyderabad's residential market recorded 51,089 property registrations between April 2025 and March 2026, with a gross transaction value of ₹34,420 crore — numbers that place it among India's most active metro markets by volume. The city-wide average asking price has moved from ₹6,799 per sq ft in March 2025 to ₹9,430 per sq ft by mid-2026, a trajectory that reflects both genuine demand compression in established corridors and the entry of a new class of large-format, branded gated communities.
The shift is not just in volume. Luxury housing above ₹1.5 crore surged by 450% nationally — growing from 21,000 units in 2021 to nearly 1.2 lakh units in 2025 — and Hyderabad leads this shift, with prices per sq ft climbing 32% in two years. Luxury stock forms 35% of supply here, and in H1 2025 alone, 8,205 premium homes priced above ₹1.5 crore were sold — growth of 17% over last year and 31% above 2023.
Hyderabad's residential market divides cleanly along compass directions, each with its own demand driver and price band.
| Zone | Key Localities | Avg. Asking Price (2025–26) | Primary Driver |
|---|---|---|---|
| Central | Somajiguda, Banjara Hills, Begumpet | ~₹10,475/sq ft | Established address, HNI demand |
| West | Gachibowli, Kokapet, Raidurg, Tellapur, Narsingi | ~₹9,641/sq ft | IT corridor, ORR access |
| North | Miyapur, Kompally, Bachupally | ₹5,000–₹7,500/sq ft | Metro connectivity, growing families |
| East / South | LB Nagar, Uppal, Rajendra Nagar, Budvel | ₹4,500–₹6,500/sq ft | Airport proximity, affordability |
The Central Zone commands the highest average rate at ₹10,475 per sq ft, having seen a 9.92% increase, while the West Zone closely follows at ₹9,641 per sq ft. At the other end of the spectrum, localities such as Muthangi (₹4,100 per sq ft), Kardhanur (₹4,150 per sq ft), and Thummaloor (₹2,650 per sq ft) remain among the most affordable entry points.
The Financial District, Gachibowli, and HITEC City together form the densest employment cluster in the city, and residential demand within a 15-km radius of these nodes has been the most consistent engine of capital appreciation over the past decade.
Hyderabad's office market recorded gross leasing volumes of approximately 3.15 million sq ft in Q1 2026, with Madhapur emerging as the most active submarket, supported by robust take-up in Grade A and Grade A+ office spaces. IT-BPM led demand, followed by flexible workspaces and BFSI firms, while GCCs remained an important driver of office leasing. This sustained occupier demand keeps rental expectations in adjacent residential pockets firm.
Kokapet enjoys seamless access to the Financial District and ORR, features institutions like Rockwell International School and The Global Edge, and is served by hospitals such as Freedom and Jade — with a proposed Kokapet–Narsingi metro link and upcoming IT parks adding further momentum. The biggest land headline of 2025 was the ₹177 crore per acre auction price in Raidurg (Knowledge City), with Kokapet following at ₹155 crore per acre in government auctions.
Tellapur is emerging as a promising investment hub, thanks to its strategic positioning between Gachibowli and the Outer Ring Road, with strong social infrastructure that includes Samashti International School and Glendale International, alongside hospitals such as Citizens and Pranaam.
The locality has seamless road connectivity through the Old Mumbai Highway, 100 ft Road, the Nehru Outer Ring Road, and Radial Road 30, making routes to Gachibowli, the Financial District, and HITEC City straightforward. The Nallagandla flyover, now fully open, has materially improved the commute to ORR Exit 2. For public transport, Lingampally MMTS station is approximately 7–8 km away, offering a suburban rail link to central Hyderabad.
Pricing in Tellapur reflects its transition from a mid-segment suburb to a consolidated residential corridor. By end-2025, average apartment prices moved into the ₹7,500–₹8,100 per sq ft range, showing a steady yearly increase of around 3.8%. Well-known developers charge above the average, with luxury towers and villa communities quoting ₹12,000–₹14,000 per sq ft, while early-stage or outer-pocket projects still start from ₹5,000–₹6,000 per sq ft. On the rental side, rents for a 3 BHK in gated communities have climbed to roughly ₹50,000–₹62,000 per month.
Prestige Group's entry into this belt through Prestige Golden Grove — a township in Kollur near Tellapur — reflects the group's wider pattern of targeting growth corridors before saturation. The Kollur–Tellapur–Ameenpur belt emerged as a key residential growth corridor in 2025, with Tellapur specifically transitioning from mid-segment to premium housing.
South Hyderabad, anchored by the Rajendra Nagar–Budvel–Shamshabad corridor, has attracted large-format township launches, partly because land parcels here still allow the 60-plus-acre footprints that west Hyderabad can no longer offer at comparable cost. The Prestige City Hyderabad — a 64-acre mixed-use township at Budvel — is the group's flagship Hyderabad project: it features 32 acres of 3 and 4 BHK apartments in 14 high-rise blocks with 42 floors each, totaling 4,647 flats, with the development further enhanced by a 7-acre mall and 119 premium villas. Designed by architect Hafeez Contractor, apartment sizes range from 1,631 to 2,433 sq ft for 3 BHK and 3,348 to 3,431 sq ft for 4 BHK, with prices starting from ₹1.5 crore.
Connectivity from this corridor runs via NH 44 and the ORR, with Falaknuma Terminal metro station on the Green Line serving as the nearest rail node.
Three infrastructure threads are most consequential for residential values over the medium term.
Prestige Group is an Indian real estate development company headquartered in Bangalore, founded by Razack Sattar in 1986, and has developed residential colonies and commercial spaces across Bangalore, Chennai, Kochi, Hyderabad, Mumbai, Mangalore, Goa, and Delhi-NCR. The group has delivered 180 million sq ft of area, currently owns a 170 million sq ft developable pipeline, and is headed by Irfan Razack as Chairman and Managing Director, with 56 ongoing projects across residential, commercial, retail, leisure, and hospitality segments.
In Hyderabad specifically, the group has built a presence across three distinct residential sub-markets: the premium west corridor (Kokapet via Prestige Beverly Hills and Prestige Clairemont), the established central belt (Banjara Hills via Prestige Rock Cliff), and the emerging south township zone (Rajendra Nagar/Budvel via The Prestige City). Prestige Clairemont, in the Neopolis Layout at Kokapet, covers 7.56 acres across four high-rise towers of G+38 floors, with a total of 928 luxury 3 and 4 BHK apartments ranging from 1,988 to 4,060 sq ft.
The group's financial footing contextualises this Hyderabad expansion. In FY25, sales bookings reached approximately ₹17,000 crore, with H1 FY26 sales at ₹18,144 crore as of September 2025. As of 2025–26, Prestige Estates Projects Ltd holds CRISIL's highest developer grade, DA1+ — a rating reaffirmed in 2025, making it the only real estate company in India to hold this grade, reflecting strong execution capability, financial stability, and transparent documentation.
Several factors are creating differentiation between localities that look similar on a map but carry meaningfully different risk-reward profiles.
