Flats in Hyderabad 2026: Kokapet to Bachupally Prices

Two launches listed on IndiProp this month sum up the range of flats in Hyderabad. Urbanrise Opulence in Bachupally starts at ₹88 L. MSN One in Neopolis, about 20 km south-west across the Outer Ring Road, starts at ₹7.7 Cr. Both are new towers, both are aimed at people who work in and around HITEC City, and both will be run by municipal bodies that didn't exist in their current form a year ago.

This guide covers the west (Kokapet, Neopolis, Narsingi and Tellapur), the north-west (Bachupally and Miyapur), the 2025 to 2026 reorganisation of the GHMC, and where metro phase 2 actually stands.

What flats in Hyderabad cost by locality

IndiProp lists 18 Hyderabad projects, and the median asking rate across them is about ₹10,500 per sq ft. Only five are ready to move; most of the new supply in the west is two to four years from possession.

Source: projects listed on IndiProp, September 2026. Rates are indicative asking prices worked out from listed prices and unit sizes, not registered sale values or the government market value. Most localities here have one or two listings, so a single project can set the figure.

Read the Tellapur number with that caution in mind. One of its two projects is an older, completed development, which pulls the median well below what a fresh launch there would ask.

Kokapet and Neopolis: where the big towers are

Kokapet sits just outside the Financial District at Nanakramguda, and it's where Hyderabad's high-rise market has concentrated. Neopolis is the layout inside Kokapet that HMDA developed and auctioned for tall buildings, which is why its rates run higher: about ₹13,900 per sq ft on IndiProp against about ₹10,900 for Kokapet as a whole.

Current Kokapet launches cluster in the ₹3 Cr to ₹5.5 Cr band:

• Prestige Clairemont, from ₹3 Cr, possession due November 2027.
• Godrej Madison Avenue, ₹3 Cr to ₹4 Cr, due December 2028.
• My Home Apas, listed at ₹2.9 Cr, due August 2028.
• Brigade Gateway, listed at ₹5.5 Cr, due December 2029.

In Neopolis, Sattva Lake Ridge starts at ₹3.52 Cr with possession due January 2028, and Brigade Barcelona is listed at ₹3.87 Cr. If you want to be in Kokapet without waiting, My Home Tarkshya was due in June 2023 and is complete. It was priced from ₹1.27 Cr, though resale and remaining inventory will have moved since, so confirm today's price.

A word of judgement. Tall towers put a lot of families on the same approach roads. Drive to the site at 6 pm on a weekday and see how long the last kilometre takes before you sign anything.

Two listings sit outside the main launch belt. Bellagio at The Prestige City in Rajendranagar was due in December 2025 and is complete; it was listed at ₹11 Cr, which is why Rajendranagar tops the rate table. My Home Bhooja in Raidurg, close to the Blue Line terminus beside HITEC City, was completed in 2020 and was priced from ₹2.26 Cr. For anyone who wants to walk into an office rather than drive across the ORR, a ready flat like that is worth comparing against a 2029 launch in Kokapet.

Narsingi, Puppalaguda and Tellapur

Narsingi and Puppalaguda sit between Kokapet and the older neighbourhoods of Manikonda, close to the ORR's Narsingi interchange. Ira Moonglade in Narsingi is listed from ₹1.32 Cr to ₹3.35 Cr, due November 2029. Lansum Encanto in Puppalaguda starts at ₹3.64 Cr, due December 2029. Both are long waits.

Tellapur, further north-west past Nallagandla, is where many people who work in Gachibowli go when Kokapet prices get too steep. Prestige Golden Grove there is a new launch listed at ₹1.6 Cr. My Home Tridasa, due in December 2024, is complete and was priced from ₹65.9 L. Tellapur and neighbouring Ameenpur are in Sangareddy district, which is worth knowing when you check approvals and land records.

Bachupally and Miyapur in the north-west

North of Kukatpally, Miyapur and Bachupally are the mid-priced side of the western market. Bachupally's median on IndiProp is about ₹7,400 per sq ft, roughly half of Neopolis. The draw is the Red Line: Miyapur is its terminus, so a Bachupally buyer can drive a few kilometres to the station and ride into Ameerpet and the old city. HITEC City itself is a road commute, usually via JNTU and Kukatpally, and it's slow at peak.

Urbanrise has two projects here on IndiProp. Urbanrise Opulence is listed at ₹88 L to ₹1.1 Cr, due August 2028. Urbanrise On Cloud 33 was due in March 2026 and is now in handover; it was listed from ₹81.3 L. In Ameenpur, Urbanrise Sky Habitat is listed from ₹1.26 Cr, due December 2026.

What people get wrong: buyers in this belt check the RERA number and the building permission, then stop. Also check whether the site is inside a lake's full tank level or buffer zone. The north-west has many lakes, and HYDRAA, the agency set up in 2024 to protect lakes and public land, has demolished structures built in such zones. Ask for the survey number and check it against HMDA's lake FTL notifications before you pay anything.

The GHMC split, and why your address matters

Hyderabad's municipal map changed twice in three months. From 2 December 2025, 27 surrounding urban local bodies were merged into the Greater Hyderabad Municipal Corporation. Then on 11 February 2026 the enlarged body was divided into three: a reorganised GHMC of about 689 sq km, the Cyberabad Municipal Corporation and the Malkajgiri Municipal Corporation. Special commissioners run all three until elections are held.

For a buyer, three practical things follow:

1. Ask which corporation now holds the project's building permission. Permissions issued by a municipality that has since been merged are still valid, but your property tax, water and civic complaints will go to the new body.
2. Projects outside the corporation limits are approved by HMDA. Check that the approval number on the brochure matches the body that actually has jurisdiction.
3. Expect some lag in records. After a merger, property tax assessments and mutation can take longer while databases move across. Keep copies of every receipt.

Metro phase 2: where it actually stands

Phase 1, the Red, Blue and Green lines, has been fully open since February 2020, and the state took the network over from L&T under an agreement signed on 29 April 2026. Phase 2 is a different story. The state approved Phase 2A, about 76 km on five corridors at ₹24,269 crore, in November 2024, and Phase 2B, about 86 km, in June 2025. Phase 2A includes a line from Raidurg to Kokapet Neopolis and an extension from Miyapur to Patancheru. In May 2026 the Centre gave in-principle approval on a 50:50 cost-sharing basis.

In-principle approval isn't a sanction. As of September 2026 the project is still being appraised by the Centre, and no construction has started on the new corridors. Don't pay a premium for a flat because a brochure shows a Phase 2 station nearby; that line is several years away at best.

Before you book

• Search the project on Telangana RERA (rerait.telangana.gov.in) and match the registration to the tower you're buying.
• Budget about 7.5 per cent for stamp duty, transfer duty and registration fee on the sale value or market value, whichever is higher. Try the Telangana stamp duty calculator.
• Ask for the carpet area on the price sheet. Under the RERA Act, flats are sold on carpet area, so a quote based only on super built-up area is a red flag.
• Add 5 per cent GST on under-construction flats, and get car parking, club and corpus fund charges in the written price sheet.
• Check your EMI capacity with the affordability calculator before site visits, not after.

See every listing on new projects in Hyderabad or compare localities on Hyderabad property rates.

Frequently asked questions

What is the price of a flat in Kokapet in 2026?

Among Kokapet projects listed on IndiProp in September 2026, the indicative median is about ₹10,900 per sq ft, and most new launches start between ₹2.9 Cr and ₹5.5 Cr. Neopolis, the HMDA layout inside Kokapet, is higher at about ₹13,900 per sq ft.

Which municipal corporation is my Hyderabad flat in after the GHMC split?

Since 11 February 2026 the enlarged GHMC area has been split into GHMC, the Cyberabad Municipal Corporation and the Malkajgiri Municipal Corporation. Ask the developer which body now holds the building permission, and check the property tax record after possession. Areas outside these limits are approved by HMDA.

Has Hyderabad Metro phase 2 been approved?

The Telangana government approved Phase 2A in November 2024 and Phase 2B in June 2025, and the Centre gave in-principle approval in May 2026. Full central sanction was still pending in September 2026 and construction on the new corridors had not started.

Are flats in Bachupally cheaper than in Kokapet?

Yes. Bachupally's median on IndiProp is about ₹7,400 per sq ft against about ₹10,900 in Kokapet, and new launches there start under ₹1 Cr. The trade-off is a longer road commute to HITEC City, though the Red Line terminus at Miyapur is close by.

Sources: Greater Hyderabad Municipal Corporation - Wikipedia · Hyderabad Metro - Wikipedia · The South First: Hyderabad Metro Rail's Rs 24,269 crore Phase II gets administrative sanction · NewsMeter: Centre in-principle approves 162 km Phase II expansion of Hyderabad Metro Rail (21 May 2026) · Railway Gazette: State takes over Hyderabad metro as L&T exits concession (19 May 2026) · Telangana RERA · Registration and Stamps Department, Government of Telangana