Property rates in Hyderabad
Price per sq ft by locality · updated September 2026
New homes in Hyderabad are listed at about ₹9,950 per sq ft on average in September 2026, based on 16 projects with published unit prices.
Rates vary a lot by area: Neopolis is among the most expensive at around ₹13,850 per sq ft, while Bachupally comes in near ₹7,050.
A typical 2 BHK costs about ₹79.29 L and a 3 BHK about ₹2.33 Cr.
Kokapet has the most new projects on IndiProp (6), so it is a good place to start comparing.
Locality-wise property rates in Hyderabad
Median asking price per sq ft of new projects, September 2026
| Locality | Rate per sq ft | Range | Projects | |
|---|---|---|---|---|
| Kokapet | ₹10,850+9% | ₹6,500 – ₹13,350 | 6 | Guide |
| Neopolis | ₹13,850+39% | ₹13,050 – ₹14,700 | 3 | Guide |
| Bachupally | ₹7,050-29% | ₹6,650 – ₹7,400 | 2 | Guide |
| Tellapur | ₹5,300-47% | – | 2 | Guide |
| Rajendranagar | ₹20,750+108% | – | 1 | Guide |
| Narsingi | ₹9,450-5% | – | 1 | Guide |
| Puppalaguda | ₹9,000-10% | – | 1 | Guide |
| Raidurg | ₹8,700-13% | – | 1 | Guide |
| Ameenpur | ₹8,200-18% | – | 1 | Guide |
% shows how each locality compares with the Hyderabad median.
Flat prices in Hyderabad by BHK
| Configuration | Typical size | Price range | Typical price |
|---|---|---|---|
| 1 BHK | 2,096 sq ft | ₹1.27 Cr – ₹1.45 Cr | ₹1.36 Cr |
| 2 BHK | 1,243 sq ft | ₹65.90 L – ₹82.13 L | ₹79.29 L |
| 3 BHK | 2,638 sq ft | ₹88 L – ₹3.95 Cr | ₹2.33 Cr |
| 4 BHK | 4,093 sq ft | ₹1.42 Cr – ₹11.30 Cr | ₹4.47 Cr |
| 5 BHK | 5,369 sq ft | ₹7.35 Cr – ₹7.63 Cr | ₹7.49 Cr |
Hyderabad price trend
We started recording Hyderabad's rate in Sept 2026. A month-by-month trend appears here as new readings are added each month.
How these rates are worked out
Each project's rate is the median of its listed unit prices divided by the unit sizes the developer publishes. The locality and city figure is the median across projects, so one very expensive or very cheap project does not pull the number around. Figures are indicative, rounded to the nearest ₹50 and refreshed as prices change; the reading for September 2026 is saved so the trend builds up month by month.
Developers quote sizes differently: some give carpet area, others super built-up area, so a rate here can differ from what a sales office quotes. They are asking prices from new-project price sheets, not registered sale prices or the government circle rate. Always confirm the current price sheet and the circle rate before you book.
FAQs on property rates in Hyderabad
What is the average property rate in Hyderabad?
Based on 16 new projects listed on IndiProp, the median rate in Hyderabad is about ₹9,950 per sq ft as of September 2026. Project rates range from roughly ₹5,300 to ₹20,750 per sq ft.
Which is the most expensive locality in Hyderabad?
Among localities with listed projects, Neopolis has the highest median rate at about ₹13,850 per sq ft, followed by Kokapet (₹10,850) and Bachupally (₹7,050).
Where can I find affordable flats in Hyderabad?
The lowest median rates are in Bachupally (₹7,050 per sq ft), Kokapet (₹10,850 per sq ft), Neopolis (₹13,850 per sq ft). Lower rates usually mean newer or outer areas, so check connectivity and possession timelines as well as price.
What is the price of a 2 BHK flat in Hyderabad?
2 BHK homes in new projects in Hyderabad are listed between ₹65.90 L and ₹82.13 L, with a typical price of about ₹79.29 L for around 1,243 sq ft.
What is the price of a 3 BHK flat in Hyderabad?
3 BHK homes are listed between ₹88 L and ₹3.95 Cr, and a typical one costs about ₹2.33 Cr for around 2,638 sq ft.
Are these the same as the circle rate in Hyderabad?
No. These are asking prices from developers' price sheets for new projects. The circle rate (also called guideline value or ready reckoner rate) is the minimum value set by the state government for stamp duty, and it is usually lower than market prices.