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In summary
What Determines Property Rates in Your City State
In summary
Property rates in Hyderabad differ across localities and property categories. The Telangana government provides basic market values for applicable properties, while market quotations reflect individual sellers and property characteristics.
- The official government basic market value framework helps check location-specific registration values.
- NHB’s 50-city lender-assessed housing-price index grew 7.0% year-on-year in April–June 2026.
- The same national index increased 2.7% quarter-on-quarter in April–June 2026.
- These national movements do not establish a Hyderabad-specific price per sq. ft.
- The government provides Bhu Bharati land records information that can support property-document checks.
- A government benchmark, seller’s asking price and lender-assessed value are not interchangeable.
Before making a property decision, verify the official valuation and ownership documents. If you intend to borrow against eligible property, check your loan against property eligibility with Bajaj Finance to find out how much you can borrow.
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What are the property rates in Hyderabad in 2026?
There is no single official market selling rate per square foot for all of Hyderabad. Prices depend on the street, property type, measured area, condition and transaction circumstances.
Two official measures help you understand property values:
| Measure | What it tells you | What it does not tell you |
|---|---|---|
| government basic market value | Government benchmark for an applicable location and property category | The sale price a buyer and seller will agree |
| NHB housing-price index | Movement in lender-assessed housing values for covered cities | A current selling rate for a specific property in Hyderabad |
| Lender property valuation | Value established under a lender’s legal and technical process | An automatic sanction or assured loan amount |
Last updated: 24th October, 2026
Identify the registration jurisdiction, the exact property classification and the area unit before using a rate. A schedule for Gachibowli cannot automatically be applied to another neighbourhood.
Sources: Bhu Bharati Market Value (Basic Rates); National Housing Bank RESIDEX releases
How have property prices changed in Hyderabad?
Hyderabad's housing-price index recorded a year-on-year increase of 3.2% during October–December 2025, compared with 5.0% growth in the 50-city composite index. During this period, the National Housing Bank published these figures through NHB RESIDEX.
| Housing-price indicator | Year-on-year change |
| Hyderabad, October–December 2025 | +3.2% |
| 50-city composite, October–December 2025 | +5.0% |
Last updated: 26th October, 2026
The figures measure annual changes in the housing-price index, not the quarter-on-quarter increase or the price movement of every property in Hyderabad.
NHB introduced a new index series with FY 2024–25 as the base year from the quarter ended March 2026. Use the published growth figures rather than directly comparing index values across different base-year series.
If you are buying a flat, NHB RESIDEX provides broader market context. You still need property-specific information to assess the asking price.
Sources: NHB RESIDEX, October–December 2025 and NHB RESIDEX, January–March 2026
How do property rates differ across Hyderabad localities?
Different neighbourhoods offer different access, building types and property conditions. The table helps you plan comparable-property checks; it does not claim a verified asking rate for any location.
| Locality | What buyers should compare |
|---|---|
| Gachibowli | Compare office access, apartment specifications and road networks |
| Miyapur | Check metro access, project age and usable area |
| Kukatpally | Compare traffic, building condition and parking |
| Kondapur | Check project approvals, access and apartment specifications |
| Uppal | Review metro connectivity, road access and site condition |
| Manikonda | Check development permissions, road access and drainage |
| LB Nagar | Review transport links, commercial activity and property type |
Last updated: 24th October, 2026
For example, two flats of 1,000 sq. ft. in Hyderabad may have different prices if one has parking and a recently maintained building, while the other requires repairs. Confirm that both area figures use the same measurement basis.
What factors affect property rates in Hyderabad?
The principal price drivers are location, usable area, legal status, permitted use, access and property condition. An apparently lower price can involve higher repair or compliance costs.
| Factor | Practical implication |
|---|---|
| Location | Access to workplaces, schools, markets and transport |
| Property category | Plots, houses, apartments and commercial units require different comparisons |
| Area measurement | Carpet, built-up and plot areas are not interchangeable |
| Permitted use | Use restrictions may affect the buyer’s intended purpose |
| Approach road | Access width and legal access rights can affect suitability |
| Building condition | Repairs and structural maintenance affect total expense |
| Legal documents | Ownership, encumbrances and approvals create transaction risk |
| Local supply and demand | Comparable quotations and negotiations can differ by street |
Last updated: 24th October, 2026
Consider a plot near Miyapur with direct road access and another of equal area reached by a narrow private lane. Their price difference may reflect access rights and development suitability, not area alone. Use verified infrastructure information when evaluating a property.
What are guidance values in Hyderabad?
In Hyderabad, the government-notified property valuation used for registration is generally referred to as the market value or basic value of a property. It serves as a benchmark for calculating stamp duty and registration charges under the applicable rules.
This value differs from the price agreed upon by a buyer and seller. The actual market price may be higher or lower depending on the property's location, type, condition, amenities and demand.
The Telangana Registration and Stamps Department maintains the state's property registration and valuation framework. Its online services allow you to check the applicable market value for a property. The relevant value depends on the district, mandal, locality, property category and applicable government notifications. Telangana revised property registration market values with effect from 5 June 2026, according to reports on the revision. This date should not be treated as confirmation of the applicable value for every Hyderabad property.
For an actual transaction, check the currently applicable market value through the official government portal rather than relying on historical rates.
Source: Government of Telangana – Bhu Bharati
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How can you check Hyderabad basic market values online?
Use the appropriate official government service. Keep your property address, ownership papers, jurisdiction and survey or plot details available before searching.
Follow these steps:
- Open Bhu Bharati Market Value (Basic Rates)
- Find the current basic market values or property valuation service
- Select the applicable year or schedule if prompted
- Choose the correct district, registration office or zone for Hyderabad
- Identify the exact locality, village, ward, sector or survey/plot details using the available fields
- Select the correct property category and area unit
- Read the published benchmark and verify its date
- Match the location, classification and area against your registered documents
If the record is unclear, confirm the entry with the relevant registration authority
Search fields can change as official portals are updated. Never select an incorrect category simply because it gives a lower valuation.
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Are basic market values the same as market value?
Official registration benchmarks and prices negotiated by buyers and sellers have different meanings. An independent lender assessment is a third separate measure.
| Value type | Meaning | Use |
|---|---|---|
| government basic market value | Location- and category-specific government benchmark | Relevant registration valuation |
| Seller asking price | Price requested in the listing or negotiation | Initial purchase comparison |
| Agreed transaction price | Price accepted by the buyer and seller | Property purchase consideration |
| Lender-assessed value | Value determined under a lender’s valuation process | Loan assessment |
Last updated: 24th October, 2026
Suppose a seller requests Rs. 82 lakh for a property in Kukatpally. That quotation need not equal the government value or the amount assessed by Bajaj Finance. Verify the rules applicable to the document and property before estimating stamp duty.
How do you calculate property value in Hyderabad?
You can estimate a property's base value by multiplying its area by the applicable rate per square foot.
The formula is: Estimated base property value = Area × Assumed rate per unit
Consider Ayesha, aged 39, reviewing an apartment in Kondapur. Assume an area of 1,100 sq. ft. and a rate of Rs. 7,000 per sq. ft. solely to demonstrate the calculation.
1,100 × Rs. 7,000 = Rs. 7,700,000
| Input | Illustrative amount |
|---|---|
| Location | Kondapur |
| Area | 1,100 sq. ft. |
| Assumed rate | Rs. 7,000 per sq. ft. |
| Estimated base value | Rs. 7,700,000 |
Last updated: 24th October, 2026
Note: Rs. 7,000 per sq. ft. is an illustration, not a verified Hyderabad market rate or official basic market values entry. Taxes, registration, repairs and other charges are not included. Use a rate based on the correct property category and area measurement for an actual comparison. A vacant plot and an apartment may require different valuation approaches.
How do area units change property-rate comparisons in Hyderabad?
1 square yard = 9 sq. ft.. The underlying total price does not change when it is expressed in another area unit.
| Measurement | Illustrative area | Effective asking rate |
|---|---|---|
| Square feet | 900 sq. ft. | Rs. 6,000 per sq. ft. |
| Square yards | 100 sq. yd. | Rs. 54,000 per sq. yd. |
Last updated: 24th October, 2026
Both rows represent a base price of Rs. 54 lakh. Before comparing apartments, check whether the quotation refers to carpet, built-up or super built-up area. Where applicable, examine registered project information through Telangana RERA.
How are residential and commercial property rates different?
Property use changes the relevant evidence. Residential buyers mainly assess living suitability; commercial buyers also need to check the permitted business use and occupancy circumstances.
| Property type | What to verify |
|---|---|
| Residential plot | Legal area, access, classification and permitted use |
| Apartment | Carpet area, age, parking, maintenance and project status |
| Independent house | Plot title, structure, building condition and access |
| Office unit | Actual usable space, permitted use, occupancy and connectivity |
| Retail premises | Frontage, entry, permissions and surrounding commercial activity |
Last updated: 24th October, 2026
A street-facing shop and an apartment of the same area should not be valued using one common rate without considering their different legal uses and physical characteristics.
How can you assess whether Hyderabad property is fairly priced?
Compare similar properties within the same locality and measurement basis. Consider three illustrative Hyderabad flats offered for Rs. 72 lakh each.
| Property | Area | Effective rate | Trade-off |
|---|---|---|---|
| Flat A | 900 sq. ft. | Rs. 8,000 per sq. ft. | Recently maintained building; parking included |
| Flat B | 1,000 sq. ft. | Rs. 7,200 per sq. ft. | Older building; modest repairs needed |
| Flat C | 1,200 sq. ft. | Rs. 6,000 per sq. ft. | More space; longer commute and higher maintenance |
Last updated: 24th October, 2026
All values are illustrative.
Flat C has the lowest rate per square foot, but extra travel and upkeep may offset some savings. Flat A is smaller, yet its condition and parking may suit a different buyer. Check registered ownership, the official basic market values, approvals and building condition before negotiating. Compare total purchase and repair costs, not just the lowest quoted rate.
Can Hyderabad property rates affect a loan against property?
Property characteristics can influence the valuation of security offered for a loan against property. A seller quotation or government benchmark does not by itself determine the sanctioned loan amount.
| Assessment factor | What Bajaj Finance considers |
|---|---|
| Ownership | Title and supporting legal rights |
| Property eligibility | Relevant property category and serviceability |
| Legal assessment | Encumbrances and applicable restrictions |
| Technical review | Area, access, condition and other features |
| Valuation | Value under the lender’s assessment |
| Repayment capacity | Income, existing EMIs and creditworthiness |
Last updated: 24th October, 2026
Consider Ayesha, aged 39, who owns an eligible property in Kondapur. Assume a monthly income of Rs. 1.50 lakh and a Credit Information Bureau (India) Limited (CIBIL) Score of 760. The owner believes the property is worth Rs. 1.20 crore, but this estimate does not establish loan eligibility. For an illustration, compare a Rs. 40 lakh loan with a Rs. 30 lakh loan at 10% per annum over 10 years.
The standard equated monthly instalment (EMI) formula is: EMI = P × R × (1 + R)N ÷ [(1 + R)N − 1]
Where:
- P = Principal loan amount
- R = Monthly interest rate
N = Total number of monthly instalments
P is the principal, R is the monthly rate and N is the total number of monthly instalments. Here R = 10 ÷ 12 ÷ 100 = 0.008333, and N = 120.
| Loan detail | Scenario A | Scenario B |
|---|---|---|
| Loan amount | Rs. 40 lakh | Rs. 30 lakh |
| Illustrative interest rate | 10% p.a. | 10% p.a. |
| Tenure | 10 years | 10 years |
| Approximate EMI | Rs. 52,860 | Rs. 39,645 |
| Approximate total repayment | Rs. 63.43 lakh | Rs. 47.57 lakh |
| Approximate total interest | Rs. 23.43 lakh | Rs. 17.57 lakh |
Last updated: 24th October, 2026
Note: All amounts, the interest rate and tenure are illustrative. They are not a Bajaj Finance loan offer or approval.
The Rs. 30 lakh scenario lowers the approximate monthly EMI by Rs. 13,215. The borrower should assess repayments against regular expenses and existing obligations. Actual sanction depends on borrower and property checks.
You can review loan against property interest rates and use the loan against property EMI calculator to estimate repayment under different scenarios. If you are considering financing against your Bangalore property, check your loan against property eligibility with Bajaj Finance to explore your borrowing options.
Frequently Asked Questions
Property rates and trends
Government valuation and calculation
Property financing
Are property rates increasing in Hyderabad in 2026?
The latest cited NHB report shows the 50-city lender-assessed housing-price index increased 7.0% year-on-year during April–June 2026. This is a national composite and cannot establish the growth rate of an individual property in Hyderabad. Local prices also reflect location, building type, area and condition. To compare properties, review similar quotations in the same locality and the applicable government registration benchmark. Avoid using a national percentage to raise a seller quotation automatically.
What is the average property rate per square foot in Hyderabad?
No single government market selling rate applies to every part of Hyderabad. The applicable basic market values are registration valuation benchmarks, not a published average of all negotiated selling prices. Prices differ between flats, plots and commercial units, and sometimes between nearby streets. Compare properties of the same use, quality and area basis. If one price uses carpet area and another uses built-up area, convert or clarify the basis before deciding which quotation is more competitive.
Which Hyderabad localities should I compare before purchasing?
Choose locations that meet your budget, travel needs and intended property use. You could compare Gachibowli, Miyapur and Kukatpally, but avoid assuming their rates are uniform. Check exact streets, road access, building condition, area measurements and relevant approvals. Verify the registration value for each address separately. A lower price per square foot can still lead to a higher total cost if the property requires substantial repairs or increases regular travel expenses.
Are basic market values the same as market prices?
No. A government valuation benchmark helps assess properties for applicable registration purposes, while a market transaction price is negotiated between the buyer and seller. A listing price may differ from both figures. A lender can also assign its own value after legal and technical checks. For an actual transaction, check the current official basic market values and the correct property category. Do not treat an advertisement or an old published valuation schedule as confirmation of the current rate.
How do I calculate the value of a property in Hyderabad?
Multiply the relevant area by a comparable rate expressed in the same unit. For example, 1,000 sq. ft. at an assumed Rs. 6,000 per sq. ft. gives an indicative base value of Rs. 60 lakh. This assumed input is not a verified Hyderabad market rate or government benchmark. Check whether the property area is carpet, built-up or plot area. Include registration expenses, repairs and other relevant purchase costs separately before evaluating affordability.
Does a higher government valuation mean a larger loan against property?
Not automatically. Bajaj Finance examines a property independently when assessing a loan against property. Legal title, eligibility of the security, physical condition and lender valuation all matter. The borrower’s income, existing liabilities and credit profile also affect the amount that may be sanctioned. A property valued by its owner at Rs. 1 crore does not guarantee a Rs. 1 crore loan. If you are planning to apply for a loan against property, start your journey by checking your loan eligibility and find out how much you can borrow.
Is it a good time to buy property in Hyderabad?
Hyderabad's property market is showing steady growth in 2026, with average prices rising 2.72% year-on-year. Areas such as Narsingi and Kokapet have shown stronger momentum, with Kokapet and Narsingi reporting positive short-term outlooks. Buyers should still compare locality, property quality, pricing and connectivity before investing.
Can I get a loan against my Hyderabad property with Bajaj Finance?
Yes. Eligible property owners can apply for a Loan Against Property (LAP) in Hyderabad from Bajaj Finance by mortgaging eligible residential, commercial or industrial property. The loan amount can be up to ₹15.50 crore, subject to eligibility and property valuation, with tenure of up to 15 years.
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