If you want a lower entry price with strong tenant demand, pick Gachibowli. If you want a marquee address with higher asking rents and a tight supply, pick HITEC City. Average listing prices in 2025 sit around ₹11,000 per sq ft in Gachibowli and ₹13,250 per sq ft in HITEC City on one major tracker, while another tracker shows ₹10,996 in Gachibowli and ₹9,061 in HITEC City because of differing project mixes. Use them as range markers, not absolutes. City rents are rising, but growth has cooled to about 7 to 9 perc cent in 2025. Typical 2 BHK rents in HITEC City span ₹19,500 to ₹70,000, while 2 BHK in Gachibowli commonly list ₹25,000 to ₹55,000 depending on tower and furnishing. Rental yields in Hyderabad usually sit near 3 to 5 per cent.

About the two hubs

HITEC City is the historic core of Hyderabad’s tech belt. Mindspace, Cyber Towers, and Raidurg anchor it. Gachibowli sits just southwest and ties into the Financial District and Waverock. The Airport Metro and Phase 2 plans strengthen connectivity around Raidurg and Gachibowli over the next few years. Large leases continue to land in the belt, including a 264,000 sq ft R and D deal in the Financial District in 2025.

Price to enter

• Gachibowli: ₹10,996 to ₹11,000 per sq ft is a fair guide from current listings. That keeps ticket sizes a step lower than HITEC for similar carpet.
• HITEC City: guides stretch ₹9,061 to ₹13,250 per sq ft across trackers because inventory is older in parts and ultra-prime in others. Short supply near Mindspace keeps premiums sticky.

Takeaway: If you want more square feet for the same budget, Gachibowli is usually easier.

What tenants are paying

• HITEC City 2 BHK: ₹19,500 to ₹70,000 across towers and furnishing. Premium high-rise units command the top end.
• Gachibowli 2 BHK: live listings often sit ₹25,000 to ₹55,000. Three-bed homes go higher with clubs and views.
• Rent trend 2025: inflation cooled to 7 to 9 per cent in H1 2025 after the sharp hikes of 2021 to 2024. That helps stability for investors and tenants.

Takeaway: HITEC City achieves the highest headline rents. Gachibowli achieves broad, steady demand from Financial District tenants.

Yield and cash flow

Hyderabad’s typical rental yields hover at 3 to 5 per cent, depending on tower, age, and furnishing. Investors seeking cash flow should target well-managed 2 BHK units near offices and metro stops. Investors seeking capital gains can consider a 3 BHK in growth corridors that are still adding Grade A office space.

Supply, demand, and absorption signals

Core supply in HITEC City is tight and fragmented. That supports premiums and fast re-lets. Gachibowli and the Financial District continue to draw major occupiers and new towers, including big leases like Microsoft’s 264,000 sq ft R and D space in 2025. Tight office clusters keep tenant pipelines healthy for both markets.

Infrastructure that matters

• Raidurg interchange and Mindspace junction remain the key rail nodes for the belt.
• Phase 2 plans and the Airport Metro strengthen the wider network that touches both hubs.
• Investors should track timelines around Raidurg, Gachibowli, and airport connectivity when choosing towers.

Who should buy where in 2025

• Choose HITEC City if you want a blue-chip address, top-end rents, low vacancy, and a smaller but premium tenant pool around Mindspace and Cyber Towers.
• Choose Gachibowli if you want more space for the same budget, a wider tenant base from the Financial District and Waverock, and smoother entry pricing with solid appreciation potential.

Bottom line

For pure rental yield with quick re-lets, a good 2 BHK in HITEC City near metro and Mindspace is hard to beat. For balanced entry price plus future growth, a 2 or 3 BHK in Gachibowli close to offices and ORR access is the smarter pick in 2025.

Godrej Properties pre launch new project is Godrej Regal Pavilion