The Hyderabad real estate price rise has stunned the market: citywide residential rates have soared 80 % between Q1 2020 and Q2 2025, leaving Delhi’s 45 % and Mumbai–Bengaluru’s 35 % trails far behind. Average sale prices now hover near ₹8,800 per sq ft, while headline micro-markets like Gachibowli crest ₹11,000 per sq ft—a rapid climb powered by tech-job inflows, tight new-supply pipelines, and fast-tracked metro links.

Price surge snapshot

Price surge snapshot shows weighted apartment rates jumping from ₹4,900 to ₹8,800 per sq ft in just five years, with year-on-year growth still running at 11 %. Premium corridors—Financial District, Kokapet, and Narsingi—now quote ₹9,800–₹11,500 per sq ft, while value belts such as Adibatla creep towards ₹4,100 per sq ft after a 25 % two-year climb.

Growth drivers

Growth drivers include a 30 % surge in IT/ITES headcount since 2021, a vacancy squeeze that pushed unsold stock down to ≈5.8 quarters of sales, and metro-phase construction worth ₹43,800 crore that connects Nagole to RGIA by 2028. Add a five-day TS-iPASS approval clock and the repeal of GO 111 (unlocking 1.3 lakh acres), and land bidders have paid up to ₹3 lakh per sq yd in Nagole auctions.

Metro-corridor hotspots

Metro-corridor hotspots command the steepest premiums.

• Gachibowli–HITEC City: up 78 % since 2021, now ₹10,000–₹11,500 per sq ft.
• Kokapet–Neopolis: land deals touch ₹100 crore per acre, flats list ₹9,500–₹17,000 per sq ft.
• Nagole–LB Nagar: rates advance 15 % YoY to ₹7,300 per sq ft ahead of Purple-Line work.
• Average city appreciation for 2024-25 still logs 16.5 %, double the pan-India metro mean.?

Supply–demand balance

Supply–demand balance tilts tight: fresh launches fell ≈9 % YoY in H1 2025, yet registrations only dipped 12 %, keeping active listings below 55,000 units. High-end homes clear in 3.9 quarters, but ultra-luxury products above ₹20 crore linger for ≈17 quarters, hinting at selective premium absorption.

Capital flows

Capital flows stay robust—a pair of ₹700-crore private-credit deals (Artha Global NCD and Meenakshi AIF) added ₹1,400 crore of financing in July 2025, while PE funds still closed US$8.8 billion across India last year despite a 3 % dip. Strata offices in Phoenix Triton now target 8–9 % yields, well above the city’s 6.5 % average.

Spotlight: Godrej Regal Pavilion

Godrej Regal Pavilion at Gaganpahad launched near ₹1.6 crore, sits 10.3 km from RGIA, and logged ≈9 % price gains in eight months—proof that ready inventory in growth corridors can ride the broader 80 % surge.

Investor signals

sInvestor signals point to quick-turn gains in mid-market zones: Miyapur flats at ₹6,900 per sq ft still see 10 % upside, while Bachupally plots average ₹1.66 crore after a 2.3 % QoQ rise. Rental yields inch up near 4.2 % in metro-linked suburbs, narrowing the gap with Bengaluru.

Outlook 2026

Outlook 2026 stays bullish. With 162 km of new metro, fifteen SRDP flyovers, and ORR phase-ups all completing by 2030, analysts forecast a softer 6–8 % annual appreciation, healthy, yet more sustainable than the recent 80 % sprint. Developers pivot to sub-₹1-crore smart-homes, aiming to rebalance supply and keep Hyderabad’s momentum ahead of rival metros.